HomeMy WebLinkAbout982228.tiff DEPARTMENT OF PLANNING SERVICES
Weld County Administrative Offices, 1400 N. 17th Avenue, Greeley, Colorado 80631
Phone: (970) 353-6100, Ext. 3540 Fax (970) 352-6312
PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE APPLICATION
FOR PLANNING DEPARTMENT USE ONLY: Application Fee:
Case Number
Zoning District Receipt Number
Date_ Application Checked By:
Planner Assigned to Case:
TO BE COMPLETED BY APPLICANT: (Print or type only except for required signatures).
I (we), the undersigned, hereby request hearings before the Weld County Planning Commission and the Board of County
Commissioners concerning the proposed PUD rezoning of the following described unincorporated area of Weld County,
Colorado:
LEGAL DESCRIPTION:
(If additional space is required, attach an additional sheet)
PARCEL NUMBER: 1 311 O 4 Q-Q D A.g-(12 digit number found on Tax I.D. Information or obtained at
the Assessor's Office.
Property Address (if available): c•W• (.1:3244512- OP WCR' 24, TOTAL ACRREAGE (Q . (�i AGRL�'
PRESENT ZONE PROPOSED ZONE P I4.P•
OVERLAY ZONES t1/40.4r., Cftt114 11415 PROPE(z1Y
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR CPUD U HR R ZOMENING: NE:q70' 33`I 94C�-
NAME: fl-OY Lt D OVER - MEAL\1W VALE. 942)4,
ADDRESS: GRES 1I co So 4' BUS. TELEPHONE:
HOME TELEPHONE:
NAME:
ADDRESS: BUS. TELEPHONE:
APPLICANT OR AUTHORIZED AGENT (if different than above): HOME TELEPHONE:
NAME: SW" DESIGN
ADDRESS: 4tO* IN tam-not pjptve
5 S BUS. TELEPHONE: �1�O•223•7577
votat COL2-1N5,
OWNER(S) AND LESSEES OF MINERAL RIGHTS ON OR UNDER THE SUBJECT PROPERTIES OF
RECORD IN THE WELD COUNTY ASSESSOR'S OFFICE:
Y IAMPIZAL S CORPORATION
NAME: �t�Pf✓�nr�lA2A�'�`f Y+"�_� -14hS17Z JVFIL-L�
ADDRESS:
NAME: •
ADDRESS:
Signature: Owner r Authorized Agent
Rev-. 4-25-97
BOW
982228 I .7
•
PLANNED UNIT DEVELOPMENT SUBMITTAL CHECKLIST
ITEMS REQUIRED FOR SUBMITTAL
1. Planned Unit Development Sketch Plan
The PUD sketch plan is the first step of the three step planned unit development process.
A total of twelve(12) sketch plan packets (The original plus eleven copies).
Twelve(12)sketch plan and vicinity maps.
$535.00 sketch plan application fee.
2. / Planned Unit Development Change of Zone
The Change of Zone is the second step of the three step planned unit development process.
✓ The original plus twenty-four copies (25) packets of the required PUD change of zone application
materials.
Twenty-five(25)copies of the PUD district plat and vicinity map.
✓ $1,100.00 change of zone application fee.
JL Planned Unit Develoment Change of Zone plat recording fee ($11.00 first page + $10.00 each
additional page).
3. Planned Unit Development Final Plan
The Final Plan is the third step of the three step PUD application process.
A total of 25 (the original plus twenty-four copies) of the required Planned Unit Development
application materials.
A complete PUD application and 24 copies.
Twenty-five (25) copies of the PUD illustrations prepared in accordance with Section 28.10.1 of
the Weld County Zoning Ordinance, as amended.
A total of 10 utility plan maps prepared in accordance with Section 28.11.1 of the Weld County
Zoning Ordinance, as amended.
A total of 3 plans, profiles, and typical cross section drawings of streets, bridges, culverts, and all
drainage detention areas and structures prepared in accordance with Section 28.11.2 of the
Weld County Zoning Ordinance, as amended.
