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Pelican Lake Ranch/Beebe Draw Farm Marina & Boat Ramp opens spring 2002. Note revegetation of disturbed areas.
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Pelican Lake Ranch/Beebe Draw Farm Main Entry House has been offered to the sheriff for a rural substation.
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Pelican Lake Ranch/Beebe Draw Farm Community Center, mail room, Metropolitan District offices, school bus pickui
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Pelican Lake Ranch/Beebe Draw Farm 3,000,000 gallon water storage tank built to support original 800 lot PUD.
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Pelican Lake Ranch Lakeside Lodge Clubhouse
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This is an artist's concept of the The Lakeside Lodge Clubhouse The Pelican Lake Ranch Lakeside paid for by Homeowner Association
Pelican Lake Ranch Lakeside Lodge complex will include a grand hall Lodge Clubhouse will be started and Metropolitan District.
Clubhouse as it will be viewed from with four-way gas log fireplace, when there are approximately 50 It is anticipated that there will be
the swimming pool and lake. catering kitchen,cloak room,huge families living at the development. 50 families living at Pelican Lake
It will be for the private use of wraparound deck, restrooms, office, As developers, it has been our Ranch in three to four years.
Homeowners and their guests only. exercise area,storage,locker rooms, experience that constructing a
Homeowners will be able to book elevator,patio, swimming pool, building before it is needed creates
parties,meetings,and enjoy other tennis courts,walking paths,and maintenance problems, vandalism, e
activities here. convenient parking. and costly repairs which must be
Rendering is an artists concept.Specifications,materials,sizes,and extras may change without notice. (�
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Dedicated School Site
Existing 1 Million Gallon Dedicated Fire Station
Water Storage Tank ((■■�•1 .�
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- Equestrian Area•
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Lots: Open Space:
706 F.M.Onglot. Existing Open Space IU29 Ar.+I- 1\11 \ ad.(s ea Setback
Phase 510 Amt 177.5 Ac
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Phase1 919 Phaxl 9WAAc..
606 Proposed Rex Lola Proposed Open Spare 11Iff.9 99.1 ACM- 1 (/
Plisse HO
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Maw 419 Phew IOIIIAt. /'\
Revised Preliminary Land Plan Samm!.A \ 1 l /\
Ino lAt aMunlon 110%) v/ i
62♦/.ACM Open Spate Increase (�/
Beebe Draw Farms & Equestrian Center "�'""� ""'"naxaw Lj r`
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11409 West 1716 Place
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NORTH (CAT p September Sd I ber 21.2001
PELICAN LAKE RANCH - NOVEMBER, 2001 HEARING
Sewage Disposal Report by David Shupe, Colorado P.E. 5914
• I am an experienced soils engineer with more than 35 years background in septic system design
and use. In 1966, served on the Colorado State Health Department committee which wrote
the original State ISDS regulations.
• Soils in the proposed subdivision area have been extensively investigated for suitability of
on-site treatment prior to dispersal.
• The proposed design provides treatment by subsurface sand filtration ( a long-proven method)
prior to effluent dispersal.
• Gross density for proposed systems (almost 6 acres/unit) is nearly 2 1/2 times the area
required by current Weld County regulations (2 1/2 acres/unit).
• This proposal places design and installation of each system under the joint supervision of the
Weld County Health Department and the Beebe Draw Metropolitan District covering jt
filings of the subdivision.
• On-going maintenance, including pumping, field inspection and groundwater monitoring, will
be provided by the District, and reported to the Weld County Health Department.
• Cost of the maintenance program as outlined herein will be included in the taxes paid to the
District by each homeowner, according to the financial structure set forth in the District's
Service Plan. Revision of the Service Plan to that end is currently under way.
• To our knowledge,such a highly organized supervision and maintenance plan for ISDS systems
has not been proposed before in Weld County, although such systems exist elsewhere in the
country.
• Weld County Health Department personnel have been party to the development of this proposal
from its inception. The plan is in compliance with new County Subdivision Regulations and
with current Health Department recommendations regarding inspection and management.
4 EXHIBIT
SCM 4.2c)
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
part enof Minerals and l Gesou rogy
tes
Department of Natural Resources
1313 Sherman Street,Room 715
Denver,Colorado 80203 March 6,2000 rill
Phone:(3031 866-2611
FAX:(303)866-2461 DEPARTMENT OF
A D NATURAL
RESOURCES
Ms Monica Daniels-Mika
R1.1 invent
Weld County Planning Gov.,o0,
1555 N. 17th Ave Giel.E Wall., r
Greeley,CO 80631 Ever .live n"' I,..
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),. on D... ),Re: Beebe Draw Farms,Filing 2,Final Plat
Vi.k (Divan
CGS Review No.WE-00-0032 mate ce„luni.
aril 'irav9),
Dear Ms. Daniels-Mika:
The submittal material for the final plat contains no data that was not included in the preliminary
plat referral. My letter of May 25. 1999 states the data deficiencies at the preliminary plat stage.
A Phase III Drainage Report prepared by Milestone Engineering(November 1999)was available
for review.
The final plat material is missing the following:
r • Plat. There is no topographic base for the plat.
• Drainage Report. There are no plan drawings of the drainage basins that are discussed in the
drainage report therefore it is not possible to know where flows are directed.
The Drainage Report discusses retention facilities. There should be some mention in the
report as to why retention facilities will be used as opposed to detention facilities.
The plat does not show locations of the retention facilities. These should be indicated.
