HomeMy WebLinkAbout20021542.tiff Weld County Planning Department
GREELEY OFFICE
0
MAY 2 4 2002
MEMORANDUM RECEIVED
ITO: Sheri Lockman, Planner DATE: 22 May 2002
FROM: Drew Scheltinga, P.E., Engineering Manager
COLORADO
SUBJECT: CZ-553, Mill Creek PUD (Zone Change)
The Weld County Public Works Department has reviewed this zone change request. Comments
made during this phase of the subdivision process may not be all-inclusive, as other concerns or
issues may arise during the remaining application process.
COMMENTS:
External Roadways:
❑ WCR 3 and WCR 40%are classified by the County as local roads and require 60-foot rights-of-
way. These rights-of-way shall be shown on the final plat. The existing 60-foot rights-of-way
shall be verified by the applicant and the documents creating the rights-of-way noted on the final
plat. If the rights-of-way cannot be verified, they will be dedicated on the final plat.
❑ WCR 3 and WCR 40'1 are gravel roads. This development will add approximately 86 daily trip
ends. The applicant will be required to enter into an agreement with the County to
proportionately share the cost of improving WCR 40%. The cost will be based on a proportion
of the traffic generated by the development to the existing traffic.
❑ The County classifies WCR 40 as a local road. WCR 40 does not exist adjacent to the south
boundary of the property on the zone change plan. The south side of the development shall
reserve a future thirty(30) foot right-of-way, measured from the section line, on the final plat.
Internal Roadways:
❑ Internal roads shall meet Weld County criteria for a PUD. The internal roadway right-of-way
shall be sixty (60) feet in width including cul-de-sacs with a sixty-five (65) foot radius, and
dedicated to the public. The typical roadway section of interior roadway shall be shown as two
12-foot paved lanes with 4-foot gravel shoulders on the final plat. The cul-de-sac edge of
pavement radius shall be fifty(50)feet. Stop signs and street name signs will be required at all
intersections.
❑ The entry access to the development shall have a one-hundred (100) foot perpendicular road
segment to WCR 401/2, also tangent to the internal road curvature, and be identified on the final
plat.
❑ The applicant shallprovide apavement design prepared by aprofessional engineer along with
PP g P P g�
the final plat submittal.
EXHIBIT
2002-1542 1 /
❑ Intersection sight distance triangles at the development entrance will be required. All
landscaping within the triangles must be less than 3'1 feet in height at maturity, and noted on
the Landscape Plan.
❑ The applicant shall verify the abandoned gas well and gas line by providing a confirmation
letter from the gas company.
ZI Roadway and grading plans along with construction details will be required for the final plat.
Drainage:
❑ Public Works staffhas reviewed the Preliminary Drainage Study dated March 08,2001,that was
submitted. The detention concepts outlined in the report are unclear. Before proceeding to final
design, we recommend the engineer meet with Public Works staff.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the
State of Colorado shall be submitted with the final plat application. The 5-year storm and 100-
year storm drainage studies shall take into consideration off-site flows both entering and leaving
the development. Increased runoff due to development will require detention of the 100-year
storm developed condition while releasing the 5-year storm existing condition.
❑ Storm water conveyance downstream needs to be addressed across WCR 40'1. The capacity
of any culvert(s) to be placed across WCR 401/2 shall be calculated and incorporated into the
drainage analysis. Downstream mitigation concerns will need to be checked.
❑ Final drainage construction plans, conforming to the drainage report, shall be submitted with
the final plat application.
RECOMMENDATION:
We recommend approval of this Change of Zone application.The following Conditions of Approval
shall be fulfilled prior to final plat acceptance.
Conditions of Approval:
1. The rights-of-way shall be verified and shown on the final plat for WCR 3 and WCR 40'1. If
the rights-of-way cannot be documented, they will be dedicated on the final plat.
2. The applicant will be required to enter into an agreement with Weld County to proportionally
share the cost of improvements to WCR 40%z. The applicant shall submit a proposed agreement
with the final plat application.
3. The applicant shall reserve a future thirty (30) foot right-of-way along the section line on the
final plat.
4. The applicant must show on the change of zone plat a typical roadway section meeting PUD
criteria.
5. All landscaping within the site distance triangles must be less than 31/2 feet in height at maturity,
and noted on the Landscape Plan.
