HomeMy WebLinkAbout20010212 MEMORANDUM
Wi` a To: Kim Ogle, Planner II
COLORADO From: Anne Best Johnson, Long Range Planner
Subject: 41h Am USR-877
Date: October 16, 2000
Thank you for the opportunity to respond to this referral request.
Currently, this property is also under consideration of a Sketch Plan, case number S-569, for 40
residential PUD lots on 141.82 acres. The applicant's names are Gary G. and Mhari M.
Peschel. The project name is Paragon Estates. I have been assigned to this sketch plan and
would welcome your comments.
This property provides a vital link along the regional St. Vrain Valley Open Lands and Trails
project from the City of Longmont's St. Vrain River Greenway to Sandstone Ranch. In the
reclamation plan provided by the applicants, a trail has been placed along the south side of the
river at the northern boundary of the property. This trail placement is precisely where the
Master Plan for the St. Vrain Valley Open Lands and Trails project identifies the most
appropriate location.
MUD.CPolicy 2.4 states, "Adequate pedestrian passageways between and within developments
and neighborhoods shall be encouraged." This particular property is located adjacent to the
south western corner of Sandstone Ranch. The City of Longmont has been an active
participant in the formation of the St. Vrain Valley Open Lands and Trails Master Plan. This
particular property would provide a link between the St. Vrain River Greenway in Longmont to
Sandstone Ranch. MUD.TGoal 2 further states, "Promote a pedestrian trail system to service
transportation and recreation purposes within the MUD."
I recommend that the developer shall reserve or dedicate a trail easement and provide public
access as part of the County Planning Department's recommendation. This trail easement
shall be located in the setback established with the mining application along the south side of
the St. Vrain River.
2001-0212
SERVICE,TEAMWORK,INTEGRITY,QUALITY EXHSIT
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Post Office Box 471 • Boulder,Colorado 80306
uldaer Land Use Department
\ounl / Courthouse Annex
2045 13th Street• 13th&Spruce Streets • Bouder.Colorado 80302 • (303)441-3930
TO: Anne Best Johnson, Planner
FROM: Peter Fogg- Manager, Long Range Division
DATE: October 5, 2000
RE: Paragon Lake Estates PUD Sketch Plan (Case No. S-569)
Dear Ms. Johnson:
Thank you for the referral on this matter. We have several comments to offer for your consideration. I
have also attached a memo from our Transportation Department regarding the CAMAS Colorado gravel
mining application on the northern portion of the Peschel property. Our primary question is with the
suitability of the site for the uses proposed given the dominance of the St. Vrain Creek floodplain. The
applicant addresses this issue in Sections H and L of the Sketch Plan Information Sheet and references the
MUD's Limiting Site Factors on pages 17 and 18. Except on a case-by-case basis, however,we do not
believe that properties located entirely within a floodplain are sound or appropriate sites for residential or
mixed use subdivision, particularly when a rezoning along with substantial grading and filling would be
necessary to accommodate the proposal. The current agricultural zoning seems to be proper given the
property's location.
Traffic Because there are no services within walking distance of the proposal or alternate modes available
e.g. bike paths, buses, future residents will need to rely on automobile trips for virtually every need or
chore. It is therefore reasonable to assume that the 40 units will generate more than the average 10 trips per
day for a rural development. Combined with other existing and planned traffic generators between 1-25
and Weld County Road 1/East County Line Road, additional right-of-way dedication along Weld County
Road 1 will likely be forthcoming. Boulder County open space borders the Peschel property to the west.
Our policy prohibits granting rights-of-way over County open space, so any dedication requirement for
Paragon Lake Estates will have to be made from within the subject property.
Water Service The applicant states that Left Hand Water District will be the supplier. For the record, the
Boulder County Commissioners' adopted Resolution 99-28 on January 26, 1999 that conditioned the
expansion of Left Hand's facilities. Page 3, Items 1 and 2 of that Resolution describe a "Weld
County/Boulder County Impact Zone". The Peschel property is included within this area. Left Hand is
limited to providing 25 or fewer taps to the Impact Zone until or unless the Boulder County
Commissioners"...at the Applicant's[Left Hand Water District]request, shall hold a public hearing ...to
take action on the Applicant's request to serve the Weld County/Boulder County Impact Zone". Thus,
while review and processing of the Paragon Lake Estates proposal can proceed, the tap restrictions can
only be lifted per the provisions of Resolution 99-28.
