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Home My WebLink About952260.tiffSTATE OF COLORADO DEPARTMENT OF TRANSPORTATION Region 4 1420 2nd Street P.O. Box 850 Greeley, Colorado 80632-0850 (970) 353-1232 SEP1.3x.995 September 11, 1995 Todd Hodges - Planner Department of Planning Services Weld County Colorado Weld County Administrative Offices 1400 N. 17th Ave. Greeley, CO 80631 Dear Todd: Weld County, SH 119 Meadow Vale Farms PUD Sketch Plan NW Corner of SH 119 - WCR 5.5 1.5 mi W of Del Camino -I 0 c> r— nrn ox r,. 10 :Z Ed 63 d3S $661 We have reviewed the Meadow Vale Farms, Inc., PUD and change of zone proposal. We note the following changes or additions: Development plan narrative notes on sheet 1 of 3, change of zone, address the future changes of Weld County Road 5.5 connection to SH 119, as well as the future submittal of a detention system plan. The current submittal provided a copy of the traffic impact study upon which I previously commented (May 30, 1995 correspondence). Those prior comments remain valid. The current submittal shows vacation of right-of-way of WCR 5.5 to be converted to a landscape area. A schematic diagram of auxiliary lanes is also shown on sheet 3 of 3. Note that the right deceleration lane for eastbound to the county road has been incorrectly dimensioned as a 450 foot decel lane to the east edge of roadway. The correct auxiliary lane configuration is from end of taper to the beginning of radius of the county road. Also, this schematic does not show the right acceleration lane which is warranted for the long range projection. The west radius of 50 feet may be larger than desired. The east radius has not been defined, although the 450 foot decel lane warrants a 40 foot radius. The left decel lane from eastbound SH 119 to the street should include adequate storage for the long term projection. Standard design for left decel would be 485 feet, and proper storage capacity should be added to that length. 95226O Todd Hodges Page 2 September 11, 1995 eadow Vale Farms, Inc. SEP1199J The Department and County should arrive at a predetermined arrangement regarding the realignment of County Road 5.5 and all auxiliary lanes improvements. It is vital that lane additions be provided prior to the traffic volume which warrants those lanes. The access permit, which will be required in order to increase traffic for the 11th residential lot, must include a feasibility of construction plan for the full build out of this site to the year 2015 (all required auxiliary lanes). Thank you for the opportunity to review the Meadow Vale Farms plan. These comments are provided in preparation for your September 15, 1995, meeting. If you have questions regarding our review, I can be contacted at (970) 350-2163. TGJ:blg cc: M. Fanning G. Hice-Idler file Sincerely, Teresa QiJ,�fdnes Region D velopment/Access Coordinator 952260 MOUNTAIN VIEW FIRE PRO' ,CTION DISTRICT Administrative Office: 9119 County Line Road • Longmont, CO 80501 (303) 772-0710 Metro (303) 666-4404 FAX (303) 651-7702 Mr. Todd A. Hodges, Current Planner Weld County Dept. of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 RE: Case Number: S-386 Meadow Vale Farms, Inc. Dear Mr. Hodges: July 24, 1995 JUL 2 6 1995 I have reviewed the submitted materials for compliance with the adopted codes and standards of the Fire District. This project is within the boundaries of the District and will be served by the District. The District has no objections to the rezoning of the property. It should be noted that the street layout on the cul-de-sac, marked "temporary turn -a -round" does not meet the standards of the Fire District. This road is intended for connection to adjacent subdivisions, however, there is no time limit for the connection to be made. Therefore, the road should be considered a permanent dead-end for the purpose of meeting requirements. I have listed the problems with this road that needs correction: 1. The dead end exceeds 750 feet in length, which is the longest dead end allowed without the provision of an emergency access route. 2. Cul-de-sacs on dead end roads that are longer than 500 feet in length need a minimum diameter of 96 feet. This cul-de-sac is smaller than 96 feet. 3. Dead end roads longer than 500 feet in length need to have a minimum width of 26 feet. These items need to be corrected before the final plat is prepared. Station 1 9119 Cnty Line Rd. Longmont, CO 80501 Station 2 10971 WCR 13 Longmont, CO 80504 Meadow Vale Farms, Inc. - Referral Response 1 of 2 Station 3 P.O. Box 575 299 Palmer Ave. Mead, CO 80542 Station 4 P.O. Box 11 8500 Niwot Road Niwot, CO 80544 Station 5 10911 Dobbin Run Lafayette, CO 80026 Station 6 P.O. Box 666 600 Briggs Erie, CO 80516 Station 7 P.O. Box 40 100 So. Forest St. Dacono, CO 80514 952250 If you have any questions, please contact me. Sincerely, Charles E. Boyes Fire Prevention Specialist CC: William N. Bailey, Deputy Chief, Fire Prevention Doug Rademacher, Battalion Chief, MVFPD Stations Two and Three Meadow Vale Farms, Inc. - Referral Response 