HomeMy WebLinkAbout972486.tiff!ECE!VEO Auc 0 7 1997
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COLORADO
Weld County Referral
August 6, 1997
The Weld County Department of Planning Services has received the following item for review:
Applicant Merle D. And Karla L. Greiser Case Number Z-508 / 5- 4 z4
Please Reply By August 29, 1997 Planner Shani L. Eastin
Project Change of Zone from A (Agricultural) to E (Estate) for a 5 lot Minor Subdivision
Legal Lot B of RE -789, E2 of the E2 of the NW4 of Section 21, T4N, R65W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to Weld County Road 44; approximately 1/2 mile west of Weld
County Road 43
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 Planning Services. If you have any further questions regarding the application,
please call the Current Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) October 7, 1997
❑ We have reviewed the request and find that it does / does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
XSee attached letter.
Comments:
Signature
Agency
Date 8 _ q
+Weld County Planning Dept. 01400 N. 17th Ave. Greeley, CO. 80631 0(970) 353-6100 ext.3540 0(970
972486
MEMORANDUM
Wine
COLORADO
TO: Shani Eastin, Current Planner DATE: August 29, 1997
FROM: Don Carroll, Project Administrator
SUBJECT: Z-508, Merle D. And Karla L. Greiser
The Weld County Public Works Department has reviewed this proposal; the following requirements are
recommended to be a part of any approval:
COMMENTS:
WCR 44 has been identified as a Collector status, which requires 80 feet of right-of-way. The applicant has
identified an additional 10 feet of right-of-way for future expansion of the roadway section. The existing right-of-
way is 60 feet.
The applicant has identified on the plat a minimum radius of 65 feet in the cul-de-sac turnaround section, which
meets the requirements.
I met with the applicant and her engineer to verify that there is adequate sight distance from the access on WCR
44. The required distance from the access to the crest of the hill is a minimum of 550 feet for a safe stopping
distance at 55 MPH. Currently, the measurement from the access to the crest of the hill measures 609 feet, which
meets the minimum distance requirement.
REQUIREMENTS:
Access: All lots must access from an internal road system. No direct lot access will be allowed to WCR 44.
Turning Radius: The turning radius on to WCR 44 will be a 20 -foot minimum radius on both sides.
Drainage: The applicant needs to submit a drainage report with all necessary primary calculations for on -site and
off -site drainage.
Typical Cross Section: The applicant has submitted in writing a typical cross-section. All dimensions and cross -
sections of the road meet the minor subdivision regulations. The applicant needs to place on the plat the typical
cross-section identifying width and depth of gravel, drainage ditches, rights -of -way, etc
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cc: Commissioner Harbert SEP 0 2 1997
Z-508, Merle D. And Karla Greiser
plan29
972486
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PLATTE VALLEY
SOIL CONSERVATION
DISTRICT
*****************************************************************
57 W. BROMLEY LANE
BRIGHTON, CO 80601
(303)659-7004
August 29, 1997
Shani L. Eastin
Weld County Planning Department
1400 N. 17th Avenue
Greeley, CO 80631
Dear Ms. Eastin:
The Platte Valley Soil Conservation District, with the
assistance of the Natural Resources Conservation Service (NRCS),
has reviewed Case # Z-508. Based on our review, we have the
following concerns:
SOIL LIMITATIONS
****************
All of the soils located in this parcel present only slight
limitations for the construction of houses. The Olney sandy loam
on the north side has moderate limitations to the development of
septic systems because of slow percolation. Vona loamy sand is
the other soil located here and it has severee limitations for
septic systems because of poor filter materials.
SOIL EROSION
************
All of the soils located here are extremely erosive. We
request that soil disturbance be limited as much as possible
during construction and that soil erosion be controlled with silt
fences should it become a problem. If the existing vegetation is
removed, it should be replaced using the grass mix included with
this review.
GRAZING MANAGEMENT
******************
Estate zoning would permit each homeowner to own grazing
animals. For this reason, we are including a brochure made
available by the Southeast Weld Soil Conservation District that
can be made available to new landowners to assist them in animal
management.
Thank you for giving us the opportunity to comment on this
matter. If you have any questions or need comments on another
application, please contact us at the above address.
Sincerely, 1
Pi/SC')
Ed Backstrom
Platte Valley Soil Conservation District
972486
EXHIBIT
RECOMMENDED PRACTICES FOR GRASS SEEDINGS
COVER CROP: If possible, plant a cover crop of long season grain sorghum, or forage sorghum from mid -May to mid -
June before planting grass during winter. This cover will hold the soil and grass seed in place while the grass becomes
established. Mow the cover crop before physiological maturity is reached to a height of 12" to 18" to prevent sorghum
seed from sprouting next summer. Seeding rates should be eight pounds per acre on sandy soils and 15 pounds per
acre on clay soils. Planting should be done from northeast to southwest if possible, or west to east if not.
PLANTING: Sometime between November 1 and April 30 when the ground is unfrozen, plant the grass 1/4 to 3/4 inches
deep in 7" to 12" rows. Planting should be done from northeast to southwest if possible, or west to east if not. Use a
grass drill equipped with an agitator box, depth bands, and double disc furrow openers with the drop tube placement
directly between the disks.
MULCHING: New seedings not planted into a cover crop should be protected by a mulch of 4000 lbs. per acre weed -free
native grass hay crimped into the soil surface. Crimping the hay into the soil surface will help prevent it and the grass
seed from blowing away. It will also slow evaporation which will leave more water for seed germination, and retard weed
germination and growth.