A total of 3 grading and drainage plan maps prepared in accordance with Sections 28.11.3 of the
Weld County Zoning Ordinance, as amended.
A total of 25 landscape plan maps prepared in accordance with Section 28.11.4 of the Weld
County Zoning Ordinance, as amended.
A total of 25 PUD plat maps prepared in accordance with Section 28.11.5 of the Weld County
Zoning Ordinance, as amended.
The PUD plan application fee.
The PUD plat recording fee.
_ The Weld County Department of Planning Services shall be responsible for processing all PUD
plan applications in the unincorporated areas of Weld County in accordance with Section 28.12
of the Weld County Zoning Ordinance, as amended.
Floyd Oliver
4250 W. 16th Street #46
Greeley, Colorado 80634
April 8, 1998
Department of Planning Services
1400 N. 17th Avenue
Greeley, Colorado 80634
Re: Oil and Gas Leases on S-442 The Elms at Meadow Vale
Dear Todd,
First American Heritage Title Company of 501 Main Street Longmont, Co.
has searched the records of Weld County for Oil and Gas Leases on the subject
property.
A Oil and Gas Lease was signed and recorded October 7, 1970. The lessee name is
Energy Minerals Corporation at 632 Guaranty Bank Building, 817 17th Street Denver,
Colorado 80202. There is no record that Energy Minerals has assigned this lease to
anyone else. The lease was recorded in Weld County on Nov. 2, 1970 under Book
635, No. 1556878
This information is furnished as required by Paragraph 5.3.4 of the Change of Zone
requirements.
Sinc�erely,Jeratti'l
Floyd Oliver
LEFT HAND WATER DISTRICT
April 9, 1998
Floyd Oliver
4250 W. 16th Street, #46
Greeley, CO 80634
Re : Meadow Vale North (aka The Elms)
NEW Sec 4 T3N R68W
TO WHOM IT MAY CONCERN:
The property located at the above legal description is
within the "Service Area" of Left Hand Water District .
When all conditions and requirements are met, water
service will be available to the above stated area.
We expect to serve this area through a master meter
located off of Highway 119, but actual service will
require a detail review by the District and a subdivision
agreement .
Mr. Oliver has already pre-purchased 10 taps and has
another 20 taps reserved for this parcel .
Sincerely,
Kathryn A. Peterson
General Manager
P.O. Box 210 sNiwot CO. 80544.(303) 530-4200 • Fax (303) 530-5252
98. 0708
V./ PUBLIC SERVICE
, COMPANY OF COLORADO '"
A NEW CENrVEr ENERGIES COMPANY
Boulder Division
2655 N. 63rd Street
Boulder, Colorado 80301
Facsimile 303.938.2292
April 8, 1998
Floyd Oliver
a/o Floyd Oliver Development Services
4250 W. 16th St No.46
Greeley Co. 80634
Re: Natural gas service to serve the proposed Elms Subdivision at Meadow Vale Farm, a portion of the
NE 1/4of Section 4 Township 3NRange 68W in rural Weld County Colorado.
To Whom It May Concern:
The above referenced property is within the Public Service Company of Colorado's service territory and
Public Service Co.will serve this property within the rules and regulations set forth by the Public Utilities
Commission.
Doug Jackson
Planner
Public Service Co
Boulder Division
9faaa8'
SSt. (Rain eSan%tation 7lstzlet
(cSaint c.Can)
rJEtEpfiont Jn-.O._Box cos
(303)776-9570 436 Coffman cSt.cSait 200
303)774-2349 slat April 10, 1998 _Longmont,el9 80502-0908
Mr. Floyd Oliver
4250 West 16th Street,#46
Greeley, Colorado 80634
Re: Commitment to Serve - Elms at Meadow Vale Park
Gentlemen:
This letter is in reference to the following described real property:
Approximately 160 acres located in the NW/4 of Section 4, T2N,R68W of the 6th
P.M., Weld County, Colorado.