2 of 2 952260 STATE OF COLORADO COLORADO GEOLOGICAL SURVEY Division of Minerals and Geology Department of Natural Resources 1313 Sherman Street, Room 715 Denver, Colorado 80203 Phone (303) 866-2611 FAX (303) 866-2461 WE -96-0001 August 11, 1995 Mr. Todd A. Hodges Weld County Department of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 DEPARTMENT OF NATURAL RESOURCES Roy Romer Governor lames S tochhead Executive Director Michael R. Long Division Director Vicki Cowart State Geologist and Director RE: Meadow Vale Farms, Inc. Change of Zone from Agricultural to Planned Unit Development. Case No. S-386. Dear Mr. Hodges, At your request and in accordance with S.B. 35 (1972) this office has reviewed the materials submitted for the above proposed PUD and conducted a site inspection of the property on August 9, 1995. The property is bound by State Highway 119 to the south and Weld County Road 5.5 to the east. Current usage of the land is irrigated farmland. Topographically the site occupies the northwestern bluff of the Saint Vrain Creek Valley. There are minor swales that dissect the bluff that drain towards Saint Vrain Creek. The bottoms of the swales show vegetation changes that indicate wetlands. These wetlands are marked on the plat, the majority of which have been left as open space. Geologically the site lies on the upper transition member of the Pierre Shale. This member is characterized by thinly interbedded sandstones, siltstones, and claystones. One can expect bedrock to lie relatively close to the surface, especially near and on the bluff. Soils on the slopes are residual in nature with the soils on the flatter portions of the property, above the bluff, derived from earlier eolian (windblown) sediments deposited on bedrock and thin colluvial soils. The potential hazards that can be expected at this site are hydrocompactive soils, swelling soils and bedrock, and perched water tables. Eolian deposits can have low densities and strength and have the ability to compact when wetted. While the history of irrigation on this land has helped if not completely mitigated shrinking soils, pockets of hydrocompactive soils may exists. Shallow bedrock will probably result in some homes being founded on formational substrate. The site has been mapped as having moderate to high swelling potential for soils and bedrock. Appropriate careful engineering design can mitigate the hazards listed above. `352260 Meadow Vale Farts, Page 2 A comprehensive _geotechnical investigation was not submitted to this office, only a soils review report. The developer will be required to commission a detailed preliminary geotechnical investigation that includes borings and soil testing. Further investigations will be warranted on a site specific nature to ensure properly engineered home foundations. Care will be needed in landscaping to prevent standing water near homes and the introduction of additional moisture to bearing bedrock or soils below foundations. Be aware that foundations partially on bedrock and partially on soil can be susceptible to differential movement and are generally not recommended. In some areas of this site, especially on the slopes, such conditions may occur. For those homes on the slopes seepage may occur from permeable formational sources that may require perimeter drains for foundations and basements. Perched water levels also in soils may impact home foundation design and construction near and downgradient of the proposed irrigation storage pond and those lots that lie within or near the drainage swales. As stated earlier the potential geologic hazards mentioned can be mitigated with careful engineering practices. Provided the developer is attentive to the observations and recommendations listed this office finds no geologic concern that, of itself, would prevent this PUD as planned. If you have any questions please contact this office at (303) 866-2645. Sincerely, Jonathan L. White Engineering Geologist 952250 COLORADO 4 JUL 1995 RECEIVED DATE: July 17, 1995 TO WHOM IT MAY CONCERN: DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT 3540 FAX (970) 352-6312 WELD COUNTY ADMINISTRATIVE OFFICES 1400 N. 17TH AVENUE GREELEY COLORADO 80631 1/4,! O COUNTY PLANNING 77) AUG 3 1995 r CASE NUMBER: -S-486-- Enclosed Enclosed is an application from Meadow Vale Farms, Inc. for a Planned Unit Development Change of Zone from A (Agricultural) to PUD (Planned Unit Development) (residential and open space). The parcel of land is described as part of the SW4 of Section 4, T2N, R68W and part of the SE4 of Section 5, T2N, R68W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this application has been submitted is north and adjacent to State Highway 119; approximately 1.5 miles west of 1-25. The application is submitted to your for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application. Please reply by July 31, 1995, so that we may give full consideration to your recommendation. Please call Todd A. Hodges, Current Planner, if you have any questions. Check the appropriate boxes below and return to our address listed above. 