WATER EROSION: Mulching may not be enough to prevent erosion on steep slopes or in areas of periodic water flow.
In these areas, install silt fences perpendicular to the direction of water flow. This will help to prevent water from building
up enough force as it flows to wash out the mulch or grass seed.
FERTILIZER: Because many weed species emerge before the grass will, any fertilizer applied will be utilized by the
weeds, making them even more competitive. No fertilizer is recommended for native grass seedings in this area.
WEED CONTROL: Until the grass seedlings have reached a five leaf growth stage mowing is the preferred method of
weed control. Mowing off the tops of the grass plants should be avoided. Timeliness of any weed control option is
essential. Contact Colorado Cooperative Extension Service for herbicide recommendations, or NRCS for the best time
for mowing operations. Weeds will need to be controlled with mowing or herbicides until the grasses are established,
usually the first four years after planting. Once established, the grass can withstand heavy traffic or grazing.
RECOMMENDED GRASS SEED MIX FOR
MERLE AND KARLA GREISER
Sandy Plains Range Site
Dryland Seedings
Species
(PLS) 100% % of Species
Variety Pounds Pure Live Seed/Acre in Mix PLS Rate in Mix
Western wheatgrass Arriba or Barton
Sand bluestem Woodward
Switchgrass Grenville or Blackwell
Prairie sandreed Goshen
Sideoats grama Vaughn or Butte
8.0
8.0
2.5
3.5
4.5
20%
20%
20%
20%
20%
1.60
1.60
0.50
0.70
0.90
These are general recommendations which should be tailored to each individual site according to future use, length of
desired establishment time, available water, etc. For further information, contact the Natural Resources Conservation
Service at (303) 659-7004.
Any information compiled or distributed by the NRCS must be done without regard for race, color, age, gender, or religion.
The Unites States Department of Agriculture (USDA) prohibits discrimination in its programs on the basis of race, color,
national origin, sex, religion, age, disability, political beliefs, or marital or familial status (not all prohibited bases apply to
all programs). Persons who require alternative means for communication of program information (braille, large print,
audio tape, etc.) should contact the USDA Office of Communications at (202) 720-5881 (voice) or (202) 720-7808 (TDD).
To file complaint, write the Secretary of Agriculture, USDA, Washington, D.C. 20250, or call (202) 720-7327 (voice) or
(202) 720-1127 (TDD). USDA is an equal opportunity employer.
972486
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
John Mumma, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
SEP 1 i, 997
Area 4 Office
Northeast Region
317 West Prospect
Fort Collins, Colorado 80526
For Wildlife —
For People
Courtney Crawford, District Widl. Mgr. August 18, 1997
Dept. of Planning Services
Weld County
1400 N. 17th Ave.
Greeley, CO 80631
The Division of Wildlife received the application packet, submitted
to your agency by Merle and Karla Greiser, for change of zone from
agriculture to estate for a 5 lot minor subdivision.
This project is proposed on approximately 40 acres of dryland,
grassland type habitat surrounded by corplands consisting of
dryland wheat and irrigated hay and corn. Very few trees exist on
the property with the exception of those located at the existing
residence. Although the ground cover on the proposed project
appears to contain a high percentage of weeds, this habitat type
supports a variety of small mammals and birds including mice,
voles, rabbits, skunks, coyotes, songbirds, pheasant, dove and
birds of prey.
Development of this property will probably have little overall
impact on wildlife in the area, although some species that exist on
the land to be developed will undoubtedely be displaced. However,
some species will remain and prospetive buyers should be informed
and encouraged to co -exist with wildlife in the rural setting. In
addition, some buyers may want to enhance wildlife habitat on their
property by participating in wildlife habitat improvement programs
with assistance from the Colorado Division of Wildlife.
DEPARTMENT OF NATURAL RESOURCES, Jim Lochhead, Executive Director
WILDLIFE COMMISSION, Arnold Salazar, Chair • Rebecca Frank, Vice -Chair • Mark LeValley, Secretary
Jesse L. Boyd, Jr., Member • James R. Long, Member • William R. Hegberg, Member • John Stulp, Member • Louis Swift, Member
EXHIBIT II Z -SO
972488
The Division of Wildlife appreciates the opportunity to review and
comment on the proposed development. Please feel free to contact
me at 339-5208 if we can be of further service to you or the
developer.
Court y Cr
Distr ct Wi d
for
life Manager
cc: David Clarkson, Area Wildlife Supervisor
Larry Rogstad, District Wildlife Manager
Rick Moss, Senior Habitat Biologist
file
372486
‘striri
WE�Pc
COLORADO
MEMORANDUM
TO: Shani Eastin, Planning Dept. DATE: Aug3, 1997
FROM: Trevor Jiricek, Health Departme
SUBJECT: Z-508, Merle and Karla Greiser
N
Environmental Protection Services has reviewed this proposal. As we recently discussed,
the submitted materials do not specify the proposed acreage of each proposed lot.
However, you indicated that it was your impression that the minimum lot size would be 4
to 4 1/2 acres. In the event this is accurate and all of the proposed lot sizes exceed 2 1/2
acres in size we recommend that the following condition be part of any approval:
1. A Weld County Septic Permit is required for any proposed home septic system and
shall be installed according to the Weld County Individual Sewage Disposal
Regulations.
In the event the proposed lot sizes are less than 2 1/2 acres we would have to re-evaluate
this proposal.
If you have any questions, please call me at extension 2232.
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17,
97248f
EXHIBIT
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