6. The applicant shall verify the abandoned gas well and gas line by providing a confirmation
letter from the gas company.
7. Roadway and grading plans along with details must be approved prior to recording final plat.
M:\—Peter\Planning Review\2-Zoning Change\CZ-553 Mill Creek PUD(Zone Change).wpd Page 2 22May02
Indicate stop signs and street names on final roadway plans.
8. Revise change of zone plat to show a one-hundred (100) foot perpendicular road segment to
WCR 40%x, also tangent to the internal road curvature, and be identified on the final plat.
9. A final drainage report and construction plans, conforming to the drainage report, shall be
approved prior to recording final plat.
pc: CZ-553
Todd Hodges, Todd Hodges Design, LLC
Alles and Associates, Inc.
M:\—Peter\Planning Review\2-Zoning Change\CZ-553 Mill Creek PUD(Zone Change).wpd Page 3 22May02
STATE OF COLORADO
^OFFICE OF THE STATE ENGINEER
Division of Water Resources q� /a
a Ts
Department of Natural Resources r.T a
May 2,'2002 .,,
1313 Sherman Street, Room 818
Denver,Colorado 80203 Phone(303)866-3581 -- t
Weld County Planning Department -
FAX(303)866-3589 GREELEY OFFICE
Bill Owens
www.water.state.co.us Governor
Sheri Lockman MAY 7 2002 Greg E Watcher
Weld County Planning Department Executive Director
1555 North 17th Avenue RECEIVED Hal D.Simpson,P.E.
State Engineer
Greeley Co 80631
Re: Mill Creek PUD
Case No. CZ-553
SW1/4 of Sec. 29, T4N, R68W, 6th P.M.
Water Division 1, Water District 4
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide a 152.815
acre parcel into 9 (PUD) single family residential lots of approximately 5 acres in
size and an agricultural lot approximately 99 acre in size. The Water Supply
e'"' Information Summary included in the submittal material indicates that the
household use water requirements for the residential lots is 6.75 acre-feet per year.
The Little Thompson Water District (District) has been proposed as the source of
water for the household use of the residential lots and a letter of commitment from
the District was also submitted. The irrigation water requirements for the residential
lots and the agricultural lot is estimated at 260 acre-feet per year. The applicant is
proposing to transfer to the homeowners 20 shares of non-potable irrigation system
for the nine lots and open space. However the applicant needs to provide
information if the 20 shares will be sufficient to satisfy the irrigation needs.
Pursuant to Section 30-28-136(1)(h)(ll), C.R.S., the State Engineer's office
offers the opinion that the proposed water supply will cause material injury to
existing water rights and the supply is inadequate.
If you have any questions in this matter, please contact loana Comaniciu of
this office.
Sincerely,
Kenneth W. Knox
Assistant State Engineer
cc: Richard Stenzel, Division Engineer
Water Supply Branch
Subdivision File
MAR-22-2002 17: 12 ALBERTSON CLARK ASSOC 9702237144 P.02/02
AIG624440. Ctw4 A, t
^ 5313 Fairway Six Drive
Fort Collins, CO 80525.9102
970.223.5390
Via Facsimile (970) 304-6498 Fax 970.223.7144
March 22, 2002
Sheri Lockman
Weld County Planning
1555 N. 17th Ave.
Greeley, CO 80631
RE: Mi II Creek PUD
Dear Sheri
The Town of Berthoud has received a county referral on the Mill Creek PUD. The proposed
subdivision appears to be consistent with the existing development pattern in the area. It is also
consistent with the Town of Berthoud's Land Use Plan for the Cooperative Planning Area due to
the proposed clustering of lots and retention of the largest portion of the site in a conservation
easement.
n
We would recommend the following:
1. Building envelopes be identified on each of the lots; and
2. Some type of consistent perimeter treatment be provided for Lots 1-3 and Lot 9 that back up
to WCR 40 -1/2.
Thank you for the opportunity to comment on this referral.
Sincerely,
j17/(/e . &d .- d do�
Sherry Albe on-Clark
Interim Planner, Town of Berthoud
r
■
TOTAL P.02
weld County Planning Department
GREELEY OFFICE
MAR 1 5 2002
rs it-6.;;)
Weld County Referral
WI I D March 5, 2002
C
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Dennis Neal (Mill Creek Case Number CZ-553
PUD)
Please Reply By March 26, 2002 Planner Sheri Lockman
Project Change of Zone from Agricultural to PUD for 9 residential lots and one
agricultural lot with a conservation easement.
