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Home My WebLink About20030835.tiff REFERRAL LIST n NAME: REI, LLC, c/o Christine Hethcock CASE NUMBER: PF-1021 REFERRALS SENT: September 12, 2002 REFERRALS TO BE RECEIVED BY: October 7, 2002 COUNTY TOWNS and CITIES _X Attorney Ault _X Health Department Brighton _Extension Service Broomfield _X Emergency Management Office Dacono _X Sheriff's Office Eaton _X Public Works Erie Housing Authority Evans Airport Authority Firestone _X _Building Inspection Fort Lupton Code Enforcement Frederick STATE Garden City Division of Water Resources Gilcrest _X Geological Survey Greeley Department of Health Grover Department of Transportation Hudson Historical Society Johnstown Water Conservation Board Keenesburg _X Oil and Gas Conservation Commission Kersey Division of Wildlife: LaSalle Loveland Lochbuie _X Greeley Longmont Division of Minerals/Geology Mead FIRE DISTRICTS Milliken Ault F-1 New Raymer Berthoud F-2 Northglenn Briggsdale F-24 _Nunn Brighton F-3 Pierce Eaton F-4 Platteville Fort Lupton F-5 Severance Galeton F-6 Thornton Hudson F-7 Windsor Johnstown F-8 _X La Salle F-9 Mountain View F-10 COUNTIES Milliken F-11 Adams Nunn F-12 Boulder Pawnee F-22 Larimer Platteville F-13 Platte Valley F-14 FEDERAL GOVERNMENT AGENCIES Poudre Valley F-15 US Army Corps of Engineers Raymer F-2 USDA-APHIS Veterinary Service Southeast Weld F-16 Federal Aviation Administration Windsor/Severance F-17 Federal Communication Commission Wiggins F-18 Union Colony F-20 SOIL CONSERVATION DISTRICTS Brighton OTHER Fort Collins _X_School District RE-1 Greeley Ditch Company _X Platte Valley West Adams COMMISSION/BOARD MEMBER _X_John Folsom 2003-0835 Christine Hethcock 303-333-7278 Monday, November 04, 2002 12:21 PM p 02 UNITED STATES POSTAL SERVICE Weld County Department of Planning Services October 21, 2002 To whom it may concern: This letter is to inform you that I have been contacted by the developers at Beebe Draw Farms, regarding the mail delivery. The plan that was given to me for the mailbox locations and types meets with postal standards. Both the design and the standards are approved. They will mirror the delivery that currently exists for that area. This letter is in approval of the type of receptacles and their location. This does not reflect the addressing for the subdivision, as I have not seen that plan. Thank you, on-•: e Tarver Postmaster Platteville, CO • 0nC T 2002 1tri;;;;".. Weld County Referral wilDe September 12, 2002 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant REI, LLC, do Christine Case Number PF-1021 Hethcock Please Reply f;y October 4, 2002 Planner Monica Daniels-Mika Project PUD Final Plat for the 2n° Filing of Beebe Draw Farms for 406 lots Legal Sections 4,5,8,9,10 & 17, T3N, R65W of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 32; east of and adjacent to WCR 39; and north of and adjacent to WCR 38. Parcel Number Various 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. Weid County +anning Cymmission I-s,-.;nq (if ap,-1!:cable) Nover-`-h=r 5, 2002 ❑ We have n3 vie wed the request and find that it does/does not comply with our Comprehensive Plan We have :,iewed the request and find no conflicts with our interests. See attached letter. Comments: /ease /EAT fa pus! Y eCnln mel4 a h i c-) l D Signature Z ./I�:-%."`" Date /MAn Agency C 43forc in DAie 'cu Cr (4.1)1r1/l( •:•Weld County Planning Dept. •:•1555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 +(970)304-6498 IN Weld County Plannin e GREECE? OeId a County Referral ' 0CT 1 6 2002 O� RECEIVED September 12, 2002 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant REI, LLC, c/o Christine Case Number PF-1021 Hethcock Pleas: Reply By October 4, 2002 Planner Monica Daniels-Mika Project PUD Final Plat for the 2n° Filing of Beebe Draw Farms for 406 lots Legal Sections 4,5,8,9,10 & 17, T3N, R65W of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 32; east of and adjacent to WCR 39; and north of and adjacent to WCR 38. Parcel Number Various 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. Wel( County Pinning Comr i ,;on Hear7.g (if apolioab!e) November 5, 2002 ❑/ the have re✓ewed the request and find that it does/does not comply with our Comprehensive Plan have reviewed the request and find no conflicts with our interests. ❑ See attached letter. n _ 11 s_9_30C — I L. wc� r:a a ' & ) .t cQnnre a.1/4.3 Commtyents:•n (((�� o �Q ce eitQ ct.% cty_Sit* J _.�A0 JO-&Dt iNl11 axra&c& Signature a Date C d— Heavy), Agency S Ac Q.*.sR 81% +Weld County Planning Dept. 41555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304- EXHIBIT ^� a giflWeld County Referral Q September 12, 2002 • COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant RBI, LLC, c/o Christine Case Number PF-1021 Hethcock Please Reply 3y October 4, 2002 Planner Manic-3 Daniels-Mika Project PUD Final Plat for the 2n° Filing of Beebe Draw Farms for 406 lots Legal Sections 4,5,8,9,10 & 17, T3N, R65W of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 32; east of and adjacent to WCR 39; and north of and adjacent to WCR 38. Parcel Number Various 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 _ounty ' arming r' emission iq (if app cable) Novem el 5, 2002 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have r;;viewed the request and find no conflicts with our interests. ASee attached letter. Comments: Signature kb-ait �11,41-11,41-7Date /0AgencyLl( +Weld County Planning Dept. 4.1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Weld County Planning Department GREELEY OFFICE 6 OCT 2 1 2002 slig MEMORANDUM RECEIVED ' C TO: Monica Daniels-Mika DATE: Oct. 16, 2002 Director of Planning Services • �,�G COLORADO FROM: Donald Carroll, Engineering Administrator de SUBJECT: PF-1021, Beebe Draw Farms, 2n° Filing REI, LLC, do Christine Hethcock The Weld County Public Works Department has reviewed this proposal. Our comments and requirements are as follows: COMMENTS: Internal Roadway: The roadway layout did not appear to have changes from the previous submittal. There are two right-of-way requirements, the 80-foot right-of-way for the arterial status road as Beebe Draw Parkway and a 60-foot right-of-way for collectors and residential areas. Beebe Draw Parkway is identified with a 28-foot pavement with gravel shoulders. The collector and residential cross sections reflect 26 feet of pavement with gravel shoulders. Storm Water Drainage: The previous drainage study was based on high density; 100± fewer homes on lots of this size would not significantly change the drainage requirement. External Roads: While a reduction in the number of homes reduces the number of trips on the external roads, this site will still generate 4,600 to 6,800 vehicles per day. The external roadways do not have the capacity to assimilate the additional traffic. The external roadway improvements required for the original project will still be required. REQUIREMENTS: In the Beebe Farms Draw, 1st Filing, the typical cross section for the residential roadway reflected two 12-foot driving lanes with a four-foot bike lane. In the 2nd filing, the same cross section reflects 11-foot driving lanes with a four-foot bike lane for a total of 26 feet. We recommend that the applicant is consistent with the original cross section. Cul-de-Sac: On Page 3 of 72, the applicant identified the cul-de-sac with a 45-foot radius. Our standard is a 50-foot radius from edge of pavement to edge of pavement. Off-site Improvements: An amended road maintenance and improvements agreement shall be required. The following shall be included in the agreement: EXHIBIT I / C� PF-1021, Beebe Draw Farms, 2nd Filing\ October 16, 2002 Page 2 WCR 39 at the intersection with Beebe Draw Parkway 1) Prior to issuing of the 4r building permit, improvements to the entrance shall be completed. 2) The time schedule of completion shall be 75 calendar days. 3) The construction of the acceleration/deceleration and left turn lanes shall be built in accordance with the State Highway Access Code. 4) Dedicate an additional 15-foot right-of-way adjacent to WCR 39 shown on Filing 2 on the plat. Intersection Improvement at WCR 39 and WCR 32: Prior to issuing of the 92nd building permit, a southbound right turn lane from WCR 39 to WCR 32 shall be installed in accordance with AASHTO Standards. Improvements to WCR 32: 1) Dedicate an additional 10-foot right-of-way adjacent to WCR 32 and indicate the dedication on the plat. 2) Prior to the issuance of any building permits in Filing 2, amend the improvements agreement to address improvements to WCR 32 (turn lanes) at the intersection with the development road access. 