1. We have reviewed this request and find that it does/does not comply with our Comprehensive Plan for the following reasons. 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interest of our town for the following reasons. 3. We have reviewed the request and find no conflicts with our interests. 4. A formal recommendation is under consideration and will be submitted to you prior to 5. `N Please refer to the enclosed letter k e��h A� C Signed: Date: z:.\ --,,\N\ c-' J VNS Agency: C-12)4 S A E. N G- I N eek, S 952260 DEPARTMENT OF THE ARMY CORPS OF ENGINEERS, OMAHA DISTRICT TRI-LAKES PROJECT OFFICE, 9307 STATE HWY 121 LITTLETON, COLORADO 80123-6901 REPLY TO ATTENTION OF Mr. Todd A. Hodges Weld County Department of Planning Weld County Administrative Offices 1400 N. 17th Avenue Greeley, Colorado 80631 Dear Mr. Hodges: August 1, 1995 Reference is made to the Meadow Vale Farms, Inc. Project located in the Southwest '/4 of Section 4, Township 2 North, Range 68 West, and the Southeast '/s of Section 5, Township 2 North, Range 68 West, Weld County, Colorado. If any work associated with this project requires the excavation in or placement of dredged or fill material, either temporary or permanent, into streams or wetlands at this location, this office should be contacted for proper Department of the Army permits pursuant to Section 404 of the Clean Water Act. If there are any questions concerning this matter, please feel free to contact Mr. Terry McKee of this office at 303-979-4120 and reference action ID #199580309. Sincerely, Tim Projec age 952260 f//\ 44tH, COLORADO mEmoRAIMum yr n not ThITe pin.... J U L 2 1 1995 LI©HoVL) Todd Hodges, Current Planner July 20, 19954 To Date From Don Carroll, Project Coordinator tOse Subject Case No. S-386, Meadow Vale Farms, Inc. change of zone The applicant has addressed my concerns from my previous memo dated May 8, 1995, S-379 Planned Unit Development Sketch Plan. On Page 3 of 3, I would like the applicant to place on the mylar, under the typical road cross section, the depth of the asphalt proposed for the development. On sheet 1 of 3, Item No. 5, Street (D), the applicant states that all roads will be designed to handle a load of 60,000 pounds. This needs to be changed to an 85,000 pound capacity, which is the legal load set forth by the regulations of the Colorado Department of Transportation. From my previous memo, I was addressing the horizontal and vertical realignment of the curve on WCR 5.5. This is located on Sheet 1 of 1, Curve No. C-2. The applicant indicates the radius is 160 ft. In reference to the AASHTO Design book, it states that the design speed of 30 MPH or less warrants superelevation at this location. This entire area through the PUD should have the speed reduced to accommodate the vertical and horizontal alignment. I would also like to see stop signs at both entrances to the PUD. By the final plan, I would like to see some calculation on the storm water drainage and the detention ponds to check if they are adequate for the facility. cc: Commissioner Webster S-379 file S-386 file :s386.dc 952260 Memorandum To: Gloria Dunn and Todd Hodges CC: S-386 0111C - From: Monica Daniels -Mika ''` Date: July 24, 1995 Subject: Meadow Vale Farms After review of the above case I have the following concerns which may need to be taken into consideration for future land use applications. 1. Because the Comprehensive Plan is currently undergoing a revision changes to corresponding regulatory documents are likely to follow. These changes will involve a reallocation of densities per acre. Currently, this case designates density factors less than those proposed in the existing MUD plan, however we do not yet have the new bulk factors for density determinations worked out. As this case processes through the PUD process densities per acre may come into question. 2. There are other sections of the proposed Comprehensive Plan which will need to be addressed in future land use cases: Open Space goals and policies, residential goals and policies, transportation goals and policies, and wildlife goals and policies. Also, keep in mind that this case deals with some floodplain issues which also require additional attention. Thank you for the opportunity to comment on this case. Should the applicant desire more information concerning possible future land use changes I will more than happy to meet with them. memo ;32260 Town of Mead P.O. Box 626 Mead, Colorado 80542 (303) 535-4477 July 25, 1995 Todd A. Hodges, Current Planner Department of Planning Services Weld County Administrative Offices 1400 N 17th Ave. Greeley, CO 80631 RE: Meadow Vale Farms - PUD Sketch Plan, S - 386 Dear Todd: I have reviewed the latest material for the requested "PUD Sketch Plan" for Meadow Vale Farms referred to the Town of Mead. I don't believe that the proposal has changed that much from the original except for the cosmetics. Therefore, my comments and objections to the proposal are still valid. I am concerned that