Legal Lot B RE-2835; being part SW4 of Section 29, T4N, R68W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to WCR 40 '/1 and West of and adjacent to WCR 3.
Parcel Number 1061 29 000052
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) May 7, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
iSt See attached letter.
Comments:
Signature /(/p � Date
Agency Re u RD g bio BA
4-Weld County Planning Dept. •'41555 N. 17th Ave.Greeley, CO.80631 :•(970)353-6100 ext.3540 4•(970)304-6498 fax
•
BERTHOUD FIRE PROTECTION DISTRICT
K..
', � Box 570 • 275 Mountain Ave. • Berthoud, CO 80513 • (970) 532-2264
II 1}
March 14, 2002
Sheri Lockman
Weld County Department of Planning Services
1555 N. 17th Avenue
Greeley, CO 80631
Re: Mill Creek PUD, Case Number CZ553
Dear Ms. Lockman:
We have received your referral for the Mill Creek PUD for review. Our records indicate that this
parcel was previously reviewed in the fall of 2000 under your case number S553. The parcel
number was different, and the legal description is changed from RE941 to RE2835.
On March 9, 2002 I spoke personally with the owner, Dennis Neal and confirmed that this was
exactly the same property previously reviewed. There are no apparent changes to the plan which
would change our view of the development from that expressed in our letter of 9/26/2000. A
copy of that letter is included as attachment#1. It does appear that three hydrants would be
required for this subdivision. These hydrants would have to be installed along with the
appropriate access roads prior to construction of the proposed residences.
If you have any questions, please direct them to me at your earliest opportunity.
Respectfully,
d Aar,
Lee Brian Scott
Deputy Fire Marshal
CC: Dennis Neal
Todd Hodges Design, LLC
2412 Denby Court
Ft. Collins, CO 80526
AN EQUAL OPPORTUNITY EMPLOYER
BERTHOUD FIRE PROTECTION DISTRICT
'fie l/ Box 570 • 275 Mountain Ave. • Berthoud, CO 80513 • (970) 532-2264
}
September 26, 2000
Pe%
Mr. Dennis Neal
4770 Baseline Road, Suite 200
Boulder, CO 80303
Dear Mr.Neal:
After reviewing your sketch plans for 12 residential lots, located north of and adjacent to WCR 40
and East of and adjacent to WCR 3,the Berthoud Fire Protection District has the following
comments and recommendations:
Fire Apparatus Access:
Section III
3.1 Fire apparatus roads shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13 feet 6 inches.
3.2 Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be provided with a surface so as to provide all-weather driving
capabilities.
3.3 Minimum turning radius of a fire apparatus access roar must be 20' inside and 40'outside.
3.4 Dead-ends -Fire apparatus access roads in excess of 150 feet in length shall be provided
with approved provisions for turning around of fire apparatus.
A minimum of 80' diameter turnaround is required.
Fire apparatus turnarounds will be required for dead-end roads which exceed 400'within
the Town of Berthoud and 600'within the rural areas of the District.
Specifications: Section III 3:1 b-1 and 2
Fire Hydrants:
Section III
3.2 Single and two family residential developments shall have hydrants spaced so that no
structure shall be more than 500 feet from the hydrant as measured via the street.
Hydrants shall not be more than 1,000 feet apart.
3.6 Fire hydrants shall be connected to loop water distribution lines, whenever possible.
AN EQUAL OPPORTUNITY EMPLOYER
•
Neal
September 26, 2000
Page 2
3.7 Fire hydrants shall be within 15 feet of the curb or designated roadway and with no
obstruction within 3 feet.
Fire Flow Requirements:
a. One and two family dwellings
The minimum fire flow and flow duration requirements for one and two family dwellings
have a fire area which does not exceed 3,600 square feet shall be 1,000 gallons per minute.
Fire flow and flow duration for dwelling having a fire area in excess of 3,6000 square feet
shall not be less than that specified in Table No. A-III-A-1.
If you have any questions pertaining to the aforementioned requirements, please contact me at
your earliest convenience.