3) Prior to issuing any building permits in Filing 2, amend the improvements agreement to address the improvements on WCR 32 (turn lanes) at the intersection with the development road accessing WCR 32. Improvements to WCR 38: Prior to issuing any building permits in Filing 2, amend the improvements agreement to upgrade and pave WCR 38 from WCR 39 east to the entrance with the development road accessing WCR 38. pc: PF-1021 file M:\pla nn i ng\P F-2.doc WI`oc. COLORADO MEMORANDUM TO: Monica Daniels-Mika, W.C. Planning DATE: November 8, 2002 FROM: Pam Smith, W.C. Health Department CASE NO.: PF-1021 NAME: REI, LLC do Christine Hethcock (Beebe Draw Farms Filing 2) The Weld County Health Department has reviewed this proposal. This case began in the 1980's and was partially reviewed and approved at that time. The applicant proposes a 406 residential lot on 2307 acres. The minimum proposed lot size (2.5 acres)coupled with the overall density of one septic system per 5.7 acres does meet current Department policy. Water service will be provided by Central Weld County Water District and sewer will be provided by individual sewage disposal systems. A water service agreement was provided in the application materials. Because of the extremely sandy soil across the site, the Beebe Draw Farms Metropolitan District will provide continuing maintenance for septic systems serving the residential and public facilities within the District. The Department has numerous comments regarding the scope of services and responsibilities within the'Metro District Maintenance Agreement'. Department comments will follow the outline of the Sewage Disposal Provisions document for clarity, and are as follows: 1. Page 1, paragraph 1 -The continuing maintenance for septic systems serving the residential and public facilities within the District shall become a condition of approval for Filing Two and shall be retroactive to include Filing One. The Department recommends that this be amended as stated above, and recorded on the plat and corrected in this document. 2. Item 1 Design and Installation-David Shupe,or other authorized representative? 3. Item 2 Septic System Inspection (b)-will the Metro District pay for all maintenance found during inspections or just the routine, scheduled tank pumpings, and the homeowner for the others? EXHIBIT 4. Item 4 Random Toxicity Checks (c) - change to ...in accordance with currently acceptable collection and test methods for the chosen parameters. 5. Item 5 Monitoring Wells - have the locations been determined and delineated on any map? The Department requests that this be submitted prior to recording the plat as a matter of record. 6. Item 5 Monitoring Wells(c)-change to ...in accordance with currently acceptable collection and test methods for the chosen parameters. 7. Item 7 Recording and Reporting (d) - states '...as well as perform any necessary duties involved in a change of ownership.' In the Sewage Disposal Report for Beebe Draw Farms Metropolitan District, System Proposal, revision October 2001, attached (and submitted and labeled Exhibit B at the Substantial Change hearing), item 2 states 'Tank will be pumped also upon change of ownership, if not done within the previous 6 months.' This statement should be addressed in the 'Maintenance Agreement'where applicable(here and under Septic Tank Pumping). 8. Item 8 Homeowner Responsibility(a)- List the specific Metro District enforcement mechanisms available to ensure homeowner participation, i.e., fines, liens on the property, security deposits, other legal measures, etc. How will the homeowners be notified of their obligations and responsibilities described in this document? 9. Item 8 Homeowner Responsibility (b) - 'In case of system failure, the homeowner will be responsible for the reconstruction of the filter field...' This appears to be in conflict with page 1, paragraph 3,which states'Any actual maintenance, pump and field repairs...shall be contracted for and paid for directly by the homeowner via the Metropolitan District, as discussed herein.' Will the Metro District be responsible for arranging work orders, etc. for the necessary maintenance and billing the homeowner? 10. A discrepancy exists between the number of lots listed in Item 9 Cost Breakdown of the 'Metro District Maintenance Agreement' and Sewage Disposal Report for Beebe Draw Farms Metropolitan District, Economic Evaluation, revision October 2001, attached. Also, on page 7 of the 'Metro District Maintenance Agreement' is a list of public facilities within the Metro District that will be maintained by the Maintenance Agreement. This list should be specific that all public amenities will be served, addressing whether this applies to the school and fire station septic systems, as well. 11. Page 7, last sentence- 'Language defining terms for the mutual termination of this agreement will be included.' This sentence should be deleted. This document shall be in effect for the life of the PUD. 12. Include in the 'Metro District Maintenance Agreement' the statement - Permits must be obtained from the Weld County Department of Public Health and Environment for all new, repair, alterations and/or expanded septic systems. The Weld County Department of Public Health and Environment has final approval of all plans. 13. For all maintenance forms, a monitoring checklist will provide consistent record keeping and reporting rather than subjective comments alone. 14. The generic septic system design included in the Sewage Disposal Report for Beebe Draw Farms Metropolitan District, revision October2001 should be corrected to current design parameters, i.e., maximum gallon per day(max. gpd)design flow, tank sizing for additional bedrooms- 250 gallons each bedroom, area calculations using max. gpd design flow, and one-third up-sizing for bed systems (county requirement). 15. The Department requests to review and approve all changes to the 'Metro District Maintenance Agreement' prior to recording the plat. 16. The Department requests that the 'Metro District Maintenance Agreement'shall be recorded as a supplement to the Declaration of Covenants. Additional comments from previous referrals have not been addressed satisfactorily and are requested here: 1. The applicant shall be required to submit a waste handling plan for each Filing for the management of the equestrian trail, given that it was noted that the trails are on lands that are comprised of a fragile highly erodible landscape. Further, the applicant shall provide additional information regarding maintenance and management of the amenity. 2. The applicant shall be required to provide written and graphic evidence that the location of residential lots located in Filing 2, Phase 1, immediately adjacent to the one hundred foot environmental buffer and west of the Milton Reservoir are able to meet setbacks for both structure location and location for septic systems, including primary and secondary envelopes. Previous referrals dated March 14, 2000, June 2, 2000,May 20, 1999 and March 22, 1989 recommended several additional conditions that continue to be applicable and relevant. Therefore, they are reiterated as a part of this referral. They are: 1. Primary and secondary septic system envelopes are required on each residential and public facility lot, and may be designated and recorded on the plot plan at the time of building permit application. Each envelope must meet minimum current setbacks as specified in Chapter 30 of the Weld County Code regarding Individual Sewage Disposal System. 2. Language for the preservation and/or protection of the second absorption field envelope shall be recorded on the plat and in the Beebe Draw Farms Metropolitan District Maintenance Agreement document regarding the continuing maintenance for septic systems serving the residential and public facilities within the District. The plat and 'Metropolitan District Maintenance Agreement' documents shall state that activities such as permanent landscaping, structures, dirt mounds or other items are expressly prohibited in the absorption field site. 3. The clubhouse and dockmaster septic system envelopes shall be a minimum of 200 feet from Milton Reservoir. 4. The picnic shelter area shall provide, at a minimum permanent, vaulted restroom facilities. A vault facility similar to a rest area or park service facility is recommended. Permanent restroom facilities, with septic tank and absorption field are required for public use at the stable. 5. 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. 6. The Right to Farm covenant shall be recorded on the plat. 7. Stormwater from and/or through the equestrian center must be contained on the equestrian center lot. Management of the manure and stormwater must comply with the Confined Animal Feeding Operations Control Regulations. 8. The applicant shall obtain water service from the Central Weld County Water District. 9. In the event that 5 or more acres are disturbed during the construction and development of this site, 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. 10. 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. 11. 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. 12. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6 months in duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution emissions notice, and apply for a permit from the Colorado Department of Public Health and Environment. 13. The open space maintenance shall include removal of manure in a manner that will prevent nuisance conditions and not allow runoff into Milton Reservoir. The manure piles shall not be allowed to exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests or pollutant runoff. 