the development calls for an equestrian style development on relative small lots. A one acre lot is simply too small for horses unless there is irrigated forage or the horses are stabled and correl fed. The Mead requirements for equestrian lots is two acres if irrigated and five acres if dry. Without the horses, it looks like a pretty nice subdivision if it were located in a municipality. The addition of an elementary school site in the subdivision is nice. Whether or not this is the appropriate site for a school should be addressed by St. Vrain. It appears as to me to be a cosmetic addition to placate the School District and their request for development fees. If this subdivision is developed, it should be developed as a part of a municipality. Whether this should be part of a new municipality in the Del Camino area, or incorporated in an existing municipality, such as Longmont, Mead or Frederick is not that important. The important consideration is the provision of services (utilities, law enforcement, streets, planning) at the local level, instead of at the county level. It is an urban development and urban level services will be demanded of the County. It is for this reason that I cannot support the proposed PUD. Thank you for the opportunity to comment on the proposal. If there are any questions, I may be contacted at (303) 532-3248 Sincerely ider City Manager 2209W WP JUL 2 7 1995 vJ 952250 DEPARTMENT OF PLANNING SERVICES PI -LONE (970) 353-6100, EXT 3540 FAX (970) 352-6312 WELD COUNTY ADMINISTRATIVE OFFICES 1400 N. 17TH AVENUE GREELEY, COLORADO 80631 DATE: July 17, 1995 -CASE NUMBER: 5-386 TO WHOM IT MAY CONCERN: Enclosed is an application from Meadow Vale Farms, Inc. for a Planned Unit Development Change of Zone from A (Agricultural) to PUD (Planned Unit Development) (residential and open space). The parcel of land is described as part of the SW4 of Section 4, T2N, R68W and part of the SE4 of Section 5, T2N, R68W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this application has been submitted is north and adjacent to State Highway 119; approximately 1.5 miles west of 1-25. The application is submitted to your for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the processing of the application. Please reply by July 31, 1995, so that we may give full consideration to your recommendation. Please call Todd A. Hodges, Current Planner, if you have any questions. Check die appropriate boxes below and return to our address listed above. 1. ✓ We have reviewed this request and find that it does/deswet comply with our Comprehensive Plan for the followins reasons. Legs w. 'r.4a Well) Couort Cont.(FMLA) C soya mural_ f LAJ- 14 I'TRua►c GwLN Lehac (20-)Aws( -roe 4e iA4: __�S .rrs �acM eA4ei.te-& or- tits pf,tart 4.,. T4uewfl Wr 1s ai 2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the interest of our town for the following reasons. 3. ✓ We have reviewed the request and find no conflicts with our interests. \dG D `ammo; To A(tea ue -rat Bawd ei-+c 4✓ta&eD V/ZAtowiS A.44 A.sratan .a 4. A formal recommendation is under consideration and will be submitted to you prior to 5. Signed: Date: e enclosed �leetrtter. l �1 C. Agency: J1T. �12A1.1 �/IJ CI Sr . Toll, itic 4VtLI) C0uNTY PLANNING AUG 2 1995 lllnl}1 ECEIfl 952260 St. Vrain Valley S _pool District RE -1J smile Dr. Thelma Bishopp Asst. Superintendent for Human Resources Thomas A. Garcia Director of Human Resources & Planning Todd Hodges Current Planner Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, CO 80631 RE: Meadow Vale Farms, Inc. PUD Sketch Plan 395 South Pratt Parkway • Longmont • CO • 80501-6499 303-776-6200/449-7343 • FAX 303-682-7343 July 20, 1995 Dear Todd: Thank you for referring the Meadow Vale Farms, Inc. PUD Sketch Plan to the School District. The projected student impact upon the St. Vrain Valley School District, based upon the development of approximately 89 single-family lots on 155 acres is a total of 59 students. Students living in this subdivision would attend Mead Elementary School, Mead Middle School, and Skyline High School under the present school boundaries. Bus transportation would be required. CAPACITY ENROLLMENT # STUDENTS STUDENT OVER PROJECTED IMPACT CAPACITY ELEMENTARY: 4 5 6 4 4 8 31 479 Yes MIDDLE SCHOOL: 3 4 9 2 9 4 13 307 No HIGH SCHOOL: 1 3 2 3 9 7 5 15 990 No 39 While this development may occur over an undetermined period of time there are also other developments in these attendance areas that have already been approved which will have an impact on these schools. This development alone will create capacity concerns at the elementary school level. The District is on record as not opposing growth, so long as the growth is planned and is manageable from a student enrollment stand point. In order to help mitigate the impacts of this development on the schools, the Oliver's (owners of the property) have been proactive in working with the District and have proposed the donation of a 10 acre elementary school site. The School District is very appreciative of the Oliver's