Preble's Meadow Jumping Mouse Habitat The Preble's was listed as Threatened under the Endangered
Species Act on May 13, 1998. Their preferred habitat is along riparian areas that have thick vegetation.
Areas with willows are particularly favored. Trapping along the St. Vrain in Weld County two years ago
EXHIBIT
Jana L.Mendez Ronald K.Stewart Pa j
County Commissioner County Commissioner County
did not result in any capture, although the habitat in several areas is suitable and earlier trapping results
cannot rule out the presence of the mouse. You may want to ask the applicant to consider either hiring a
wildlife biologist to conduct a survey of the property or to contact the US Fish and Wildlife Service
Colorado Field Office in Lakewood. Alternatively, the application could be referred directly to USFWS.
This concludes our comments. If I can clarify any of the above or provide further information please
contact me at your convenience.
Regards,
catti 71C1,1
Peter L. Fogg
Manager, Long Range Division
cc: Froda Greenberg, Longmont Planning Division
Kim Ogle, Weld County Planning
-'e[er Fogg - Gi-�iVIAS.M±iVI -
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Memorandum
October 4, 2000
To: Pete Fogg, Long Range Planning Manager
Land Use Department
From: Clark Misner, Transportation Planning Manager
Subject: CAMAS Colorado -Weld County Gravel Mining Operation Expansion
•
The Transportation Department has reviewed above referral proposal and has the following
comments: •
•
1. The applicant should continue to provide access to the mining operation via existing
locations on Weld County Roads throughout the duration of the application and continue
negotiating any short and long term road maintenance agreements with Weld County.
Currently, Boulder County is maintaining East County Line Road (Weld CR 1) through
an intergovernmental maintenance agreement. Boulder County desires to be informed
of any change to the maintenance status or long term road repair agreements between
the applicant and Weld County.
2. According to Exhibit (map) C.1, a road and utility corridor is indicated on the Peschel
Expansion Area. Currently there may be a field entrance slightly north of the Quicksilver
Road intersection with ECL Road. Any change in status of the access at this location
would require issuance of an access permit reviewed jointly by Weld and Boulder
County. In addition, if the access status is change to increase in use, the point of
access should be moved to be opposite to Quicksilver Road. Further, if the access is I
changed, Boulder County will require a traffic report, prepared by a qualified
professional engineer, registered in Colorado. F
3. Applicant needs to expand the traffic analysis, preferable prepared by a qualified
professional engineer, registered in Colorado, to include number and types of vehicles
using the site as it compares to existing use and background/future traffic patterns on
adjacent county roads. Once the analysis has been completed, our department may
have further comment. The applicant will be responsible for any traffic impact mitigation
• to be implemented as part of this application.
This concludes our comments at this time.
•
H:\END\ENSNARED\DEVELOP\REFERALS\CAMAS.MEM
•_
- ocT.a4.2000" 9:4inmu 0U4 b498 WELD PLANNING H0.488 F.2 002
Weld County n Referral
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IVOctober 4, 2000
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review;
Applicant Camas Colorado, Inc. Case Number 41h AmUSR-877
Please Reply ByY October 18, 2000., _ Planner *m Ogle'
Project 351St!$$peAtip..peyejcprp nt @lien end SpPaial UsePArmlt for a Gravel Mining
Operation.
Legal Parts of Section 7, 8, 17, and 18, Township 2 North, Range 68 West of the 6th
P.M., Weld County, Colorado, •
Location East of and adjacent to WCR 1; north of and adjacent to WCR 20.5,
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 Henning 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) January 16, 2001
Q We have reviewed the request and find that It does/does not comply with our Comprehensive Plan
a We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
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Signature �3a it /, - Date IO12.1fro
Agency IFi
+Weld County Planning O�4.11555 N. 11th Ms.Greeley,f..1O.80631 4.(970)353.8100 eM.3540 ('(970)304.54 1. EXH1Brr
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Yield County Ph ing Dept.