Referenced property can be served by this District's municipal-type collection system and
aerated lagoon treatment plant constructed to Colorado Department of Health and Environment
standards and operated subject to the Colorado Discharge Permit system. Lines extended
through Meadow Vale Subdivision and sized to carry the load imposed by this property are
available directly south of this property.
St. Vrain Sanitation District has 1852 SFE (single family equivalent) taps, of which 667 have
been purchased, resulting in 1149 available for purchase. These taps are available to referenced
property and other eligible properties on a first-come, first-served basis. As the present supply of
taps is consumed, the District plans to increase the size of its treatment plant to serve 5,555 SFE
taps. These additional taps would also be made available on a first-come, first-served basis.
The above-referenced property is eligible to utilize the available supply of taps on a first-come,
first-served basis, subject to the following:
a. Inclusion of the Subdivision into the District.
b. Execution of a Subdivision Service Agreement;
c. Construction of on-site collection system in accordance with District standards
and connection to District's system;
d. Purchase of the required number of taps, as needed; and
e. Compliance with the District's Rules and Regulations.
Mr. Floyd Oliver
April 10, 1998
Page 2
Should this property wish to obtain an absolute commitment to serve,taps may be prepurchased
and held until needed. Monthly service charges will be assessed upon connection to new
construction or twelve months after purchase, whichever comes first. Taps may also be reserved
for 36 months through the Subdivision Service Agreement.
Should you have any questions concerning this matter, do not hesitate to contact me.
Very truly yours,
ST. VRAIN NITATION DISTRICT
L. . Lawson,P.E.
Manager
LDL:mcj
bha
May 18, 1998
Weld County Planning
Attn. Monica Daniels-Mika
1400 N. 17th Avenue
Greeley, CO 80631
(970) 353-6100 Weld County Planning Dept.
RE: The Elms at Meadow Vale— Change of Zone Application/Submittal MAY 1 9 1998
RECEIVED
Dear Weld County Development Review Personnel,
Thank you for your time and consideration in review of this submittal. All of the sketch plan
comments have been satisfied. Specific responses to staff comments are listed below:
• Engineered Foundations can be provided for individual lots.
• A phasing plan of the project will be provided to the Fire District.
• Fire hydrants and size of water mains will be provided at Final Plat.
• Boulevard travel lanes have been widened to 20' from 18' to accommodate fire
apparatus.
• All weather surfaces will be provided on projects roads.
• All street intersections will be marked with the street name and address range as Weld
County Standards dictate.
• All single family homes will have a legible address, visible from the street.
I No gas or oil wells exist on site.
• All buildings will be constructed in accordance with provisions of the 1994 Edition of
the Uniform Fire Code.
• On-site, private irrigation and fire protection system plans and calculations will be
provided to the Fire District at Final Plat.
• All street cross sections have been modified or changed from those shown on the Sketch
Plan submittal. There will not be any alleys with the new layout shown on the Change of
Zone plan.
• The narrative addresses the depth of asphalt for roadways for this project.
• There are two entries into the site, these locations can be seen on the Change of Zone
plan.
• Signage is addressed in the narrative section of the Change of Zone submittal.
• Additional right-of-way for WCR 5.5 and WCR 26 are shown on the Change of Zone
submittal.
• A traffic study has been provided with this submittal.
• WCR improvements to the project entry will be done and are described in the project
narrative.
• No carriage houses (live/work units) are provided for the this Change of Zone plan, they
have all been removed.
• A perimeter drain will be provided as needed to prevent the buildup of hydrostatic
pressures that could cause seepage into foundations.
• Detention will occur off-site as described in the narrative.
• The Oligarchy ditch will not be impacted from this development. The vegetation along
this north property line, along the ditch it will be preserved.
• All prospective homeowners will be made aware of the agricultural uses and impacts
from adjacent lands.
• The project narrative discusses the Weld County Comprehensive Plan.
• The narrative discusses the MUD Plan.
• As much as 30% of the site is reserved as Common Open Space, lobe maintained by a
Home Owners Association. Landscape treatment of open spaces is addressed in the
narrative and shown on sheet 5 of 5 of the Change of Zone submittal packet.
• Letters from utility service providers have been submitted with the Change of Zone
application.