14. There shall be no permanent disposal of solid wastes, as defined in the Regulations Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site. 15. The septic system(s) for the proposed office clubhouse or public restroom facilities are required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. 16. Maximum permissible noise levels shall not exceed the residential limit of 50 db(A), as measured according to 25-12-102, CRS, as amended. O:\PAM\Planning\FinalPlan\pf1021.rtf J MEMORANDUM To: Monica Mika-Daniels From: Ken Poncelow Z ' �� Date: October 10, 2002 Subject: PF-1021 The sheriffs office recommends the following improvements for this housing sub-division: 1. The sheriff's office requests that builders and developers designate an area by the entrance of the sub-division in which to place a shelter for school children awaiting the school bus. This area should also include a pull off for the school bus which enables it to safely load and unload children out of the roadway. This appears to be done on the plans for this sub-division. 2. Either a mail distribution within the sub-division or a central drop off location within the sub-division should be developed so that residents do not have to cross a county roadway to obtain their mail. This appears to be done on the plans for this sub-division. 3. The names of all streets within the sub-division should be presented to the sheriffs office for approval. This will eliminate duplication of street names within the county. The name of the streets in this sub-division is approved. 4. A permanent sign should be placed at the entrances to the sub-division detailing the name of the sub-division, address, and a graphical presentation of the roadways within the subdivision. There should be a plan developed to maintain this sign. 5. If the roadways within this sub-division are not maintained or adopted by the county, individuals purchasing property in this sub-division should be notified that the sheriffs office will have limited traffic enforcement powers. 6. A plan should be developed to maintain roadways within the sub-division especially during inclement weather conditions for emergency vehicles. 7. The sheriff's office is very supportive of homeowner funded homeowners associations. These associations provide a contact for the sheriff's office and a means for maintaining common areas. 8. If there is a oil or gas well within this sub-division. This needs to be fenced off in order to mitigate the potential for tampering. These facilities are known to create an attractive nuisance for young people. Tampering not only creates a significant danger to safety but also of environmental damage with extensive mitigation and clean-up costs. 9. This sub-division has several long and winding streets within it. Traffic enforcement and community safety issues will be a long term problem if, mitigation strategies are not taken. The sheriff's office is requesting that traffic calming strategies be used to address these issues. A packet of engineered drawing is attached. 10. The plans for this sub-division show roadway with no sidewalks. The sheriff's office requests that sidewalks be provided and that other traffic calming measures be implemented such as bike paths and speed humps slow traffic in this residential area. 11. This property borders a large body of water. The sheriff's office requests that the residential properties bordering this lake be fenced off to limit potential hazards. The Sheriff's Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this proposal. r 1 ) • / 4 • Q CONSTRUCTION MICE ' 1 1. LAMOUI CaNCfETE AN0/PI PAVENENf. f . - 2. RE7gVE CUM. 3. 71ENOVE SITEWALK. .4/ 5.REMOVE INLET. TT II. SAVE TREE. SWOON. ICOSE OR 071ER VECETATIOM. 13. ESPECI SPECIFICATIONS Il1NS SECTION 203.2.03.T EXCAVATION REQUIRED R SPECIAL 4 EXCEED 12. CONNECTCTINLET 10 EKIST IN9 INLET LEAD. BEAD M01 66906E. 45. MEET Eris INC, ,r 3 2 1' ' , 46.CONSTRUCT CONCy4E1E CURB PER 510.-P1.441 3-139. ' E 4 49.CONSTRUCT TAHCREIE SIDEWALK. 4' 19107 PER 570. / „ . PLAN 3-130. V 56. C7N45TRUCI C0NCTETE CURD RAND PER 5T0. PLAN 3-IG4, ��/ • T o' , 50.PAVEMENT 7ESTORAT120 PER 510. PLAN 4-0I. I IIJ." N 4J 6 Y'\ �' ry/P 69. 0771MPAT01. 7 - ^� ) • _ •� 12.7 M _ 75:: c0M57R1CT SUISSE MAT PER 5T0.47L4N 4-30. Ate— / F ` \ [�� ,�`� ] Q - o -o T f V • T ♦►` 55. 1NSTALL PF.T91f7E711 SEWER PLUG. F _ i' !. 94. INSTALL LMOSGAPII$ 731 OR ER51 4.Is .. r •T° 'i Q 1 / re m .•f..4 , - 4, .5 - •e 1P • , • / A..• Sk N• ,t --;$51-11-r-- _�•:- !TA, p Z ' " 4 44.I - Sr .1 ' r Z i4T.R i :.. i F i A' E `' f I�7sc `O r/ • f,' 1 T 3 i / m ry M N 4 • SIDEWALK MARKINGS 1TA 110Ans7 1.0991.09917.5.4929' 9 5 p •30 FEET 0, 9 .� NO EXISTING REPLACE NITN T 142'!9'02' IS 00 11.11 !.b 4 IN•00'f4' 10.00 7l.T7 10.s9 'I A PORTLAND GLVD. N. ODIN ST. ] •r M-)•• IG.sY I.Of II - 1•.]0 •I A N. TYLER AVE. N. TYLER AVE. 42•50•045• I•.•0 12.71 ).••.. • 12.12-M' $4.4. 3.AB 7.70 „ N. s7ITH SI. N. SMITH ST. L] 64.22.91. R.00' IS.0 f-7 . 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IT4 RAN, 4.10 O CON,RECI TO Yw.rill, Iq 01 IAFCREI( A•C f....0[00wfTRUC1 rvYr Oe111 IRCN.,fT• :7:4 NM t•Ra01Yf•[FO PLAN,A-01. •COI•MCr TO 1.4Lt aT fY.OI4• is OlNi•00.E1 Nero 4-CS ROOF• D�AI ( DETAIL .- e....CV110 R•1I.,/TL.Po.•11 • I FO OC•LI1 11 )-ut. T111c (lR�wltn =I I ' a 6 j � ., il, • . _ a. o 1 �,. c . : i• 1:1 2,,,,.. ,";;;:il _ •1,7445,?-1— is 2 ! ''•� '^ a. e ' O al ism Ti F. ' —.° 1 '�J °� _ _ a c . . • ^%• '. t .tl N. WILLIAMS AVE- aR ; (\�a ,,,T Y t a 1'1. .e o•ri a a gE" :4 1 i El.5 _____,,„ 7 rfr_.:....e..,_ ee eestes e ri,4_ , , ,,,,, , .1.•, X 33 1 13: ! ! 19 . , Q I '2 it---:.a g aRs i t% s s .' i 1 _ \ K Rio Ia,I 6 , � I • -i ; i; iii i 7 ; F''S ilk i n i R a •, l s ,i II\Tor o•GIN • i£ I z i 1 T $ • 4ua2 ' � I s • r. ₹'3 y .,—.4 O>z tea= PA- 1' It' ClZdl r/ 1 RO al N.,If— I — ill .24 2" gi 9 1 s ••:s } rF N:.. E4 9 1° ara cw> al I EMT 40 i --ii ii'�.? !1'_ p a rim '�� S Z v 5 t of R R A R 1 9 CtI1t.3. i 9 k t. _7fai 44 r _ m : C, t '� ' 1i - s - t �' - A, li n -`� 7 S a i '. 1 15 _ I g i •�.§ r it 0 . . x . ;nil 2 ; p I ) ) • • x ,ll ; .• n L4 S - Q CONSTRUCTION NOTES: v A 1. SANCHI CONCRETE AMMOR PAVENExI 0/. •Qt.),- W (`l�� 1, _ __ 2. RENOVE CUPS. � 3. ENOVE SIOENALK. © a 'Y V' 04 5. PENE INLET. V ' 7. REMOVE BARRICADES AND MARKERS_ A. 5000041K i0 REMAIN. .4 L AV 9, PENOVE SURVEY BEND!HOC Alp BEBELIEF.; OR TO THE INSPECT , I. \ 11. SAVE TAOL 6RVSN. PE (On OTP%A VESEIAI10x. 1111 `�\ e ( y TO. INLET 10 PENAIx. 2 ` 21. FIRERELOCATE HVOATe POLE. TO PENAIM. R € • I E RCS, mm 25. RELOCATE POLE. GUY, AND/OR 100104.14e MY OTHERS. ' lam�a ~— -II --O26. RELOCATE SIGN TOY OTHERS), TO 31. ADJUST 0ATE0 FACILITY Y 0014751. 3E.O I f 38. ADJUST OAS FACILITY MY OTHERS).45. MEET EAISTING, NE sr •__ ` .a ry g; r... T . a . 6 46. CONSTRUCT CONCRETE CIAO PEA TOO. PLAN 3-030 0/0' EXPOSURE, B, CONSTRUCT CONCRETE SIDEWALK. I' THICK PER STD. PLAN 3-125. • I \_ 8---® ON_ 9 56. CONSTRUCT CONCRETE nom RAM M P PER DETAILS SHEET 2 A ST0. it ` ,�, • ••, , / ' 62. CONSTRUCT CONCRETE RAPP PER OEIAIL ISEE SHEET 20 AIM STD. LL -• ,.( 1 3 63, CONSTRUCT CONCRETE DRIVEWAY PER DETAIL MEE SHEET 21. 1. H9 .. Q0 i 66. PAVEMENT RESTORATION PER STD. PLAN 4-01. •• N.E. ALBERTA ST. 69, BKOPOATCx. 77. CONSTRUCT DOUBLE INLET PER 0010 PUN.-31-2. 85. INSTALL PEIOAATENT SEWER PLUG. V `Y- °J ON. CONNECT TO EXISTING INLET. ` / 3. INSTALL MITE 0x THE 14ANC NG 5Fi ON CENTERS.C CONCRETEr0 ® 1_l 1 N 3-251 9 57ON a L 8 -. 9 , INSTALL TOPSOIL TO A DEPTH BF A' WELON FINISH CLT 4000OR/ WALK. 'A 01. flf I 0 5 Lo '20 ]0 0 5n TrF.1 • . C1R+9E OATA; SIDEWALK NAfi(IN(.$ ^ • N0. Ell}TINB REPLACE01111 W-190.000'00' _-- 0• ST. • L-3.93' Q 1CIU.LFn SI TO fO.RL[R y��,,-O A SSTs SI _^ME Mini at. - 4Y-90.00"00' /e1` 9605. IS.) IT0)/1062 .._Y_. 0- 1.25' I. - 1.96" T - 1.25" C1-1 09.11'31' • NT- 6.25" . .EL O.- 1.31; 50' x• . ®.39.49"17. ' 26.60' L-L 16.60" W • ' 7 - 6.69' D 6�( 1W-131'56'32• j 6 fllTT`—"if }.00" L- 11.95" I 4 ® y T- 12.69' -30'27'36' �� Z 3 A- 31-00' A,�^ CO 2 L • 16..9' N T- 0.44. 53°27'00- > 7i 1.25' •s - k- L- 1.17" , .. ...1, s T- 0.63" ] Z• 1,1®-92.51'15. 1• . . e5S ... i- ::0505 'to„ F E. SO UYLER CTR ET_ T- 2.63' __ • __.. _ -©-(� ••.• — t ® f -) - _ 1{,* -7-_-__ O x Q CONSTRUCTION NOTE9: 1� 9.2750' �l __-a 9 ' . I.SrMLVI CPfJETF•60/121[♦vE.[NI. �C- I57• • a-,,,,____ 1 l-23.6]' ® 6�� r ® I:r6'1•:c•T. r a.IENOrf CW.. T-'15.10' 't .• 7S_a �.�` ].6e6nK ffaFr.l.. • :.39•pg• I. .... 'T Or �"`^tf 26.nh0VTE Sip,97 0T1E.1. OR•22.50' I "• 11.°02411 w•T[M . IM•T1TETPT ET 0NET.N.a 2236" L!! 610.Rao I-TIS. p'50" a I . O 5 10 20 30 10 50 FEET • •...N••.•6 n.6�E() r.6•�'� SVP/0YIL5: tilt 0.rTTLNo.swam .ETOEP•gl0 1TT.rr 11,1..w•01401 fn9fw.w .rt•6r ..T••� .� w•2833.r .. ww—... e PORTLAND Tw PTofn To PROTECTFED OES TLe •- — OFFICE OF TRANSPORTATION P0ER1200.0 FacILITIES. Exc._ r w.•u.s'J•- eiI^�►_•• __ 1u • V.rh'�•—�—•+.w.w M.— 9ow.T+PT THESE iwsons Knllil lam 7151 .�,---• R•v. ... "IOC '•~10'- ` �rb( "�/ 5IA auo•••EO 1:12.61tSI0.pT COOKY WITH RE M0.Ts10NS 1r N.E. 28TH AVENUE F •— Ca ORS)v.w to nT.6n' N.E SCHUY 1- „• _ •• 6666.. .N,. \ -,:% ,,,T ...�.,�.� pmu[o S.$o•.In.. ,•.!. cL.PI06.rFS LE SI f IE E T _ • • • • • • �{'�" Q CONIIWCT ION WHET: • C( 1, A4 . (V ` _.r L,1' -II� v+l am I. sAxCUS coNCRETE AAO/OP PAVEMENT. sEE TYPICAL SECT105.. I I. REMOVE owe. \ N 3, REMOVE CONCRETE. 