OCT 1 r 2000 t LONC
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RECEIVED rilitirt, 1-3
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING DIVISION eozoa t.: °
Civic Center Complex/Longmont, CO 80501
(303) 651-8330/Fax #(303) 651-8696
E-mail: longmont.nlunning@ci.longmont.co.us
Web site: http://www.ci.longmont.co.us
October 11, 2000
Ms. Anne Best Johnson
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
RE: Case Number: S-569
Dear Anne:
Thank you for sending the Paragon Lakes Estates PUD sketch plan application to the City of
Longmont for our review and comment. The 142 acre site is located on the east side of WCR1
and on the south side of the St. Vrain. The application states that the mining of sand and gravel
on the site is scheduled to start in 2001. After the site has been mined, the applicant proposes to
develop 40 single family homes, one office building with < 12,500 sq. ft., open space, and trails
along both the St. Vrain and Dry Creek No. 2.
Subsequent to receiving this sketch plan for review, the City received the Weld County referral
for mining and reclamation of this property. Given Weld County's response deadlines, the City
needs to comment on the sketch plan prior to reviewing and commenting on the mining and
reclamation plan. Consequently, please keep in mind that the City's comments on the sketch
plan may be modified by later comments on the mining and reclamation referral.
The proposed site is located in Weld County's I-25 Mixed Use Development Area. It is also
located in an area that is being proposed as a new neighborhood (Sandstone) to the Longmont
Area Comprehensive Plan (LACP). While Donald Sherwood (an adjacent property owner to the
south and east of this site) has not yet submitted an application, he has received authorization
from City Council to begin the Longmont Planning Area (LPA) amendment process, and has
held two meetings with property owners in the area. City Council's authorization to begin the
review process does not obligate them, however, to approve the proposed neighborhood plan.
The City has quite a few comments concerning this sketch plan. They concern water service,
sewer service, transportation, drainage, trails and open space.
The application says that water will be supplied by the Left Hand Water District. The City
understands that the Board of Boulder County Commissioners placed conditions of approval on
the 1041 permit for Left Hand's extension of a water line to serve this area. The application is
silent on how development of this property fits within the parameters of that approval. The City
trusts that Weld County will obtain such information from both Boulder County and Left Hand
Water District in the review of this sketch plan. Such information also would be helpful to
include in future referrals concerning this property.
The City's second comment concerns sewer service. The City is evaluating the location of
additional wastewater treatment plants downstream from our current plant. Consequently the
City requests that this property reserve a 40 ft. wide corridor along St. Vrain Creek for the
possible extension of a sanitary sewer interceptor to a new plant site downstream of this
property. The possible location of this corridor should be coordinated with discussions
concerning the location of trail corridors.
The third issue the City has regarding this sketch plan involves transportation. The Longmont
Area Comprehensive Plan (LACP) designates WCR1 as an arterial requiring a minimum of 120
ft. of right-of-way. The sketch plan shows only an additional 20 ft of right-of way dedication.
Boulder County owns open space on the west side of WCR1. The City respectfully requests that
Weld County discuss with Boulder County the likelihood of obtaining additional right-of-way
west of the section line. If getting such right-of-way from Boulder County is questionable, more
right-of-way than typical may be needed east of the section line to reach the minimum 120 ft.
cross section. If Weld County can't require dedication of more than the 20 ft of additional right-
of-way shown, the City respectfully requests that there be a reservation of the necessary
additional right-of-way for the 120 ft. cross section. The City also recommends that all setbacks
for the PUD be established from the ultimate cross section of WCR1.
While the application discusses a proposed street connection between this property and the
Sherwood property, it is not shown on the sketch plan. The applicant should coordinate with
Weld County and Mr. Sherwood to develop a collector street system that provides connection
between different properties in this area and show these streets on the sketch plan.