• The project site does NOT fall within the Flood Hazard Overlay District or the
Geological Hazard Overlay district. Please refer to attachments that show the site in
relation to these hazards.
• The revised plans reflect a much lower density (Change of Zone: 1 DU/ 1.47 acres)than
previously submitted (Sketch Plan: 2.4 DU/acre).
Sincerely,
bha design inc. by
,e411/477t441,101(tnilr
Jennifer Anderson Torrey, ASLA
Landscape Architect
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The Elms at Meadow Vale Farm
Development Guide
Component One
1. Environmental Impacts
There are wetlands on the north end of the property adjacent to am existing
irrigation ditch. The wetlands will be preserved as part of this development. There
are no additional wetlands on the site. Land uses to the north, east , and west are
agricultural. The land use to the south is Large lot residential 1 acre lots. This
project is known as meadow Vale Farm. The Elms is an extension of this project.
The property is zoned low density residential within the Weld County 1-25 MUD
Plan.
2. Noise and Vibration
The project will not generate significant noise or vibration.
3. Smoke, Dust, and Odors
Streets will be paved so there will not be any dust generated. The site will be used
for residential purposes and will not generate smoke, dust, or odors.
4. Heat, Light, and Glare
The site will be over 30% common open space. Little heat will be generated.
Homes will be constructed with non reflective surfaces so there will be little glare.
Lighting will be residential in character and provide only low level street lighting.
5. Visual/Aesthetic Impacts
The project will be well landscaped, and buffered. Extensive greenbelts combined
with low density residential lots will result in an aesthetically pleasing
community.
6. Electrical Interference
There are no major electrical facilities in this subdivision.
7. Water Pollution
Drainage off of the site will be carried in grass lined borrow ditches and in open
spaces. Any runoff that occurs will be cleansed through these ditches initially. In
addition detention located off site will hold water and allow for sedimentation of
any water borne particulates.
8. Waste Water Disposal
Waste water will be treated by the St. Vrain Sanitation District
9. Wetland Removal
No wetlands will be removed as part of this project.
10. Erosion and Sedimentation
A temporary erosion control plan will be submitted with the final plat. Once
construction is completed no additional erosion is anticipated.
11. Excavating, Filling, and Grading
The project site is relatively flat. Very little earth movement will be required as
part of this project.
12. Drilling, Ditching, and Dredging
No drilling, ditching or dredging will occur on this site.
13. Air Pollution
There are no significant emissions facilities as part of this site. Automobiles will
be the only source of air pollution.
14. Solid Waste
Solid waste will be removed by the Western Trash Removal
15. Wildlife Removal
The site is predominantly farm land. No threatened or Endangered species occur
in this area.
16. Natural Vegetation Removal
The site is currently farmland so no native species of plants exist. After
development is completed, greenbelts will be planted with native grasses.
17. Radiation/Radioactive Material
There is no know raioactivity on the site.
18. Drinking Water Source
Drinking water will be supplied by the Left Hand Water District.
19. Traffic Impacts
Roadways will be improved and paved as part of this project. A Separate Traffic
Impact Study has been submitted as part of this application.
School District to Serve the Site: Saint Vrain School District
m MEMORANDUM
w m
• o To: Floyd Oliver
9 Bruce Hendee, BRA Design
O
0 co Tess Jones, Colorado Department of Transportation
p o Weld County Engineering Department
0 Weld County Planning Department
• a From: Matt Delich0 LL
Date: May 13, 1998
Subject: The Elms at Meadow Vale PUD traffic study
• co (File: 9841ME01)
w O
> N
d>
O CO
This memorandum documents the traffic analyses related to
Luo providing access to The Elms at Meadow Vale PUD site from SH119. The
rn access would be via Weld County Road 5. 5 (WCR5.5) . The Elms at
zMeadow Vale PUD is a single family detached residential development
w z consisting of 200 dwelling units. An elementary school site has also
z been designated within The Elms at Meadow Vale in conjunction with
a 0-
a school site in the Meadow Vale Farm to the south. However, the
school will not likely be developed for a number of years (10 years
c\1
or more) . Figure 1 shows the site location of The Elms at Meadow
Vale PUD.
