HomeMy WebLinkAbout20001022.tiff Howard Ramsdell
40301 Weld County Road 17
March 29, 2000
eid County Planning i ep
Weld County Department of Planning Services
1555 N. 17th Avenue
Greeley, CO 80631 MAR 3 2000
RE: Case Number Z-536 RECEIVFfl
I wish to make the following comments regarding the proposed zoning change. The
proposed change in zoning should be considered in the context of the likely pressure
for further residential development along State Highway 14 in the western portion
of Weld County. Residential development at urban or suburban densities would
clearly be inappropriate considering the resulting impacts on transportation, schools
and fire and police services. In light of these concerns, the current proposal is not as
bad as one that would create residential land uses at even higher density in an area
dominated by parcels of 35 acres or more.
1. The majority of surrounding properties (other than those owned by the
applicant) that share Section 8 with the subject property are more comparable
in size to the existing parcel than to the parcel sizes proposed (as small as 5
acres). Thus, the proposed zoning change and subdivision represents a
substantial change in the land use for the area. In addition, the other properties
in the section have been actively used for agricultural purposes, including crop
production (sugar beets and corn). Like the subject property, the land in the
eastern half of the section is readily irrigated by gravity flow. Conversion to
residential use should be considered carefully for agricultural land that can be
irrigated by this energy-efficient and cost-effective method.
2. The drainage plan for the proposed subdivision needs to take into account that
a drainage ditch that crosses two of the proposed lots carries run-off from
upwards of 100 acres of nearby property. The easements for drainage along the
proposed lot lines indicated by the applicants map are inadequate and unable Ito
accomodate these drainage needs. The attached diagrams show rough sketches
of the drainage patterns of adjacent properties (Diagram 1) and the approximate
route of the existing drainage ditch that crosses the subject property (Diagram
2). It should be noted that the location of the existing drainage ditch will
significantly impinge on the indicated building envelope of the proposed lot 3.
It will be very difficult or impossible to relocate this drainage. Although
relocation of the drainage that crosses the proposed lot 2 might be possible,
straightening this portionof the drainage could increase the potential for
erosion and possibly flooding of portions of lots 2 and 3.
g EXHIBIT
t0Z-#53( 2000-1022
I request that the Commission require that the deeds for the impacted parcels of
the proposed division to include explicit easements to allow access to the
drainageways for proper maintenance and weed control.
3. It is my understanding that the applicant intends to offer irrigation water to
subdivision landowners from the North Poudre Irrigation Company lateral
(Cactus Hill ditch) to the east. The only reasonable way to supply this water to
the subject property is via pipelines that are also used to provide water to
approximately 17 acres of cultivated ground (in crop production) on my
property.
I request that covenants covering the subdivided property recognize that the
homeowners association to be established will be financially responsible for a
share of the costs of maintaning these pipelines, valves and associated
irrigation structures if water is to be delivered to the subject property by this
means.
Thank you for your consideration of these comments.
Sincerely,
Howard Rams ell
road ROW
lot 2 lot 1
lot 3
approximate locationof
existingdrainage carrying
run-off fromsurrourding
properties
e-- N
Diagram 2. Existing drainage
ditch crossing subject property
property 2 property 1
property 3
I
—.......—+
"--) ditch
t--
Diagram 1. Water drainage from surrounding properties
4-21 -2000 10:59AM FROM WATER SUPPLY 970 482 1486 : 1
THE WATER SUPPLY AND STORAGE COMPANY
2318 EAST MULBERRY PHONE X482-3433
P.O. BOX 1584
FORT COLLINS, COLORADO 80522
April 21, 2000
Ms. Sheri Lockman
Weld County Planning Dept.
1555 North 17th Avenue
Greeley, Colorado 80631
Re: Skylark Application
Dear Ms. Lockman:
This referral letter is a response to the Skylark application. Water Supply and Storage
Company finds the sixty foot(60')easement from the centerline of the ditch, for access
purposes, to be acceptable.
Water Supply and Storage Company would hope that the sixty foot(60') easement would
be treated as an outlot and that no fences, structures,trails or plantings would occur on
this strip of land without the written approval of the Water Supply and Storage Company.
Runoff, as a result of irrigation or storm water, will be accepted at historic levels of
quantity and quality.
If animals, such as horses, are allowed in the development, manure should not be piled
near our easement. A large storm event could result in piles washing directly into our
canal.
In closing, the applicant seemed to be willing to work with the Water Supply and Storage
Company and the Company does appreciate that fact.
Sincerely, / /
j/4 C.,- a. �t`iL�.,
4 Ate,a-Ion-/ -
Fred Walker, President
WATER SUPPLY AND STORAGE COMPANY
FW/dp
4 EXHIBIT
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Howard Ramsdell
40301 Weld County Road 17
May 23, 2000
Board of County Commissioners of Weld County
PO Box 758
Greeley, Colorado 80632
RE: Docket # 2000-26
Change of Zone #536 - Skylark Ranch
Dear Commissioners,
I wish to bring to your attention the fact that my letter containing comments regarding
this case was omitted from the case file reviewed by the Planning Commission.
Although submitted in a timely manner, my letter was routed incorrectly in the
Planning Services office and was not added to the file until after the hearing. As I was
unable to attend the hearing because of work responsibilities,I was unable to present
my comments at the hearing. Thus, my concerns were not considered by the Planning
Commission in reaching their decision on this case.