Since WCR1 is a designated arterial, the City respectfully requests that Weld County not permit
the proposed office building (commercial) to have direct access to an arterial with two separate
driveways. If Weld County is inclined to approve this commercial use, the City recommends
that it be located so it can take access directly from the proposed collector street that will serve
this development and provide connection with adjacent property.
The application says the site is mostly within the 100-year flood plain. The sketch plan is
unclear regarding what are the boundaries of the 100-year floodway and the 100-year floodplain.
This project appears to be proposed within two (2) floodplains: the St. Vrain Creek floodplain
and the Dry Creek No. 2 floodplain (see attached copies of St. Vrain 100-yr floodplain
boundaries and Dry Creek 100-yr flood sheet flow). While the application indicates that the
proposed buildings and roads will be elevated above the 100-year flood plain, there is no
information provided that identifies the effects such elevation has on the 100-year flood plain
and on surrounding properties. Consequently, it is not obvious that the proposed development
2
can be accommodated and any impacts mitigated acceptably. One other comment that the City
has concerning drainage is the recommendation that the development provide water quality
control measures before discharge of runoff generated by the proposed development. The City
presumes that Weld County will resolves these issues during your review.
The City has several comments concerning trails and open space. As you know, the City is
updating its St. Vrain Greenway Master Plan. Paula Fitzgerald, Parks/Recreation Projects
Coordinator, is the project manager for this effort. She will shortly be inviting property owners
to participate in either one-on-one or group discussions about the greenway later in October. In
advance, the cooperation of the applicant in this effort is appreciated.
The alignment of the proposed trail along the St. Vrain and its connection with a trail along Dry
Creek No. 2 have not yet been determined. The City appreciates the sketch plan showing trails,
however, it may not show them in the appropriate alignment. The City requests that the
applicant coordinate with Paula and with Mr. Sherwood to make sure that the trails proposed on
this sketch plan work for all involved.
Some very preliminary work the City has done on the St. Vrain trail corridor through this section
suggests a good alignment may be on the abandoned railroad right of way. The City has
estimated the trail coming into the Sandstone Ranch property from the west along that right-of-
way. Consequently, it might make sense that the trail leave this property on that right-of-way. If
the trail were pulled back from the river edge to follow the south side of the proposed wetlands,
it would be in better alignment with that railroad right-of-way and provide better access to that
trail for the residences: especially for residents going west towards Longmont.
To help in determining the most appropriate trail corridor on this property, some additional
information would be useful. First the abandoned railroad right-of-way should be shown on the
sketch plan. Also, showing the width of the St. Vrain Greenway and Dry Creek No. 2 corridors,
the riparian edge, and any existing wetlands on the sketch plan will aid these discussions. These
sensitive areas should be identified to properly determine if the greenway trail construction is in
the best location or if it would it have its own impact to those lands and habitats. For your
information, the City is willing to do this assessment ourselves at no charge to the property
owners, and make that information available to them, if they grant the City the right to enter their
property.
The application says that there are no known appearances of endangered species on the site. The
City trusts that Weld County's review process will evaluate background information and/or
surveys relied upon to make this statement.
Finally, the City requests that the sketch plan clearly identify what open space is going to be
public and what is going to be private and indicate whether or not the public open space is going
to be dedicated as part of the final plat.
Again, thank you for giving the City an opportunity to review this application. If you have any
questions, please call me at 303/651-8326. Questions concerning water and sewer can be
directed to Barb McGrane, Water/Wastewater Distribution and Collection Engineering Manager,
at 303/651-8358. Ela Nelson, Civil Engineer III, can answer questions concerning drainage. Her
3
number is 303/651-4390. Paula Fitzgerald can answer questions concerning the St. Vrain
Greenway. She can be reached at 303/651-8448. You may send e-mail to any of us using
,firstname.lastname@ci.longmont.co.us.