SH119 is a state administered highway from I-25 west to Boulder
and Gilpin Counties . This segment connects I-25 and Longmont. It
is a four lane highway that .is posted at 65 mph. There are
commercial, residential, and agricultural uses along this segment of
SH119. The 1995 CDOT CORIS Report indicates that the average daily
traffic (ADT) in this area of SH119 is 12, 600. The design hourly
volume (DHV) is 11 percent of the ADT. The twenty year factor is
1.3, indicating an annual growth rate of approximately 1 .35 percent.
W The North Front Range Corridor Study indicated an adjusted 20 year
Q. growth rate of 1 . 44, or approximately 1. 9% per year.
WCR5. 5 is a gravel w
road that intersects with SH119 at a skewed
J. w z angle. Ideally, the intersection should be at a right angle for at
U z least 40 feet (COOT comment, letter 11/9/94) . There is a functional
Jtil westbound right-turn deceleration lane along SH119 that is 535 feet
W O plus 300 feet of taper. Final striping has not occurred as of this
date. There is a substandard right-turn acceleration lane on SH119
O F west of WCR5 . 5 . There is a median break between the eastbound and
westbound lanes of SH119 that can accommodate an eastbound left-
s
. rn turning vehicle; however, there are no left turn lanes on SH119,
a itself. This median break also allows northbound and southbound
F¢ vehicles to make a left turn in a two step maneuver.
W a2j
= U
u.
tor
In addition to the above information, peak hour traffic counts were
obtained at the SH119/WCR5. 5 intersection in May 1998 . Raw traffic data
is provided in Appendix A. These counts are shown in Figure 2 . Using the
peak hour traffic shown in Figure 2, the level of service at the
SH119/WCR5. 5 intersection is shown in Table 1 . Calculation forms are
provided in Appendix B. The SH119/WCR5. 5 intersection was analyzed using
the unsignalized analysis technique as published in the "Highway Capacity
Manual, " Special Report 209, TRB, 1994. Recent research indicates that the
unsignalized analysis technique overstates the level of service at
intersections on four lane major streets. This technique is being revised
by TRB. Following review of the available research and conversations with
the Chairman of the TRB Committee on Highway Capacity and Quality of
Service, this technique was modified to take into consideration the
overstatement of level of service . The modification entailed multiplying
the through traffic by 1 . 2 and then dividing it in half. This allows for
unequal distribution in the two travel lanes . In addition to this, the
critical gap for the minor street left turns was adjusted to reflect the
observed two step maneuvers. This intersection operates acceptably.
Acceptable operation is defined as level of service D or better.
The Elms at Meadow Vale is a proposed residential development with
200 dwelling unit sites and a school site. Trip Generation. 6th Edition,
ITE was used to estimate the traffic generated by this use. Land use code
210 was used for the residential portion of the site. Occupied dwelling
units was used as the Independent variable. Land use code 520 was used for
the school site. It was assumed that the elementary school would have 400
students. Table 2 shows the daily and peak hour trip generation.
Two future years were analyzed with regard to this access. The short
range analysis scenario consisted of existing traffic, factored to reflect
a year 2003 condition, plus build out of the Meadow Vale Farm PUD. It was
assumed that half of The Elms at Meadow Vale would be built by the year
2003, but the school site would not be built. A long range (2020) analysis
was performed, which assumed full development of The Elms at Meadow Vale
site plus background traffic. Trip distribution used in the traffic
assignment process was 35-40€ to/from the east and 60-65% to/from the west.
The skewed alignment of WCR5 . 5 should be improved to intersect at a
right angle to 51111.9. This should he clone when auxiliary lanes are built
at the intersection. As indicated in the next paragraph, these auxiliary
lanes are required with the background traffic. Therefore, the realignment
of WCR5. 5 should occur with the continuing development of Meadow Vale Farm
PUD. From a drive-through inventory, there appears to be 29 occupied
dwelling units in Meadow Vale Farm PUD, with at least 15 homes under
construction. Based upon previous recommendations, the auxiliary lanes
will be required before the end of the summer. When the realignment
occurs, WCR5. 5 should be paved from S11119 to at least the south access to
Meadow Vale Farm PUD. This paving will need to extend further north as
other accesses are opened.