4. CONCRETE TO REMAIN. 11. SAYE TREE. BRASIL 110SE OR OTHER VEIETATION. • -' � .Co t^ 53, EXPLORATORY EXCAVATION RESUMED PER 9ryg4q V z Z. O SPECIFICATIONS SECTION 203.3.00. -. f IS. UTILITY POLE To AERATE. RC / A TI. 5141 To REMAIN. 1 1 0 /r .141 rn,l II. INLET TO REMAIN.RE-♦ - E ' @Ogg T I[T TrRIY_Y TI. FIRE OT TO TO . T 2E E 1L 2I. iiMEs X RI REMAIN. LEAVE UNDISTURBED ANC AVAILABLE AT ALL A��!�E / l �'CFL TRAFFIC MANAGEMENT ILIH5 BEFORE SSEETTING. FDA TO CALL THE eUREAu 3-. + !_� • a q� •y,� LOCATION CALL OTT BAlsoN AT B23-3422. , ! T TSB py `u`Ya 9. >iptiSrl4E'.TA3 32. HALL To REMAIN. T.TFFF N Al. CONSTRUCT WOTAN SLOG PER DETAIL ON SHEET 2, v Q ALa IC .s. 'CET EXISTING. q y�WT.. L •,``. _ Q6i _ �QQ " 44, CONSTRICT CONCRETE CURET PER STD, PLAN 3-I3O. 5. \✓ �'h� ` I 4e CONSTNKI CONCRETE SICEEALY. 4' RACK PER B10 PLAN 3-i25. Vt.10- 7.-.7_,_ 49. CONSTRUCT T COMBINATION CURB ARO SRIEEALE PER Sm. IA 'fy (� PLAN 3-140 AM DETAIL SHEET z E.,>e__ N4 _-___\ q ,E n. .RS A o _ �___/__7 _ s° CONSTRUCTAT FMONOLITNIc S O'Toa BACK F KALnEIB`SG}EIGHT,WITH -� // ELEVAl1011 GIVEN E 9 x NC QAV - _,4 .. u 1 EXISTING RT GRAZES. F K /NITER •� _ 2 a O R—Y�J 4 E O O _ nR._ _ �� 54. CONSTRUCT MONOLITHIC CONCRETE CURS AND COB RAND PER 14 -II__ I N 4 DETAIL AND ELEVATIONS SHOW ON THESE KANS. H 4 3 I 4 . �I O O Al. CONSTRICT XISTING AO 1 LEVEL CONSTRICT' CEO X OECONEI CONCRETECOLLAR.E E DETAIL • Q SHEET 2. ' S.E. GLADSTONE ST. ea.PAPERER,RESTORATION PER Gm.PLAN 4-01. I. 1 , 71. ADJUST INLET PER s . PLAN 4-30-1. Tex— `4 sm. CONSTRUCT SINGLE INLET PER sioT PLAN 4-30. - F ` /^ 2 N -EEA, E B - 77. CONNECT MEW PIPE TO EXISTING MANHOLE G i I]: E ' . 'REX NOTICE. 101 APPROVAL. E THE INSTALLATION.A'TIO XS IPPPL ONE T (APTPARES 93 A P CALL I SATIRE IF NEEDED. Al EETEIOIINEI eY TIE PAWS BUREAU. 023-1030. A' SLAT ` � RI vrl "-E I IEf'N __.___ 94, INSTALL LANDSCAPING RSV OT1EAs1. l r NN^lN B F , e g)— 97. REMOVE BURIED ONTO UNDER anmasso STRUCTURE. Q �E.g41nI S w.3kh E I!] I Q Q 2 CJR.VF %TA RATA noun E vx J useen oroTP s 44 CL its 0 • .3 5.77 = d l® Ines I CD 0 x _ V 2z... �� y 0,43 1.14 • a CI 93.,E•x :3e LI0 5 ie 22 30 40 90 I FEE, I a ,sa 4.V v3X' 4' - B 3 m N44 Nf,3e I _ n mrEAR nn....• APPROVALS: Ills..urtun W[Pw ARTERIAL TRAFFIC CALMING P1001AM ..—.sown ERR NON I9e6 En". 3 IJ .. — n...n n.... PRMTLA!&1 T A molecl ,••3/ "FF fArvV VEi r i'TIT IC 4`P T R ��" L_ __ OFFICE OF TOAHSPORTATION _.. - S- G4 llll` • • t. 1 G aa`�F 0 in \ : c-o8 r o n toilo. 1x. o •u�"ii;. ga C \ D a �� + is .t.ylme.r I I ..�-' �• zro,sw .^taZ 1'gv,nf l Tel rn73 41937.: i r o _ ^ nl Ij r'A..w.-I &n---•-e•t 2 ,C•r..as,y.aN III 4 y( nit III I 33ai -.-a... $" 11 'f C '" [t •" Oii SE I ITN AVENUE :$ yp 1 • Ilgigl -2 .....;.,..—1— n I .,, -, . 1 i, , ,.. 4464 3a 1 a .�•; P+ ° \ ► i� � � g s • pa igc a+ sis- rn 41. d ;: i : _ ` i_= �'v p•.1.c: F • •ti./ ... . . . . . . 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Q • CURVE 04 TA 16'.CONSTRUCT CEQAONEIE SIDE11ALK. 4.THICK PER STD. ' _ 00.1* 1001x40 IJONIM TN61an FLAN 3-123. • 1, . 10.53•I2• _15.00 0.05 1.00 •9, CONSTRUCT COm6INATION Cone AND SIOEMALR PER SID L7 ' 30'5r,I• 15.00' s.ss J 5.0• PUN 3-1t0. • 10 -, . 94, COm5T1XICT CONlREIE CIAO RAIp PER STD. RAN 3-12 - I Lii } 69,PAVEMENT RESTORATION PEA 5T0. PLAN 4-00. IIn I 69, sKINPATLN. I 73. CONSTRUCT SINGLE IMO'PER$10_PUI1•A-30. ([ I 77. CORSIRUCr O„IEILE INLET PER S.D. PLAN•-3t-2. l,o,,r - 040) :t 'l": ._� +.may.. ...•�.'•F.1'.. :.µ.GS. .-..... .-. ,-� ._ ..60i INSTALL-rem& I1•SE - , ilw�+E1+► ��1, pr9A. 24037.4..LAI[ISCAPIN6 Ter OTHERS'.�•� • Y• IT /371---ig 96. INSTALL:5ICN POST PeR STD, RAN 3-.49 AND 3-50. ,, I. FIYwPf.xCEA�POC SMALL 6E LOCATED 2.3 FEET --+ '+► E. illlfllt`` _tea: x •„1: • ~P-uneif . /•� `� 4-1-. ^ `-2).05 �, K 2.1)S 4.10.4$'44• - - Ya—'--xs.w -1.4.10 s.»w '.. P ~i ii ii • x0`30 $u -`$� F 44 _ e -• d L•.. ^6•S4' r 5.� .. •,' 4/...2.-‘,..... �- " S.E. HAROLQ ST. e.•� a a^�a DOTAL 31 1./. • Y`. ,.SY • rr '._ t, . t Ax Over A . -•.� • _ III.CI ` � . , "-*- • CURB ELEVATION QETAIL • / CURB ELE VA(ION DETAIL \ :' , ONMQ$044.r fc AD • =.�Mm s.4•11001re 10.0.4-5.1.Mm.MAUL. e Mr0 N Iiirwi,s/:,'r. � • .� . � _qC' \,.., " t'� i.i5 1 40 • •56 TM I 1/10 sum � e'Cj' II d . • ' .i ' .•so'o'n'+a.•,,... 47 I1 .- l I . . T 1� .-41•41.44• I-15IR.2I A-15..0 dI H 11 . L-21.50 '1 O 0 30 AO 50 FEET li . CURD ELEVATION DETAIL C I 1 1 • w m.l11-$.7. ll 31W.4A0 CURB ELEVA7�ON'DETAIL 11 1 11411, ,'-f 0' 91 COVER-9.1.NRI 6,Wavy ApP vAIALS: MT CI P.M.,40S4N IFIF.I'n�•M OI�•N 10,11I14,444.•.'-111 trl•.'A I'r T••••--••^ -- .ET rrrs�• n n Mill ANTI NS 'r" I I . • _ — — 1 I 1 . r• (,� y,. F,s ,1.i • e - fA 1f {I N i • " te.11 r c.{1d.0 Ya , Y' 11..7.4 Ii ailm a. • • ( 'Ill 41 i�f.,,1:.. ti, . i . ---...4 1 , 1u.a7 a1 y .,.--� ..1-4 i i ,.. y to ` _i. t ' =L ` iii' "sno• .6; : • s. • ' 1 I ll W _ ,' - .1 C O y' � , r' Iii ! 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M OW,MrC•,***Ow-Mw NN.Ina[..* If/,lVic, S.E: WOODWARD R+ n wt 9 tit STREET (moo.fsnr.n....o,.r .- �Sr..r/*Peel.© .•3 `,• .a �-r I'a.•.-E,.s..bark t• ✓. •44, LANDSCAPE PLAN IRRIGATION PLAN M R*4 ••. ..� Soo/Lem,Lan*F...A Sr.h:.b.••/• .E.r.:*,••r ,..... .�.n as.a•-r•J.r...�Cw —_ d.e [ .�`Af - �' Loot d••••../7./:•... r..ircc4a•••"_..•,c..._...•.r /' 'a a; •k.r ...../.r4.....era-ri r•�,.w..r n+r.,r,...c'. I go© • 1I•CSP Load -.-I Vft Ta- r..ne.e Co,,,Is-Moo', • n . ./P«y(JRJ+r[1 TYP/S44 SEAT/q!V ra,•.wags,+/.I - IY yj • Q'p ... +wR 1 '.•' ..'7.1:: IIM _..� \ Ir Page 3B-62 December 2000 Figure 38-30. Typical Advance Warning Markings for Speed Humps . `. r� Legend EP 4 +`' 2 -•+ Direction of travel 0.3 m (1 ft) +�kt "ti' I `� ,�` Centerline of j 6.1 m ''.'41 r;"�. a* 1 . r' 1 Travel Lane , (20 ft) ti ~ CIO S 1 F YAK _ 11 r iii 1 - , 451K„,4', 30 m 4 `F '2,-` .i+ v i u �" (100 ft) 0.6 m i(2 ft) ,,, !' �: :rc j 6.4 m 0. i 4 (18 ft) z t Gay L 4., ., { ;r� t�y}• ,��,,��,z+qty+� � 4.9 m ty4. �� a xy (16 ft) " : i r r , 30 m 4t '* ,a 1 (100 ft) Center of Speed Hump 1 14 t}� 1, c Speed Hume 300 mm(12 in) 4Ild 'f';T "=' I Width White Pavement 12 m (4 ft) .,.', ,,r i i Maridnys 4.2 m _i `� '+ J'6 r� K f (14 ft) � � 300 mm(12 in)White i i �^ htarldngs b+-1 I �J X1.A.t�"�;4.,- .'' Pavement Sy as (see detail on this sheet) 1.5 m i(5 ft) 3.7m £` „�' 1 • r� " Width Varies 3� �- (see detail on this sheet) ' .1 4._ .. t i ., d t ' r r (10 ft) it cY x.4ryyqq{ • A' :"� �)� 'h —r� 't"�ay'c1• . . fit'�rfl �� .,ti '�; k Leading Edge ' ,_ of Speed Hump r 1v: ' 2.4 m 2.1 m i(7 ft) (8 ft) 14 kzKx • "IPw, j1 FwFy er Li .- a i I .......L._ _ • • f,em u I Ft�a t , r Al ti^s a j f- -1 -, K ;fir r s rk 2.4m(8ft) DETAJL-SPEED HUMP ADVANCE WARNING MARKINGS Sec'.36.?' • December 2000 Page 3B-b! Figure 3B-29. Typical Pavement Markings for Speed Tables or Speed Humps with Crosswalks OPTION A OPTION B got Roadway • \I 3.7m 12ft 3.7 m(12 1.8 m typical Center of 1.8 m � L (6 ft) 1 (8 ft} I Travel Lane t cc ti 1 iror} 1:� 4 't' bl, AO �.lM� I ,F.�d i qF"..j,.\ f � .J y ...idx'401 $ � �' �^.ny�-ems �, �. i 4..1 Cp T 4 ll l; \1�`3S�,,�,f', ,, ...t' S O' .A...." is, 0:4.1 4 " %.•40 it. .. . -47 77.1i,i, .:, '.4,:A. ', r -,- 1 , ' ii,,slik. 0. , it qp-A,,,- - -.. 'x � 1f. A M tl 'A^ ,i�,K °flyr�+a+ft� � �, . O ~ IS GMl .r e �� '4 N e s •'� 7y CO£ V � 5'i ��f ��9f pra: ��+ �� `4x'�' m `p FT k�:W.il�rlr sn' .�' \atr. 1 tt�: a4 rv'G;• :a1iAtVsim..bd,'v'V IC' C?r�,.:kM1 I o.3 m I 0.3 m (1 ft) r-300 mm(12 in) (1 ft) I t White Markings 7 t 300 mm (12 in) White Makings OPTION C (of Roadway—\ 3.7m 12 ft) 0.4 m 2.8 m 1 lyptLal (125 ft) I (9.5 ft) I I W77 .P r el, 0. b �1 11 * i k Center of : ' a ¢ ,` • Travel Lane `?":i I j 'T' `f`r o i .,c q y�\'' '. L , v w5.• ..S.r::LiY l'' , M•.,�!* { I f 0.3m' , (1 ft} r 300 mm(12 in) It White Markings Legend ".40 Direction of travel Scct.3B.27 Page 3B-60 December 2000 Figure 3B-28. Typical Pavement Markings for Speed Humps OPTION A OPTION B %otRoadway \ - 3.7m(12 ft) 3.7:n(1210 1.13m ' typical 1.8m ' Typical } (81t) i ! I (eft) I 7 a 411. I( ae �� +' Travel Lane L u fsH `a ra m 7t4ti r *;{k % '� ,5 Center of t P' a° V y.'2;Td "MX;°" T ' 4W sikA 6 speed Hump ux 1,a. �. 0.3 ri 0.3‘r 300 mm(12 in) (ft) ■ � ) White Markings 300 mm i■♦ (12 in) Maddngs OPTION C %of Roadway- i 3.7m(12ft) 0.4m as m Typi ' cal Center of 025 I"(g.5>h I ! .� Mewl Lane a: r: fr y i 7. N . C.CanweyrJ�a�t p t .\C \\\0.3m 300mm(12 in) (1 ft) Yc White Merldngs 1 f Legend r -+ Direction of travel Sal.3B27 December 2000 Page 3B-59 Option: Speed humps, except those used for crosswalks, may be marked in accordance with Figure 3B-23. The markings shown in Figure 38-29 may be used where the speed hump also functions as a crosswalk or speed table. Section 3B.27 Advance Speed Rump Markings Standard: If used, advance speed hump markings shall be a special white marking placed in advance of speed humps or other engineered vertical roadway deflections such as dips. Option: Advance speed hump markings may be used in advance of an engineered vertical roadway deflection where added visibility is desired or where such deflection is not expected(see Figure 3B-30). .