As you will find in my letter to the Planning Commission of March 20, 2000, I feel that
there are some important issues that should be considered regarding this zone change.
The most important are:
1. The subdivision of this property represents a significant increase in residential
density compared with the adjoining parcels. This has the potential to negatively
impact the use and value of neighboring properties.
2. The drainage that crosses two lots of the proposed subdivision has the potential
to cause serious flooding problems if it is not maintained properly.
If this zone change is approved, I request that you require the applicant to submit an
acceptable drainage plan prior to the filing of the final plat and that deeds for the
impacted parcels include easements allowing access for maintenance of the drainage
way. Thank you for consideration of my concerns.
Sincerely, 74
Howard Ramsdell
i EXHIBIT
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MEMORANDUM
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TO: Eric Jerman, Planner DATE: October 25, 1999
FROM: Donald Carroll, Engineering Administrator iU,
SUBJECT: S-508: Robert Parsons/Skylark Ranch
COLORADO
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the
purview of the Weld County Subdivision Ordinance 173-E (Minor Subdivision) Standards. Our comments and
requirements are as follows:
COMMENTS:
Access shall be gained from State Highway 14. The Colorado Department of Transportation (COOT) has
jurisdiction over all accesses to the State Highways. Please contact Gloria Hice-ldler or Tess Jones at the Greeley
office to verify the access permit or for any additional requirements that may be necessary.
REQUIREMENTS:
'lock Length: Item #10.4.5 states the maximum block length between intersecting streets shad be 1500 feet.
he applicant needs to include an additional intersection or cul-de-sac or ask the Board of County Commissioners
to waive the length requirements.
Subdivision Requirements: The applicant shall submit a questionnaire addressing the minor subdivision
requirements.
Roadway Cross Sections: The applicant shall submit a typical cross section to determine pavement or gravel.
Minimum road widths for a minor subdivision can be found in Item #4.6.9.6. All streets within a minor subdivision
shall oe a minimum of 18 feet in width and shall have a minimum depth of four inches of gravel base. Item
#4.6.9.8 states that the construction, maintenance, snow removal, and other matters pertaining to or affecting the
road and right-of-way for a minor subdivision are the sole responsibility of the landowners within that minor
subdivision.
Storm Drainage: A Sketch Plan Drainage Evaluation was provided by Messner Engineering of Loveland. a
professional engineer. The runoff patterns for the site are well defined. In general, the runoff flows to the west
and into the Water and Supply Storage Ditch.
Easements: The applicant is identifying a 60-foot right-of-way easement to access the minor subdivision. a 20-foot
utility and drainage easement, and a 30-foot utility, equestrian, and hiking trail easement. These easements will
be evaluated through the utility board at a later date.
cc: S-508
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J EXHIBIT .
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
n
1
Department of Natural Resources fed County Planning L
1313 Sherman Street, Room 715
De October , 199
nver,Colorado 80203 259
Phone:(303)866-2611
0CT 2 g 1999 fratiPlin
FAX:(303)866-2461 DEPARTMENT OF
REEIVE
NATURAL
RE
Mr. Eric Jerman "" SOURCES
WE-00-0017
Weld County Planning B''i Owen!,
Caeemor
1555 N. 17th Ave
Cie{;B.wakner
Greeley, CO 80631 _ Executive D,recr"r
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Re: Parsons Minor Subdivision s;Oc I ) Drion Dvecar,
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CGS Review No. WE-00-0017 ✓ ��cawa<<
State Germ vist
aura oirector
Dear Mr. Jerman:
In response to your request and in accordance with Senate Bill 35 (1972) I visited this property to
review the plat. A Geologic Hazards Evaluation and a Geotechnical Report prepared by Earth
Engineering Consultants. Inc (August 1999) and a Sketch Plan Drainage Investigation prepared
by Messner Engineering (September 1999) were included in the referral.
1) Drainage. This site slopes to the west and generally exhibits good drainage throughout. A
wetlands area exists in the northwest corner of Lot 5. This area should be delineated on the plat
and designated a no-build zone. Small irrigation ditches cross the property; these should not
interfere with development, given the size of the lots.
2) Soils. The onsite soils are derived from windblown sediments, and these overlie bedrock
the Pierre Formation. The soils are described as silty sands with low swell potential. Silty
materials of low density may possess the tendency to collapse when wetted. The site has been
cultivated. which would reduce this potential. To be certain, the swell-consolidation charts must
be examined, and these were not included in the 'zootechnical report. The consultant should
confirm that collapse is not a problem with the onsite soils. Otherwise, special foundations v.111
need to be considered.
Bedrock was not encountered in the six boreholes that were drilled. However. as the boreholes
were clustered at the north end of the site and offsite to the southeast. it is possible that shallow
bedrock occurs in lots 1 through 4.If shallow bedrock is encountered within 4 ft of the foundation
level, it should be tested for swell potential. Clayey portions of the Pierre are notorious for swell
behavior that is damaging to foundations and flarwork. This rock type requires special
foundations.
3) Septic systems. Silty sands generally produce acceptable percolation rates. However. I
recommend that percolation tests and test holes be drilled on each lot before the lots are sold to
further investigate the subsurface soils and the depth to bedrock for ISDS. If bedrock occurs
within 4 ft of the base of the leach field, the drain field may need to be oversized or otherwise
engineered to allow adequate filtration of wastewater. The need for designed systems should be
listed in the plat notes.
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