• Erosion. No erosion control plan was submitted. The soils are composed chiefly of Valent
and Vona soils with minor Olney soils. Each of these soil types is erodible and subject to :oil
blowing and water erosion. As such,construction should be phased so that overlot grading is
minimized. Sediment basins should be established for construction areas greater than 5 acres,
the size where silt fences and straw bales become ineffective. Drainage that is routed to
roadside ditches will soon cut channels,causing runoff and sediment to fill individual lots
Ditches should be lined with appropriately sized riprap to minimize erosion.
7•
,Septic systems. The Weld County Soil Survey states that Valent,Vona and Olney soils ar_
very permeable and in many places,the sandy material does not adequately filter the leachate.
in some cases it may be necessary in absorption fields to combine the native soil with a
graded sand mix to slow percolation and aid in filtration.Because no subsurface infiunlati 3n
was provided on the property, the depth to groundwater is unknown. But Beebe Draw is a
paleochannel of the South Platte,and as a consequence,groundwater may be expected to lie
fairly shallow. With the development of 89.0 -onseptic_5y;_tems there is r lik_lihood/
of groundwater contamination, failure of leach fields,and of effluent surfacing in undesirabld,
locations,such as basements. Also,if open space is to be used as a backup area for leach
fields,it should be made clear that such areas are restricted from recreational use.
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Beebe Draw Farms Filing 2,Final Plat,p.2
The above issues should be addressed and the essential information should be supplied
(topographic base; drainage maps;erosion control plan)before approval of the final plat. Pleas•,
call me if there are any questions.
Yoyrs truly, ,.
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Celia Greenui
Geologist
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_ STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
of eralsGeology
of and Resources
Department of Natural Resources
1313 Sherman Street,Room la Count Plannin De
Denver,Colorado 80203 y g p•
Phone:(3031 866.2611
FAX:(3031866-2461 ne 9 2000 DEPARTMENT OF
JUN 12 200W NATURAL
RESOURCES
RECEIVED °
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Ms Monica Daniels-Mika Grit .Wald In
Weld County Planning I xcueive Din. to
1555 N 17th Ave Mich U.rd••
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Greeley,CO R0631 Vic ki Inwa,'
Sla,c teolopd•i
Re: Beebee Draw Farms Filing No. I and 2, Final Plat and(•rte,lot
CGS Review No. WE-00-0049
Dear Ms. Daniels-Mika:
In response to your request I reviewed the most-recently submitted material on Beebe
Draw Farms. Included in the referral were a Geotechnical Investigation Report prepared
by Horizon Construction Services (May 2000) and a Phase III Drainage Report prepared
by Milestone Engineering(November 1999). This is the first time CGS has received the
geotechnical report. The drainage report was submitted previously but without any maps.
I) Drainage. The drainage report mentions that water retention is planned for the site
because storm runoff is not permitted to reach the Platte Valley Canal or Milton
Reservoir. There should be some discussion as to how the historic volume of runoff will
be returned to the system. The construction plans for the ponds are not discussed,
specifically,whether the ponds will be lined or not. Also, the maps accompanying the
report should indicate with arrows the routing of storm water to the ponds.
2) Soil. The Horizon report docs a good job of characterizing the subsurface soil,
identifying problems and providing recommendations. The chief constraints of the soil,
which appears to he fairly uniform across the site,are low bearing capacity and extremely
fast percolation rates. These concerns can be addressed by adjusting loads and sizing
footings appropriately, and installing engineered leach fields,all of which are discussed
in the geotechnical report;the recommendations should be followed.
Selected soil samples show the potential for volume change, either for swell or collapse.
In addition to foundation mitigation for these types of soils, either through
overexcavation or by wetting and compacting collapsing soils, management of subsurface
water is critical. Subsurface drains should be included in the foundation design, and
grading around structures should effect a positive slope so that water does not pond.
These points are raised ill the Horizon report.
EXHIBIT
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Beebe Draws Farms,tiling 1 and 2,final Plat,0.2
3)Erosion. One area that was given little attention was erosion control. One sentence is
provided in the geotechnical report,and the erosion control plan included in the drainage
report consists of illustrations of how to construct a straw bale and place riprap. While
this is important, the fundamental problem has not been addressed. The Soil Survey of
Weld County states that the soils are very susceptible to blowing. CGS experience witl
sandy soils in other areas has shown that such soils tend to sheet flow during periods of
heavy precipitation, and erosion features such as channeling and gullying are very
common. With this in mind, I recommend that the site be closely evaluated by the
National Resource Conservation Service, if there are no county personnel assigned to
administer erosion issues.
Some basic erosion control practices would include phasing earthwork activities so that a
minimal amount of ground is exposed at one time,constructing temporary sedimentation
ponds for exposed areas greater than 5 acres,and establishing a maintenance program In
all practices. For example, silt fences are generally installed and then allowed to
deteriorate and flap uselessly in the wind.
Water conveyance in unlined ditches is likely to create situations where the ditches are
breached or widened. This can cause deterioration to lots and to pavement substrate,
particularly if high-velocity flows are transmitted. The use of storm sewers should he
seriously considered.
r
/4) Environmental Buffer Zone. In the response to comments the applicant states that the
environmental buffer zones only prohibit structures and do not affect placement of septic
systems. If this is the case, the restrictions need to be reevaluated for future projects. a
septic systems may impact sensitive zones as much as structures.
In summary, erosion control should be discussed in more detail. Also,there arc basic. /
questions that need to be answered involving drainage. It seems quite late in the plattir g ,
process to be raising these issues, but this is the first time that the geotechnical report and l
i drainage maps have been sent to CGS. Please call me if there are any questions.
Yoars truly,
/ tG 1 - / Lt.c.tic-e4.- .....
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Geologist
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