-� Advance pavement wording such as BUMP or HUMP(see Section 3B.19) may be used on the approach to a speed hump either alone or in conjunction with advance speed hump markings. Appropriate advance warning signs may be used in conformance with Section 2C.22. Guidance: If used, advance speed hump markings should be installed in each approach lane. • • Sect.38.26 to 3B.27 Page 2C-20 December 2000 r Section 2O21 BUMP and DIP Siens (W8-I.W8-21 Guidance: BUMP (W8-l) and DIP (W8-2) signs should be used to give warning of a sharp rise or depression in the profile of the road. Option: These signs may be supplemented with an Advisory Speed plaque(see Section 2C42). Standard: The DIP sign shall not be used at a short stretch of depressed alignment that may momentarily hide a vehicle. Guidance: A short stretch of depressed alignment that may momentarily hide a vehicle should be treated as a no-passing zone (see Section 3B.02). Section 2C.22 SPEED HUMP Sion (W17-1) Guidance: The SPEED HUMP(W 17-1) sign should be used to give warning of a vertical deflection in the roadway that is designed to limit the speed of traffic. If used, the SPEED HUMP sign should be supplemented by an Advisory Speed plaque(see Section 2O42). Option: If a series of speed humps exists in dose proximity, an Advisory Speed plaque may be eliminated on all but the first SPEED HUMP sign in the series. Section 2O.23 PAVEMENT ENDS Sign (WS-31 • Guidance: A PAVEMENT ENDS (W8-3) word message sign should be used where a paved surface changes to either a gravel treated surface or an earth mad surface. Sea,—A-21 m'—C a3 ^ December2000 Page 2C-19 \t 414E N LL 11 ri . '�y�r' 9 "J''' // W8-1 W8-2 W8-3 W8-4 /1� n el 7 }. A WW y �¢PC:s b 3 N, �,91 ( '.mpp V W8-5 W8-9 W8-9a W8-11 W17-1 . p,,� � f j .• J W3-1a W3-2a W3-3 Sect.2C.2 I f �. 1 Weld County Referral hiDe September 12, 2002 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant REI, LLC, do Christine Case Number PF-1021 L Hethcock Please Reply By October 4, 2002 Planner Monica Daniels-Mika E Project PUD Final Plat for the 2n° Filing of Beebe Draw Farms for 406 lots Legal Sections 4,5,8,9,10 & 17, T3N, R65W of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 32; east of and adjacent to WCR 39; and north of and adjacent to WCR 38. Parcel Number Various a 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. Yield Count Planning Commisslor Hearin.i (if applicable) Nov':;nber 5, 2002 ' ❑ We have reviewed the request and find that it doer/does not comply with our Comprehensive Plan ❑,/We nave reviewed the request and find no conflicts with our interests. 4t1 See attached letter. Comments: Signature 7 Date P 2,11, ZOot , _, .^ Agency S t.nt b /U f tic 4-in' +Weld County Planning Dept. •:1555 N. 17th Ave.Greeley, CO.80631 :•(970)353-6100 ext.3540 •:•(970)304-6, EXHIBIT a DEPARTMENT OF BUILDING INSPECTION (it e-H. Weld County Administrative Offices 1555 N. 17th Avenue, Greeley, CO WEBSITE: www.co.weld.co.us Phone (970)353-6100, Ext. 3540 111k COLORADO September 24, 2002 REI, LLC, do Christine Hethcock PUD Final Plat for the 2nd Filing of Beebe Draw Farms for 406 lots. PF-1021 1. Building permits shall be obtained prior to the construction of any building including buildings housing mail rooms or bus shelters. Buildings intended for public occupancy, such as mail rooms and bus shelters, shall be designed and built in accordance with the requirements of the Americans with Disabilities Act and CABO/ANSI Standard A117.1-1992. 2. A plan review is required for each building. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for each permit. 3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. Current adopted codes include the 1997 Uniform Building Code; 1998 International Mechanical Code; 1997 International Plumbing Code; 1999 National Electrical Code and Chapter 29 of the Weld County Code. 4. Each building will require an engineered foundation based on a site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado registered engineer. 5. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall and opening protection and limitations shall be in accordance with UBC Table 5-A. Separation of buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and Chapter 3. Setback and offset distances shall be determined by the Zoning Ordinance. 6. Building height shall be measured in accordance with the 1997 Uniform Building Code for the purpose of determining the maximum building size and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 27 of the Weld County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset and setback requirements. Offset and setback requirements are measured to the farthest projection from the building. An ILC (Improvement Lot Certificate) will be required for each building showing the building height as measured according to Chapter 23 of the Weld County Code as well as the offset and setback distances to property lines. The ILC shall bear the stamp of a Colorado registered engineer or the certification of a Colorado registered surveyor and will be required prior to the frame inspection. Service,Teamwork, Integrity,Quality Page 2 7. A Flood Hazard Development Plan shall be submitted for buildings constructed within the 100-year flood plain. Please contact me for any further information regarding this project. Sincerely, Jeff Reif Building Official r Service,Teamwork, Integrity, Quality STATE OF COLORADO COLORADO GEOLOGICAL SURVEY Division of Minerals and Geology . -- _ �_ 1313Depa ment f Street, Resources m715 1313 Sherman Street, Room - Denver,Colorado 80203 October 7, 2002 r 2032 Phone:(303)866-2611 . FAX:(303)866-2461 DEPARTMENT OF L. - -- - NATURAL RESOURCES Ms Monica Daniels-Mika Sections 4, 5, 8, 9, 10, 17 T3N R65W Bill Owens Weld County Planning Governor [h -- Greg E Watcher 1555 N. 17 Ave r yA , C'� Executive Director Greeley, CO 80631 Michael B.Long /(;) 6 Division Director Vicki Cowart State Geologist Re: Beebe Draw Farms Filing 2, Final Plat and Director CGS Review No. WE-03-0011 Dear Ms Daniels-Mika: In response to your request I reviewed the material included with the referral for final plat, which included a Grading and Erosion Control Plan prepared by Milestone Engineering (August 2002) and a Specific Development Guide(August 2002). Filing 2 consists of 2307 acres to be divided into 406 lots. My comments are listed below: Erosion control. Erosion control is given cursory mention in the Development Guide, which simply calls for reseeding of disturbed areas and specified landscaping. Although the lots will not be overlot graded, there will be significant grading for the roads and infrastructure. BMPs for erosion control should not be limited to silt fence(which is often installed incorrectly) and straw bales; thought should be given to employing temporary sedimentation ponds, particularly in areas close to the reservoir and wetlands. Also, a number of lots contain deflation basins or low areas, which might require substantial grading to prepare building pads. A plat note or covenant should state that grading on individual lots must not adversely affect neighboring properties. Oil and gas operations. The Development Guide contains a list of mineral owners, but \ there is no mention that heavy equipment and oil well service trucks will have access to subdivision roads for maintenance purposes. This should be stated in the Development Guide or as a plat note. Setbacks. Most of the wells and tanks have been allocated to open space tracts; as a result, the required setbacks only minimally affect lots. The lot that is probably most constrained by setbacks is lot 399, although about half of the lot still contains buildable space. r Beebe Draw Farms Flg 2,Final Plat,p.2 Wastewater treatment. The plan for wastewater treatment,which involves specific ISDS design in addition to oversight by a metropolitan district, should significantly limit the impact to the shallow groundwater system and to Milton Reservoir. The plan is discussed in detail in the Development Guide. The implementation of the plan is very important and will require close coordination with the county health department to be successful. Buffer zones. There should be some discussion as to how the environmental buffers will be enforced. Please call me if there are any questions. Yours truly, I k Celia Gree , an Geologist Weld County Referral C. September 18, 2002 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant REI, LLC, c/o Christine Case Number PF-1021 Hethcock Please Reply By October 4, 2002 Planner Monica Daniels-Mika Project PUD Final Plat for the 2n° Filing of Beebe Draw Farms for 406 lots Legal Sections 4,5,8,9,10 & 17, T3N, R65W of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 32; east of and adjacent to WCR 39; and north of and adjacent to WCR 38. Parcel Number Various 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) November 5, 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. ✓ , See attached letter. Comments: Signature Date 4_ th Agency +Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax fir MEMORANDUM Wi`ge TO: Monica Mika, Director COLORADO DATE: September 23, 2002 October 18, 2002, in bold FROM: Kim Ogle, Planner IIIO - SUBJECT: Response to Clinger Letter of 