Sincerely,
John Webber
Battalion Chief
JW/kt
r
MILL CREEK PUD Developer: Dennis Neal
Case # CZ-553 Planner: Sheri Lockman
PT SW4 29-04-68
ZONED PUD/ESTATE W/OPEN SPACE/AGRICULTURAL
NOT IN FLOOD PLAIN (0864C)
NOT IN RIF AREA
LITTLE THOMPSON WATER DISTRICT
INDIVIDUAL SEPTIC SYSTEMS
Lot 1 1215 Mill Creek Road
Lot 2 1235 Mill Creek Road
Lot 3 1255 Mill Creek Road
Lot 4 1210 Mill Creek Road
Lot 5 1230 Mill Creek Road
Lot 6 1250 Mill Creek Road
Lot 7 1270 Mill Creek Road
Lot 8 1290 Mill Creek Road
Lot 9 1310 Mill Creek Road
Awr
V son
WI De
Peggy Gregory,Building Technician
Building Department
1555 North 17th Avenue
Greeley CO 80631
Phone:(970)353-6100,extension 3573
Fax: (970)304-6498
E-Mail:pgregory@co.weld.co.us
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i MEMORANDUM
Wine. TO: Sheri Lockman, Planner II
COLORADO DATE: April 7, 2002
FROM: Kim Ogle, Planner IIIO I
SUBJECT: Change of Zone, CZ-553
Mill Creek PUD
Preliminary Landscape Plan, dated 1-21-2002
This proposal is for a ten lot Planned Unit Development (PUD) with one agricultural outlot
consisting of approximately 99 acres that has a conservation easement place on it. There is
non-potable irrigation water available for the agricultural lot and for the nine residential building
sites. It is presumed that the agricultural lot is non-buildable.
The Department of Planning Services did not receive a Grading Plan for this project. Thus staff
will defer comments concerning the on-site grading, contour intervals, unique physical
topography, including any drainage concerns.
The Department of Planning Services reviewed the Preliminary Landscape Plan, dated January
21, 2002 and offers the following comments:
The application materials identified the location of the Entry Statement/ Sign west of and
adjacent to the internal access road. The proposed sign for the development shall conform to
Section23-4-80 of the Weld County Code.
The proposed mail box location shall be located on site in an area that has adequate sight
distance from Weld County Road 40.5 and the internal access to the Mill Creek PUD. Evidence
shall be provided to Weld County Department of Planning Services from the applicable Post
Office stating that this location meets their design standards and delivery requirements. Should
a single pedestal mail box not be the preferred standard, written evidence from the applicable
Post Office shall be provided stating the contrary.
The proposed school drop off/ pick up location shall be approved by the School District. Written
evidence of compliance with their standards and requirements shall be submitted to the
Department of Planning Services.
The applicant has proposed an emergency point of ingress/ egress from Weld county Road 3
into the development. This access shall be gated with a Knox Box locking mechanism or
equivalent and shall be approved by the Fire district. Further all requirements of the Fire
District shall be addressed, specific to weight loads and surface requirements. The Home
Owners Association shall be responsible for maintenance of this road.
The applicant shall identify a road name for the proposed development and provide written
evidence from all applicable service agencies that the proposed name is in compliance with
their identification/ naming protocol.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
re"
The four foot wide concrete lined ditch shall be identified as "public" or"private" and the second
ditch shall be delineated on the appropriate drawings.
The applicant has submitted a proposed plant material location within the open space lot. The
proposed plant material shall be identified and labeled on the Landscape drawing. It shall be
noted that the Home Owners Association shall be responsible for replacing all dead or dying
plant material.
The applicant shall delineate a Landscape legend and provide additional information regarding
the proposed plant material species. At a minimum, the applicant shall identify existing on-site
plant material delineated with a single dot in the center of the circle and proposed additional
plant material with a "+" in the middle of each circle. Further, for Deciduous Trees: Identify
Common, Botanical Name, including cultivar if any. Call out number, size shall be 1.5" calipher
minimum, trees to be balled and burlapped (B&B), guyed and staked in all locations.
Evergreen Trees: Identify Common, Botanical Name, including cultivar if any. Call out number,
size shall be six (6) foot minimum, trees to be balled and burlapped (B&B), guyed and staked in
all locations.
The application materials address the issue of wetlands and the conservation easement for the
site. The applicant shall identify significant stands of riparian vegetation, including sedges for
areas in and near the wetland areas. Additionally, the plant material species for the
conservation area shall be identified. Should the land be planted in agricultural crops, this shall
be stated.