Figure 3 shows the short range background traffic at the key
intersection. This intersection will operate acceptably as indicated in
Table 3 . Calculation forms are provided in Appendix C. Right-turn and
left-turn deceleration lanes and a right-turn acceleration lane are
required at the Figure 3 traffic levels . Some of these lanes currently
exist. The right-turn deceleration lane should be 540 feet long plus a
taper of 270 feet. The right-turn acceleration lane should be 1380 feet
90 aa5
long plus a taper of 270 feet. The left-turn deceleration lane should be
595 feet (570' + 25 ' ) plus a taper of 270 feet.
Figure 4 shows the long range background traffic at the key
intersection. The long range background traffic includes the elementary
school generated traffic, even though a only small portion of the school
site is on The Elms at Meadow Vale land. The intersection will operate
acceptably as indicated in Table 4 . Calculation forms are provided in
Appendix D. The auxiliary lane requirements will be similar to the short
range condition, except that the left-turn storage requirement is increased
to 50 feet.
Figure 5 shows the short range total peak hour traffic expected at
the SH119/WCR5. 5 intersection. With stop sign control, the intersection
will operate as indicated in Table 5 . Calculation forms are provided in
Appendix E. The operation is acceptable. With the Figure 5 peak hour
volumes, the auxiliary lane requirements will be the same as indicated for
the long range background traffic conditions.
Figure 6 shows the long range total peak hour traffic expected at the
SH119/WCR5 . 5 intersect ion. With stop sign control at the SH119/WCR5. 5
intersection, operation will he acceptable, except for southbound left
turns in the afternoon peak hour. This is indicated in Table 6.
Calculation forms are provided in Appendix F. Minor street left turns will
operate at level of service E during the afternoon peak hour. This is
typical for minor street left turns during peak hours on busy roads.
During 22+ hours a day, the operation would likely be acceptable. Using
the volumes shown in IIgure 4, the peak hour traffic signal warrant is met
during the morning peak hour. However, a signal is not recommended with
just meeting the peak hour warrant in a single peak hour. Traffic should
be monitored periodically to determine if signal warrants are met. This
intersection location will meet the signal spacing requirements of the
State Highway Access Code. The auxiliary lane requirements will be similar
to that described above, except that the left-turn storage should be
increased to 100 feet .
It is concluded that development of The Elms at Meadow Vale is
feasible from a traffic engineering perspective. This development will
generate approximately 1900 trip ends on an average weekday. Auxiliary
lanes should be built with the background traffic assumed in this study.
The storage requirement for the eastbound left-turn lane will increase as
the volumes increase. Operation at the key intersections will be
acceptable in the short range future. In the long range future, minor
street left turns will experience peak hour delays in the afternoon peak
hour, which are normal at busy intersections . WCR5 . 5 should be realigned
with the continued development of Meadow Vale Farm POD. It should also be
paved to the south Meadow Vale Farm access and paving should continue as
other accesses are opened to WCR5 5
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NO SCALE
SITE LOCATION Figure 1
932301,78
'`
AM/PM ("ec3
11
3.H. 119 I" /717
24/15 -1
583/758 -•-
1998 PEAK HOUR TRAFFIC Figure 2
Table 1
Existing Peak Hour Operation
Level of Service
Intersection AM PM
SH119/WCR5 . 5 (stop sign)
SB LT B B
SB RT A A
EB LT A A
Table 2
Trip Generation
Daily A.M. Peak P.M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
The Elms at Meadow Vale 1915 38 112 130 72
200 DU (Rate) (9. 57) (0. 19) (0. 56) (0. 65) (0. 36)
98J7 , S2
N
AS
AM/PM 6y
Rounded to the Nearest GQ'
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In 0
pN N
�N \ 15/30
S.H. 119 �" L, 805/790
15/45 - 11
640/835-.-
SHORT RANGE BACKGROUND
PEAK HOUR TRAFFIC Figure 3
a
N
AM/PM by
Rounded to the Nearest GQ''