10-16-2002 Final Plat, PF-1021, Second Filing Beebe Draw Farms and Equestrian Center PUD aka Pelican Lake Ranch PUD This review addresses only the 2n° Filing of the Pelican Lakes PUD. Filing Two consists of 406 Lots on 2, 307 acres of which approximately 1000 acres consists of open space and greenbelt areas. Each Lot is a minimum of 2.5 acres in size. Central Weld County Water District will serve this Filing for potable water and individual septic systems will handle the effluent flow. Irrigation water is not available for the development The Department of Planning Services received a conceptual Landscape Plan for this project, that addresses the Landscape entry, Intersections and the Mailbox/ Bus Shelter areas. Prior to Recording the Final Plat for the 2n° Filing, the applicant shall submit a Landscape Plat Map per /es" Section 23-2-750.D of the Weld County Code. The applicant's engineer shall prepare the Final plat per the requirements of Section 23-2-690. The Vicinity Map shall be delineated at a scale of 1"=2000 feet and the Site Masterplan shall be delineated at a scale of 1"=100 or 1"=200 feet, no exceptions. The Department of Planning Services reviewed the supporting application documents including the associated design development black lines dated August 2002 and offers the following comments: Presently, the First Filing is under construction, with the remaining lands being utilized for the grazing of livestock. There are a number of oil and gas wells with support facilities located through out the property. The Milton Reservoir, adjacent to the property and the 2n° Filing, and the associated canals provide irrigation storage and delivery to surrounding property owners. Neighboring lands consist of irrigated agricultural lands, dryland agriculture and rangelands. The supporting documents state that the majority of the site is comprised of rolling sand hills prairie, with small isolated areas converted to domesticated non-native grasses, some if which may have historically been irrigated. The property has highly erodible surface soils that are susceptible to wind and water erosion if the vegetation is disturbed or removed. Further, areas in and around Milton Reservoir have seasonally high groundwater. Potential water contaminants, either from agricultural runoff, residential fertilizing and pesticide use or equestrian use may impact subsurface waters, including the Milton Reservoir. The application documents state that removal of horse manure will either be hauled from the SERVICE,TEAMWORK,INTEGRITY,QUALITY property or incorporated into the soil for landscaping and gardening areas. The applicant should be required to submit a waste handling plan for each Filing and demonstrate that the action taken to address this issue is within the Best Management Practices as defined by CAFO regulations. The supporting application documents state that pursuant to a permit from the Army Corps of Engineers requiring re-vegetation of all disturbed areas, the applicant plans to re-vegetate all areas of disturbed soils by seeding and re-fertilization in the disturbed areas during construction. Further, no new construction will be permitted within one hundred (100) feet of wetlands, for this Filing. The supporting application documents state a buffer zone will be implemented between the developed parcels and the reservoir shoreline, as well as adjacent to the Platte Valley Canal and other unidentified irrigation canals to protect water quality. Per Clinger's letter dated October 16, 2002, the buffer area will be in accordance with the Environmental Assessment (EA) documents. The Department of Planning Services requests a copy of this document. Filing One identified the Equestrian Center, outdoor riding arenas, cross country jumping courses, stables and other facilities, including a trail network of forty miles for riding and walking throughout the development. It is unclear if this recreational amenity has been constructed. Per Clinger's letter dated October 16, 2002, "the trail will be mown twice a year and dragged to break up manure as required." Staff has determined that this is unacceptable. The trail shall be constructed to eliminate the disturbed and highly erodible surface soils that are susceptible to wind and water erosion if the vegetation is disturbed or removed. Mowing of the native grasses does not constitute a well designed and constructed trail surface to address this fragile landscape. Staff continues to require the applicant to submit a waste management plan for the removal of the manure from the surface soils. Further, the applicant states that in Phase I, ten percent (10%) of the Equestrian lots were occupied. Staff is not in a position to concur with the results of the initial Filing. In any case, adequate maintenance of all trail systems and equestrian shall be planned for in all Filings. Filing Two appears to not have any recreational amenities. Prior to recording the Final Plat, for the 2n° Filing, the applicant shall provide evidence of completion of all recreational, cultural and environmental elements associated with the First Filing. Further, the August 2002 black lines do not delineate the location of the internal trails associated with this Filing. All trails, paths and parking areas for equestrian and pedestrian uses shall be delineated on the appropriate plats. Clinger's letter dated October 16, 2002, states "a fenced parking area has been allocated in Outlot A and will be constructed for horse trailers and recreational vehicles as the need arises." Staff's position is that with equestrian lots platted in each filing, parking for horse trailers shall be designed and constructed. No exceptions. The PUD covenants restricts privacy fenced areas to a maximum of five percent per lot area. Lot line fencing is not permitted. An additional five percent of the lot area may be fenced for a corral or paddock, with the equines kept within the fenced areas. The location of these "Equestrian Lots" has not been delineated on the design development black lines dated August 2002, that were reviewed. Further, additional information is required for the circulation and parking of the livestock trailers for this use within the PUDs boundary's. The Department of SERVICE,TEAMWORK,INTEGRITY,QUALITY Public Health and Environment shall further address this issue. The supporting document text states that "within six months of the completion of the main dwelling, a minimum of fifteen trees shall be planted on the lot (ten evergreen, of which five are at least five (5) feet in height; and five deciduous, of which at least two are ten feet in height)." The standard nomenclature for specifying tree size is by height for evergreen trees and calipher for deciduous trees. The text continues, stating "the remaining lot area and common area will be maintained in vegetation native to the area or that occurred on-site prior to development. Removal of rock, topsoil, plant material or similar items from common areas will not be permitted." Given that historically this land has been grazed, perhaps over grazed, it is strongly suggested that each lot be required to stabilize the existing fragile soil conditions, either with indigenous species, native species or domesticated non-native grasses that have acclimated themselves to this ecosystem. Further, irrigated landscape areas are limited to less than five (5) percent of each residential lot, in an attempt to conserve water use. Native vegetation adapted to natural precipitation will be encouraged on all portions of residential lots and in undeveloped and common use areas. Additionally, on each lot, fifteen undefined tree species will be planted. The plant material list is not specified, see later comments concerning the proposed landscape plan from of the office of Clinger & Associates and Britina Design Group. Setbacks from known areas of wildlife habitat, water courses, canals and reservoirs are outlined in the supporting document text and have been approved in consultation with the U.S. Fish and Wildlife Service and the Colorado Division of Wildlife. It should be noted that the purpose of these buffers, including any greenbelt corridors preserved or constructed, is to retain wildlife habitat and to encourage the retention of and development of species diversity. Clinger letter dated October 16, 2002 states all construction will occur within the proposed and delineated building envelope. The applicant is not asking for a variance from these requirements. The supporting document text states that "open space and riding trails will be incorporated into the development plans. If designed correctly, these could retain significant residual wildlife habitat and provide important movement corridors for wildlife through the development. Corridors should be as wide as possible, retain native vegetation, be continuous, and connect to key wildlife areas...." The applicant shall be required to provide written evidence of a mitigation plan identifying how the proposed open space and riding trails will be incorporated in to the Pelican Lake PUD, and further demonstrate that all efforts to promote, retain and develop these important