interest in helping the District provide for the needs of the students created by this subdivision. With the accomplishment of this land donation, the School District would support the approval of this development. Please let me know if you have any further questions. Sincerely, Scott Toil ion, AICP Planning Specialist "Excellence - Our Only Option" • JUL 3 1 1995 '( 952280 DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING DIVISION Civic Center Complex / Longmont, CO 80501 (303) 651-8330 I FAX # (303) 651-8696 July 28, 1995 Mr. Todd A. Hodges, Current Planner Weld County Department of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 RE: CASE NUMBER: S-386 Dear Todd: ).Qt OR el Thank you very much for sending the Meadow Vale Farm PUD change of zone application to the City of Longmont for our review and comment. This proposed 155 acre± planned unit development is located north of SH119 and west of WCR5'h. As we understand the elements of this referral, the applicant proposes to develop 89 lots of approximately one acre in size for single family residences. The applicant proposes private open space as part of this planned unit development. The City previously commented on the sketch plan. The applicant has responded to several of Longmont's comments, and the City appreciates the applicant's efforts to address those concerns. Several of the City's comments on this change of zone plan are similar to comments made previously. In our comments on the Weld County Comprehensive Plan update, the City noted the need for providing urban services in the I-25 Mixed Use Development Area and the value of planning school sites, park sites for active recreation, collector streets, fire stations, and other public facilities in advance of development. The change of zone plan now includes a ten acre elementary school site that the applicant intends to dedicate to the St. Vrain Valley School District. The City trusts that Weld County has looked at locating other public facilities as well, and has located them off -site. In the comments on the sketch plan, the City suggested that WeldWatihaPtigtPhenR an internal collector street system for the area bounded by SH119, W 'h,dWcR2 at T5C since there will be considerable residential development in 11 Ydd p?e. "Without interconnecting streets, each subdivision may become isolated which ciffeeltei tit etc traffic circulation pattern. The change of zone application now sho tttntitinik iturTi-a-round 952280 on a local street. The intent is to provide a road stub out on the west end of the property so that future development may have a place to have access without getting onto SH119. The City appreciates the applicant's efforts at addressing Longmont's comments about street interconnection. However, we still have some questions about providing a collector street system. The plan shows the temporary turn -a -round, but does not show proposed road right-of-way extending to the west property line. If the intent is for this road to connect to development on the adjacent property to the west, right-of-way to the property line should be shown on this plan. Also, if the road with the temporary turn -a -round is going to be the collector street, Weld County may want to consider whether this proposed collector street should have a less circuitous mute to WCR5'f, and whether or not sidewalks should be part of the cross section: particularly since there is an elementary school site nearby. Weld County may want to consider whether or not private homeowners associations should be responsible for maintaining collector streets. The change of zone application indicates that after WCR5'h is realigned at its intersection of SH119, the area vacated after realignment will be landscaped with trees and non -irrigated turf. The City appreciates the applicant's response to a previous comment. Longmont suggests that this PUD not only add this area to the final landscape plan, but also add the triangular remnant parcel that is between the existing and future rights -of -way for WCR5'h. Even if this remnant parcel is not part of the PUD, landscaping it may be an appropriate off -site improvement necessary for creating a scenic entrance corridor along SH119. The change of zone application indicates that there will be a private homeowners association funded with annual dues to maintain common landscape areas and local streets. Weld County may want to review the proposed funding to ensure that the dues are sufficient to finance both shorter term responsibilities (for example, mowing and plowing) and longer term responsibilities (street resurfacing and reconstruction, for example). Underfunded homeowners associations may eventually turn to Weld County to take over maintenance of facilities. If you have any questions about this referral response, please call Froda Greenberg at 651-8330. Thank you again for the opportunity to comment on this application. Sincerely, Brad Schol Planning Director xc: Phil DelVecchio, Community Development Director File: #2050-4b2 952260 Hello