Sincerely,
Froda Greenberg, AICP
Principal Planner
xc: Phil Del Vecchio, Community Development Director
Brad Schol, Planning Director
Phil Greenwald, Transportation Planner
David Hollingsworth, Civil Engineer IV
Ela Nelson, Civil Engineer III
Paula Fitzgerald, Parks/Recreation Projects Coordinator
Dale Rademacher, Water/Wastewater Utilities Director
Barb McGrane, Water/Wastewater Distribution and Collection Engineering Manager
Jay Rourke, Deputy City Attorney
Charles D. Saxton
Anne Hansen, St. Vrain Concerned Citizens
File: #2050-7c
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DEPARTMENT OF BUILDING INSPECTION
1555 N. 17TH AVENUE
GREELEY, COLORADO 80631
' PHONE (970) 353-6100, EXT.3540
C. FAX (970) 304-6498
COLORADO
October 30, 2000
Camas Colorado, Inc.
Gravel Mining Operation
4111 AmUSR-877
1. Proper building permits shall be obtained prior to any construction, demolition, or excavation.
Engineering may be required for any additional buildings.
2. Electrical permits shall be obtained for any electrical work including, but not limited to, site
lighting, dewatering pumps, and signs.
3. Excavation shall be in accordance with any State or Federal regulations and shall maintain required
distances to adjoining properties and buildings.
4. Separate building permits are required for all monument signs. Signs shall adhere to Section 42 of
the Weld County Zoning Ordinance and Section 2.8 of the Weld County MUD Ordinance as
applicable. Engineering may be required.
Sincer y,
Dave
Building Official
Service,Teamwork, Integrity,Quality
EXHIBIT
tA allit„ MEMO RAN Q1T cMty Planning Dept.
' O 1Cr
'2 4 2000 ETO: Kim Ogle DATE: October 24, 2000
VED
Departm11
ent of Planning Services
• FROM: Sheble McConnellogue, Weld County Health
COLORADO CASE NO.: AmUSR-877 NAME: Camas Colorado, Inc.
Environmental Health Services has reviewed this proposal for a Gravel Mining Operation. Our
Department recommends approval. Prior to recording the plat:
1) If applicable,the applicant shall permit existing septic systems. Environmental Health Services
Division was unable to locate septic permits for the septic systems serving the existing homes.
The systems will require an I.S.D.S. Evaluation prior to the issuance of the required septic
permits(s). The review shall consist of observation of the system and an evaluation of the
systems ability to handle the proposed hydraulic load. In the event the system(s) is found to be
inadequate, the system(s) must be brought into compliance with current Individual Sewage
Disposal System regulations.(Dept. of Public Health and Environment)
2) The existing NPDES Permit must be amended for the increased operation if the Water Quality
Control Division of the Colorado Department of Public Health & Environment determines that
such a modification represents a significant change in the discharge.
3) The existing Emission Permit must be modified for the increased operation if the Colorado
Department of Health and Environment determines that such a modification represents a
significant change in emissions or production.
4) A dust abatement plan shall be submitted to Environmental Health Services, Weld County
Department of Public Health & Environment, for approval prior to operation. Evidence of Health
Department approval shall be submitted to the Department of Planning Services. (Dept. Of
Public Health and Environment)
The following are the conditions that are recommended to be part of any approval:
1) All fuel tanks, septic tanks,temporary buildings, and any other hazardous items that might wash
away during flooding shall be securely anchored and adequately flood proofed to avoid creation
of a health hazard. Following completion of mining, all temporary buildings shall be removed.