5 Vehicles.
o
r)
30/35
S.H. 119 I is -- 1110/1090
45/55
885/1155 ----
LONG RANGE BACKGROUND
PEAK HOUR TRAFFIC Figure 4
9taaai
Table 3
Short Range Background Peak Hour Operation
Level of Service
Intersection AM PM
SH119/WCR5. 5 (stop sign)
SB LT C C
SB RT A A
EB LT A A
Table 4
Long Range Background Peak Hour Operation
Level of Service
Intersection AM EM
SH119/WCR5. 5 (stop sign)
SB LT C D
SB RT A A
EB LT B B
967lldl
N
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Rounded to the Nearest Ct.
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30/85-1
640/835 -�
SHORT RANGE TOTAL
PEAK HOUR TRAFFIC Figure 5
a
N
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Rounded to the Nearest Q''
5 Vehicles. 4'
\--45/85
S.H. 119 , --- 1110/1090
70/135 --1
885/1155 ---
LONG RANGE TOTAL
PEAK HOUR TRAFFIC Figure 6
Table 5
Short Range Total Peak Hour Operation
Level of Service
Jntersectiop AM PM
SH119/WCR5. 5 (stop sign)
SB LT C C
SB RT A A
EB LT A A
Table 6
Long Range Total Peak Hour Operation
Level of Service
Intersection AM PM
SH119/WCR5.5 (stop sign)
SB LT D E
SB RT A A
ES LT B B
9$$9,am r
APPENDIX A
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To: Weld County Public Works
Weld County Health
Weld County Sheriff's Office
Re: Z-513 - Elms at Meadow Vale PUD
The attached information has been submitted to the DPS. Please review this information. The
case has been rescheduled for August 4, 1998 to allow for additional comments. Call with
questions.
Thanks,
Monica
From: MONICA MIKA
To: CENTDOMAIN.SMTP("bha@frii.com")
Subject: Elms at Meadow Vale -Reply
Jenny, I am sorry I missed you. I will be at the Gov Office of Energy
Symposium Tues thru Thursday of this week. You should have received your
letter from me by now.
I do believe the information you sent me concerning the flex area is
significant enough to allow referral agencies the opportunity to review it.
If the comments come back soon we may not need to continue until August, but I
have no way of knowing this. This issue was raised at the sketch plan, so we
need to follow up now. In order to allow the flexibility your client is
seeking a maximum density needs to be considered, and until last week I was
not sure what that density was. If you have other questions, give me a
call. Thanks
>>> Bruce Hendee <bha@frii.com> 06/25/98 02 :25pm >>>
Monika,
I'm sorry I missed your call last week and also for being slow in
responding to your request for information. The pace of work along the
Front Range has been incredible and I we are suffering from exhaustion in
trying to keep up. At the time of your call I was cramming for an upcoming
Planning Commission and had left word not to be disturbed. Hopefully Jenny
was able to respond to your request. She and I worked through all of the
issues and I know that she is planning on submitting revisions to you
tomorrow. Please be assured that I am not in the habit of screening calls.
The only time I don't take calls is when I have a pressing issues such as a
hearing.
I will be on vacation starting July 1 and will not be back until July 13 .
Jenny will be available in my absence.
Bruce
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a DEPARTMENT OF PLANNING SERVICES
IPHONE (970) 353-6100, EXT.3559
WI D FAX (970) 352-6312
�• WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
June 25, 1998 -
Jennifer Anderson Torrey, ASLA
BHA Design
4803 Innovation Drive
Ft. Collins, CO 80525
Dear Jennifer:
I would like to thank you for providing me with more information concerning the Elms submittance.
I have reviewed the information, and I would like the building envelopes to be delineated on the plat
for the Patio Home areas. The reason for this request is to try to get a handle on the set back
issues you are proposing. This information can be submitted sometime prior to going to Planning
Commission.