wildlife corridors has been addressed and will be effectively managed by either the Metropolitan District or the Colorado Division of Wildlife. David Clinger of Clinger and Associates, Environmental Land Planners and Development Consultants and Britina Design Group have provided information pertaining to the Conceptual Landscape Drawings. Mr. Clinger states that the development is an open high plains prairie, with landscaping concentrated at key intersections and entries into the development. Three Mail/Bus shelters and one new security gate on an internal private road are proposed in this Filing. Mr. Clinger states that the open space is devoted to passive areas and equestrian trails. The issue of the management of the equestrian trails remains, given that in earlier discussions it was noted that the trails are on lands that are comprised of a fragile highly erodible landscape. Further, there is no information provided for maintenance and management of the SERVICE,TEAMWORK,INTEGRITY,QUALITY amenity, except to state that the Metropolitan District will provide this service. This is not acceptable. There is inconsistently in the supporting document text. In one sentence, the landscape will be irrigated utilizing pop-up irrigation heads, whereas, in the Clinger text, the landscape areas will consists of soaker hoses that will apply water requirements to each plant. Above ground sprinkler heads will apply to maintain grass areas shown in the Landscape Plans. Are the grass areas located on individual lots, the common areas or in the key landscaped areas described by Clinger. The applicant shall delineate where the pop-up heads will be utilized and where the soaker hoses will be utilized as this statement is incomplete. The October 16, 2002 Clinger letter states "It is our intention that all common turf areas will be irrigated with pop-up spray and rotor heads. All common shrub and perennial areas will be irrigated by drip emitter system. These irrigation systems are for common areas only and shall not be shown on individual lots." Clinger and Associates/ Britina Design Group have provided a xeriscape plant materials list for utilization in the key landscape areas and in the common open space areas of the development. A plant materials list was not provided for the individual property owner who is required to plant at least fifteen trees and to restore the disturbed areas with native plant materials. To utilize a limited plant material list for all areas of this development will created a limited plant palette with no environmental or plant material diversity. The establishment and nurturing of the high plains prairie should be encouraged and be required. The October 16, 2002 Clinger letter states "the individual lot owners at Beebe Draw will be required to submit a plant list for the 15 trees on each lot to the Architectural Control Committee for approval. Staff continues to not have a copy of the proposed plant material list and the issue of re- vegetation of the disturbed soils on each lot has not been adequately addressed. Further, the application documents state that five percent (5%) of each individual lot will have irrigated planting areas and will be planted with fifteen (15) trees from the selected list. The number of trees is not a minimum, it is an absolute number. The supporting document text states that one animal unit will be permitted per lot, as is permitted in the Estate Zone District. Further, the text implies that the residences may have accessory structures. These structures shall adhere to the 4% rule guidelines for subdivisions, no exceptions. The location of the Entry Statement/ Sign adjacent to the internal access road was delineated. The proposed sign for the development shall conform to Section 23-4-80.A of the Weld County Code. The proposed mail box location and bus shelter plan shall be located in an area that has adequate sight distance. 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 mail box facility as proposed 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 SERVICE,TEAMWORK,INTEGRITY,QUALITY submitted to the Department of Planning Services. Sheet L-5 graphically depicts the Mail and Bus Shelter facility. It is noted that two 3'-0" metal clad doors with clear safety glass panels will provide access to the building. A second note states that the double doors are to be handicapped accessible. Information, either documented or delineated has not been provided stating how this facility meets the intent of the Americans with Disabilities Act (ADA). Further, the single parking space delineated on the conceptual plan, see Sheet L-3, does not meet the requirements of parking for the ADA standards. The applicant shall address this issue prior to recording the Final Plat, Second Filing. On Sheet L-3, Conceptual Landscape Plan, a "Call Box" adjacent to the inside edge of a rotary travel circle is delineated. This location appears to create an unwarranted traffic hazard and should be relocated to a location nearer to the security gate and outside of the travel lanes associated with on-site circulation. The applicant shall address this issue and resubmit the proposed location to the Department of planning Services, Department of Public Works and all emergency responders associated with this development. Evidence of approved location shall be provided to the Department of Planning Services. Clinger's letter dated October 16, 2002, states the call box has been carefully sited to accommodate circulation, if the caller is denied access through the security gate. Staff respectively disagrees with the placement of the call box and suggests the location and application of this feature be redesigned and re-evaluated. The supporting text and conceptual plans have identified the location of all on site signs. Not addressed are signs associated with the on-site amenities. All signs associated with this proposed development shall adhere to Section 23-4-80.A and Section 27-6-90 of the Weld County Code. The applicant proposes several open space parcels, identified as Outlot on the plans. Per Section 27-2-60 of the Weld County Code, fifteen percent of the PUD shall be in useable open space. Based on calculations of this department, the amount of open space has been met per Code. Common open space is defined as any useable parcel of land essentially unimproved and set aside, dedicated, designated or reserved for public or private use or for the use and enjoyment of the owners or occupants of land adjoining or neighboring such an area. The open space functions as a separate non-buildable parcel. Each lot shall directly abut the open space element of the PUD. Given this condition, concerning open space, the proposed School site and proposed Fire Station site shall be on separate parcels of this PUD. Further, the two sites will be required to adhere to the standards of Section 27-2-60 (Common Open Space); Section 27-2-30 (Buffering and Screening); Section 27-2-50 (Circulation) and Section 27-6-60 (Landscaping) of the Weld County Code. Both sites shall have extensive buffering and screening between the structures and the adjacent property owners property. Finally, all structures are required to meet the minimum setbacks from all proposed and existing oil and gas facilities as outlined in the Weld County Code. It is noted that there are several residential lots located in Filing 2, Phase 1, immediately adjacent to the one hundred foot environmental buffer and west of the Milton Reservoir that appear to be unable to meet setbacks for both structure location and location for septic systems. The applicant shall provide evidence to the Department of Planning Services and Department of Public Health and Environment that the required setbacks can be met and that SERVICE,TEAMWORK,INTEGRITY,QUALITY the parcel is buildable. The applicant shall provide evidence of an agreement with the properties mineral owners stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owners. Evidence shall be submitted to the Department of Planning Services for review and approval. The plat shall be amended to include any additional four hundred by four hundred square foot box as possible future drilling sites, should an agreement not be in place. 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 1.75" 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 supporting application documents address the issue of the dryland seed mix to be utilized within this development. The appropriate seed mix shall be identified by manufacturer, percent of seed mix by species and rate of application. Further, the applicant shall state whether the seed shall be drilled or broadcast at installation. The applicant shall also delineate the location of the proposed turf grasses location. 