2) All liquid and solid wastes(as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-
20-101, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Dept. of Public Health and
Environment)
3) No permanent disposal of wastes shall be permitted at this site. (Dept. of Public Health and
Environment)
4) Waste materials shall be handled, stored, and disposed in a manner that controls fu itive dust,
blowing debris, and other potential nuisance conditions. (Dept. of Public EXHIBIT
Environment)
Camas Colorado
AmUSR-877
Page 2
5) The maximum permissible noise level shall not exceed the industrial limit of 80 dB(A), as
measured according to 25-12-102, Colorado Revised Statutes. (Dept. of Public Health and
Environment)
6) Adequate toilet facilities shall be provided for the employees. (Dept. of Public Health and
Environment)
7) The applicant shall remove, handle, and stockpile overburden, soil, sand and gravel from the
facility area in a manner that will prevent nuisance conditions. (Dept. of Public Health and
Environment)
8) The facility shall utilize bottled drinking water for employees. (Dept. of Public Health and
Environment)
9) Fugitive dust shall be controlled on the site. (Dept. of Public Health and Environment)
10) The operation shall comply with the Occupational Safety and Health Act (OSHA). (Dept. Of
Public Health and Environment)
11) The operation shall comply with the Mine Safety and Health Act(MSHA). (Dept.Of Public Health
and Environment)
12) The facility shall operate in accordance with the approved dust abatement plan at all times. The
facility shall have sufficient equipment available to implement the dust control as required by the
Weld County Health Dept. (Dept. of Public Health and Environment)
13) The site shall maintain compliance with all applicable rules and regulations of the Colorado
Division of Minerals & Geology. (Dept. of Public Health and Environment)
14) Portable toilets may be utilized on sites which are temporary locations of the working face and
portable processing equipment,ect.,for up to six months at each location.(Dept.of Public Health
and Environment)
sm/amusr877
1.1H4Dr. MEMORANDUM
' TO: Kim Ogle, Planner II DATE: October 23, 2000
C FROM: Donald Carroll, Engineering Administrator
Veld Count i3nnin .g DopL.
• SUBJECT: AmUSR-877, Camas Colorado, Inc.
COLORADO ocl- Lis 7000
Fr) rC . Pr rk n 57
,
The Weld County Public Works Department has reviewed this proposal. This project falls under the purview of
the Weld County Use by Special Review (open mining) Standards. Our comments and requirements are as
follows:
COMMENTS:
WCR 20.5 is designated on the 1-25 Mixed Use Development Area Structural Plan Map 2.2, Structural
Transportation Network, as an arterial four-lane with painted medium-secondary road, which requires a 100-foot
right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County.
Pursuant to the set back in the Weld County Ordinance (Ordinance 89, as amended) the required set back is
measured from the future right-of-way line.
WCR 1 is designated on the 1-25 Mixed Use Development Area Structural Plan Map 2.2, Structural Transportation
Network, as an arterial four-lane with painted medium-secondary road, which requires a 100-foot right-of-way at
full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County. Pursuant to the
set back in the Weld County Ordinance (Ordinance 89, as amended)the required set back is measured from the
future right-of-way line.
The average daily traffic count(ADT)for WCR 20.5 reflects 1,726 vehicles in a 24-hour period taken October 30,
1998. WCR 1 (County Line Road) count reflects 3,604 vehicles in a 24-hour period taken in December 29, 1999.
The applicant has completed an updated Road Maintenance and Improvements Agreement dated March 9, 1999,
as a part of the 3r°Amended USR application. This agreement includes utilizing the designated haul route set up
for the Rinn area including WCR 20.5 between WCR 1 and WCR 7.
REQUIREMENTS:
The applicant shall reserve an additional 20-foot right-of-way for full build out of WCR 1 and WCR 20.5 adjacent
to subject properties.
All new commercial development will be required to submit a traffic study as a part of the review process. This
study shall include a description of the project, vehicle trip generation, distribution, verification of adequate
acceleration and deceleration, storage facilities at all impacted intersections, review of bridge capacity,
intersection's level of service analysis for the existing and proposed conditions, as well as the recommendation
for the needs, upgrades, transportation, and infrastructure to supply the development.
The applicant shall adhere to all legal load limits for any restricted bridges.
No new access points shall be allowed from the site on to any Weld County roads.
EXHIBIT
pc: 4th AmUSR-877
planl4usr.wpd • n ��
9 ••
TRAFFIC IMPACT STUDIES
All new residential developments with expected ADT>200 and all new commercial
developments will be required to submit a traffic study as part of the review process. This study
shall include a description of the project, vehicle trip generation and distribution, verification of
adequate acceleration, deceleration and storage facilities at all impacted intersections, review of
bridge capacity, intersection level of service analysis for existing and proposed conditions and
recommendation for needed upgrades to transportation infrastructure to support the development.
M:\Diane\development\tis.wpd
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