The Deciduous Tree Planting detail number 1, Coniferous Tree Planting detail number 2 and
the Shrub Planting detail number 3 shall be modified to reflect the change in positioning of the
plant in relation to the existing on-site conditions. All plant material shall be planted
approximately two inches above the existing grade, in all situations. Further, tree staking shall
be in a triangulation form for each tree as specified in the drawings, no exceptions.
End memorandum.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
Memorandum
TO: Sheri Lockman, W.C. Planning
wige DATE: April 12, 2002
FROM: Pam Smith, W.C. Department of Pub ic
COLORADO Health and Environment /`-2
CASE NO.: CZ-553 NAME: Dennis Neal/Mill Creek PUD
The Weld County Health Department has reviewed this proposal. The applicant proposes a PUD with 9
residential lots and a 99-acre agricultural lot. The minimum lot size has been increased from 2.5 acres (sketch
plan)to 5.0 acres. This minimum lot size coupled with the overall density of one septic system per 15.2 acres
meets the current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service. Water will be
provided by Little Thompson Water District. An 'intent to serve' letter from Little Thompson Water District was
provided in the application materials.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service. Sewer will be
provided by individual sewage disposal systems. A review of the Geotechnical Engineering Report from
Terracon, dated August 24, 2000 indicates the site has fair percolation rates. Percolation rates ranged from
11.0 to 60.0 minutes per inch during the site investigation conducted in August 2000. In the sketch plan review,
the Department requested that primary and secondary envelopes be designated on each lot and be recorded
on the plat. Since the lot sizes have been increased to a minimum of 5 acres, the Department no longer feels
this is necessary. Care will be required in the placement of the because of the location of a field ditch that
follows the proposed Mill Creek Road, and the required setback of 100 feet between absorption fields and any
ditch.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Little Thompson Water District.
2. A Weld County Septic Permit is required for each proposed septic system and shall be installed
according to the Weld County Individual Sewage Disposal System Regulations. Each septic
system shall be designed for site-specific conditions, including but not limited to maximum seasonal
high groundwater, poor soils, and shallow bedrock.
3. The applicant shall obtain a storm water discharge permit from the Water Quality Control Division of
the Colorado Department of Public Health and the Environment, if required. Silt fences shall be
maintained on the down gradient portion of the site during all parts of the construction phase of the
project.
4. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions,at the request of the Weld
County Health Department, a fugitive dust control plan must be submitted.
5. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and practical
methods that are technologically feasible and economically reasonable in order to minimize dust
emissions.
6. "Weld County's Right to Farm" shall be placed on any recorded plat.
O:\PAM\PLANNING\CHZON E\CZ553.RTF
Interoffice Memo
ss&i ri
\� •' " " To: Sheri Lockman
��S� ,
°o con }` From: Ken Poncelow
Date: April 10,2002
y Subject: Case#CZ553, Applicant-Dennis Neal, Millcreek PUD
As stated in our referral response dated September 20, 2000, the Sheriffs Office still has
no major concerns at this time. It appears that the signage requested will be placed on WCR 40
%2.
It is unclear whether the Millcreek Rd. will be adopted by the county and maintained by
the county. If the road remains private, everyone should be informed that the Sheriffs Office has
a significant limitations regarding traffic enforcement on private roads in the event of speeding or
other use which may not conform to traffic laws on public roads. Furthermore, special
provisions need to be made to maintain the road in perpetuity to ensure emergency vehicles
access during adverse weather conditions.
The Sheriffs Office lacks the ability to absorb any additional service demand without the
resources recommended in a multi-year plan provided by to the Board of Weld County
.- Commissioners or as indicated in growth not considered at the time the plan was developed. I
have no other comments on this proposal.
SHERI Lockman - Mill creek conservatiorasement Page 1
From: LEE Morrison
To: I:toddhodgesdesign@earthlink.net
Date: 4/16/02 12:09PM
Subject: Mill creek conservation easement
The conservation easement is excellent. the only issue I would have is does the grantor have the ability to
prevent oil drilling as he seems to represent
Todd do you have this in electronic form I could see ?
Lee D. Morrison
Assistant Weld County Attorney
915 10th St., PO Box 758
Greeley, CO 80634
(970) 356-4000 x 4395
FAX 352 0242
CC: SHERI Lockman
Hello