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. The applicant shall submit an itemized Improvements Agreement for all on-site features and elements associated with the Second Filing, all Phases. The proposed improvements will include all non-transportation elements. A Lump Sum cost estimate number is unacceptable. The applicant shall submit refined Landscape Plans identifying the location of the material(s), the location of all sodded areas and seeded areas, including refined building plans that accurately delineate the adherence to the ADA requirements. Further, these drawings and supporting documents shall be resubmitted to this office for review and approval prior to submitting the Final Plat mylars for recording. All information that requires re-review by referral agencies shall be submitted to this office prior to scheduling the Board of County Commissioners hearing. Responses and discussion to the Clinger Letter dated October 16, 2002 have been printed in bold face type. SERVICE,TEAMWORK,INTEGRITY,QUALITY The Department of Planning Services Landscape referral recommends approval of this application. r ❑ The applicant shall be required to submit a waste handling plan for each Filing for the management of the equestrian trail, given that in it was noted that the trails are on lands that are comprised of a fragile highly erodible landscape. Further, the applicant shall provide additional information regarding maintenance and management of the amenity. ❑ The applicant shall be required to submit a re-vegetation plan of all disturbed areas disturbed areas during construction. The plan shall include information regarding plant type, installation methods and maintenance. ❑ The location of the "Equestrian Lots" has not been delineated on the design development black lines dated August 2002, that were reviewed. Further, the black lines do not delineate the location of the internal trails associated with this Filing. All trails, paths and parking areas for equestrian and pedestrian uses shall be delineated on the appropriate plats. ❑ On each residential lot, fifteen undefined tree species will be planted. The plant material list is not provided for the individual property owner who is required to plant at least fifteen trees and to restore the disturbed areas with native plant materials. The proposed plant material list shall be identified and outlined in the text. ❑ The applicant shall be required to provide written evidence of a mitigation plan identifying how the proposed open space and riding trails will be incorporated in to the Pelican Lake PUD, and further demonstrate that all efforts to promote, retain and develop these important wildlife corridors has been addressed and will be effectively managed. ❑ The applicant shall delineate where the pop-up heads will be utilized and where the soaker hoses will be utilized in all landscape areas.. ❑ The applicant shall be required to provide written and graphic evidence that the proposed mail box location and bus shelter plan meets their design standards and delivery requirements for the mail box facility and 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. Further, evidence shall be provided that the facility meets the intent of the Americans with Disabilities Act (ADA) for access. ❑ The applicant shall be required to provide written and graphic evidence that the proposed "Call Box" adjacent to the inside edge of a rotary travel circle meets the requirements of all emergency responders associated with this development. ❑ The applicant shall be required to provide written and graphic evidence that the location of all on site signs, including signs associated with the on-site amenities have been located. ❑ The applicant shall be required to provide written and graphic evidence that the location SERVICE,TEAMWORK,INTEGRITY,QUALITY of the proposed School site and proposed Fire Station site are on separate legal parcels of this PUD. es- ❑ The applicant shall be required to provide written and graphic evidence that the location of residential lots located in Filing 2, Phase 1, immediately adjacent to the one hundred foot environmental buffer and west of the Milton Reservoir are able to meet setbacks for both structure location and location for septic systems. ❑ The applicant shall provide evidence of an agreement with the properties mineral owners stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owners. ❑ 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. ❑ The supporting application documents address the issue of the dryland seed mix to be utilized within this development. The appropriate seed mix shall be identified by manufacturer, percent of seed mix by species and rate of application. Further, the applicant shall state whether the seed shall be drilled or broadcast at installation. The applicant shall also delineate the location of the proposed turf grasses location. ❑ The applicant shall submit an itemized Improvements Agreement for all on-site features and elements associated with the Second Filing, all Phases. . ❑ The applicant shall submit refined Landscape Plans identifying the location of the material(s), the location of all sodded areas and seeded areas, including refined building plans that accurately delineate the adherence to the ADA requirements. ❑ Prior to recording the Final Plat, for the 2nd Filing, the applicant shall provide evidence of completion of all recreational, cultural and environmental elements associated with the First Filing. End memorandum. SERVICE,TEAMWORK,INTEGRITY,QUALITY Weld co, my piannin xDavid A. Clinger CRfE(EyoFF E1arrment ,mmi,`„m & Assoc. Ltd. Oar Environmental Land Planners 1 2002 �� Development Consultants cE,1 QED October 16, 2002 DCA# 01011 Ms. Monica Milke,Director Mr. Kim Ogle,Planner III Department of Planning Services Weld County 1555 North 17th Avenue Greeley, CO 80631 Dear Monika and Kim, This letter is written in response to the review dated September 23, 2002 by Kim Ogle of the Weld County Planning Department. According to your review there is a discrepancy in the text regarding irrigation on the Landscape Plan. It is our intention that all common turf areas will be irrigated with pop-up spray and rotor heads. All common shrub and perennial areas shall be irrigated by drip emitter system. These irrigation systems are for common areas only and shall not be shown on individual lots. The individual lot owners at Beebe Draw will be required to submit a plant list for the 15 trees on each lot to the Architectural Control Committee for approval. The committee will encourage Xeriscape and"High Prairie" plant material to encourage the High Plains Prairie environment. V Truly s, David A. Clin Land Planning onsultant cc: Kent Colb Christine Hethcock 21759 Cabrini Blvd. • Golden, CO 80401 • (303) 526-9126 • (303) 526-9320 FAX ' *e/a"of, , p wpe,gel,woe 0[T otti�epa A 9 '`� � David A. Clinger / 7 20 F 41 & Assoc. Ltd. (,F/ 02 Environmental Land Planners I/CO Development Consultants October 16, 2002 DCA# 01011 Ms. Monica Milke, Director Mr. Kim Ogle, Planner III Department of Planning Services Weld County 1555 North 17th Avenue Greeley, CO 80631 Dear Monika and Kim, This letter is written in response to the review dated September 23, 2002 by Kim Ogle of the Weld County Planning Department. The following list addresses the items called out in your review. 1. The Equestrian Trail shall be described in greater detail on the plans as a 6 foot wide path including: • Maintenance shall include mowing a min. of twice a year. • The trail shall be "dragged to break up manure, as required. • Trail markers shall be located every `'A mile minimum. 2. Based upon experience in Phase 1,Equestrian demand appears to be very low. We anticipate 10% occupation by horses on lots(the PUD lists 20%). 3. A fenced parking area has been allocated in Outlot A and will be constructed for horse trailers and recreational vehicles as the need arises. This facility will be built by Beebe Draw Farms Metropolitan District. It is important to note that all equestrian lots back onto the open space trail system. 4. A wildlife buffer zone located on the easterly portion of Filing No. 2 has been Established on the PUD and Final Plat in accordance with the Environmental Assessment(EA). The developer shall follow the mitigation plan which is indicated on the EA of the Specific Development Guide. 5. With respect to comments on the "4% rule guidelines for subdivisions, we agree. 21759 Cabrini Blvd. • Golden, CO 80401 • (303) 526-9126 • (303) 526-9320 FAX October 16, 2002 DCA# 01011 Page 2 of 2 6. The location of the call box has been carefully sited to accommodate circulation , if the caller is denied access through the Security Gate. If the call box is moved to a location near the Security Gate,this will cause back-up problems into the traffic circulation system. We have designed and built many systems utilizing this configuration. 7. With respect to lots immediately adjacent to the 100' Environmental Buffer and west of the Milton Reservoir, it is our intent to install the required septic system within the building envelope area as shown. 8. Regarding existing plant material, all plant material is located within the irrigation canal off-site or within the area of the Phase 1 boundary. Also there exists a few deciduous trees in the Northwest corner of the site(in open space) which shall remain. If you have any questions on these comments, please contact me at your earliest opportunity. Very ' ly Your , 11 1 Davi' A. roger Land P1. ing Con ultant Cc: Kent Coburn Christine Hethcock /'1 Hello