I am going to submit the information you provided to me on 6-24-98 to several referral agencies.
It is our normal policy to allow 21 days for referral agency comments, therefore the Planning
Commission hearing currently set for July 21, 1998,will be continued to the August 4, 1998, hearing.
Should you have questions regarding this issues I can be reached at the above address and
telephone number.
Sincerely,
Monica Daniels-Mika
Director
elms
9&'.3aa?
bha design,inc.
TRANSMITTAL
to: Weld County Planning Department
project: The Elms at Meadow Vale
from: Jenny Torrey/Bruce Hendee
date: June 23, 1998
Monica,
Enclosed are 25 copies of the revised sheet 5 of 5 from the Change of Zone packet. Also find,exhibits illustrating
what the Post Office may look like as well as a possible patio home layout within the flex space. Notes have been
added to sheet 5 of 5 that address your questions. If you need any additional information please call me at: 970-223-
7577. Thank you.
Regards,
Jennifer Ande on To ;A LA
bha design,inc.• 4803 innovation dr. • fort collins,co.80525 • (970)223-7577 • fax: (970)223-1827
Nrnod Cnnnty Planning Dept.
AUG 0 4 1998
Meadow Vale Form it, cteci v ED
Weld County Planning and Zoning
1400 N. 17th Avenue
Greeley, Colorado 80631
Dear Sir or Madam,
I am Floyd Oliver, President of Meadow Vale Farm, Inc. As you know we are
subdividing the 155 acres West of WCR 5.5 and North of Colorado Highway 119 into
89 acre lots for single family residential use.
Thomas L. Dunn and I have a contract to purchase 142 acres North of Meadow Vale
Farm. The contract is contingent on zoning change to single family residential housing
and approval of plat design and engineering.
The development of the 142 acres will be a joint venture between Meadow Vale Farm,
Inc. and Meadow Vale North LLC. The 142 acres will be called The Elms at
Meadow Vale.
This letter has two purposes; one, to inform you that as President of Meadow Vale
Farm, Inc. and General Manager of The Elms at Meadow Vale I will be authorizing the
joint use of infrastructure for both subdivisions. The second reason for this letter is to
request Todd Hodges be assigned as the planner in charge of the reviewing process
of The Elms at Meadow Vale. Todd is the planner for Meadow Vale Farm, Inc. and is
well informed about this development; it will be very efficient to have Todd work with
me on The Elms.
Sincerely,
MEADOW VALE FARM, INC.
Floyd Oliver
President
4250 W. 16th Street,#46 l$ Greeley,CO 80634
Phone•970-339-9404 leo Cellular• 970-396-5035 10 Fax• 970-339-8556 %do?
Weld County Planning Dept.
AUG 0 4 1998
ROBERT L. GREEN RECEIVED
14930 Colorado Blvd. 4 V
Brighton, Colorado 80601
Weld County Planning and Zoning
1400 N. 17th Ave.
Greeley, Colorado 80631
Dear Sir or Madam,
My name is Robert L. Green and I live at 14930 Colorado Blvd. Brighton, Colorado
80601. My home phone number is 303-452-1711 .
I am the owner of land located West of WCR 5.5 and South of WCR 26. The legal
description of the partial is; The Northwest 1/4 of Section 4, Township 2North, Range
68 West of the 6th P.M., excepting from premises the East 17.5 Rods of said 1/4
Section, all in Weld County, State of Colorado. The acreage is 142+ acres.
On November 13, 1997 I signed a sales contract to sell the above described property
to Thomas L. Dunn and Floyd Oliver and/or their assigns. Floyd Oliver will be acting in
their behalf in requesting reviews from your Weld County Planning and Zoning to
Change in zoning and other approvals necessary to subdivide the property into single
family residential lots.
This letter is my authorization for Floyd Oliver to make request for zoning change and
other requests as he proceeds through the review process.
If their are any additional facts you need from me I can be reached at the above
address or at the above listed phone number
Sincerely,
Robert L. Green
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