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Home My WebLink About951867.tifffelt rig COLORADO mEmoRAnuum Gloria Dunn, Current Planner To From Subject: Date Don Carroll, Project Coordinator Case No. S-385, Dos Rios Estates, 2n August 2, 1995 wel . couN�� 1995 to; ? I have reviewed the application and the drawings and have the following comments: The applicant indicated that the interior roads will be paved. In addition, a maintenance agreement dated April 12, 1995, is proposed to establish cost share between the applicant and the County on paving WCR 396 from the entrance of the Dos Rios Subdivision, 2nd Filing, to WCR 52. The applicant proposes to pay 30.8% of the cost. Although the County agrees with the approach taken in the proposed agreement, the traffic count was taken in 1993, and there was no count taken at the entrance of the Dos Rios Subdivision. The count of 4.55 trips per lot seems low. We recommend a new traffic count be taken that includes the entrance into Dos Rios and WCR 396 in either direction to better identify the subdivision traffic. We have no objection to a fee for paving being paid out of the proceeds of each lot sale; however, the mechanics could be difficult to work out and should be reviewed by our legal staff The applicant is indicating that there will be a run-off agreement on the Dos Rios Subdivision, 2nd Filing, involving the Evans Ditch adjacent to the new subdivision. The platted property lies between the South Platte River and the Thompson River. The City of Evans is concerned about the additional run-off/drainage from the subdivision that will flow into the Evans City Ditch. This agreement needs to be resolved between the City of Evans and the applicant prior to recording the final plat. In the improvement agreement (regarding collateral for improvements Exhibit A, 2nd Filing, Phase I improvements, in Phase I). The applicant only refers to Lots 1 through 8, Block 4. Please verify this so that I may check the estimated construction costs. Are there additional improvements agreements forthcoming to complete the subdivision? :plan12.dc 951867 -4 951867 0 J U \ COMMUNITY DEVELOPMENT 1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780 July 24, 1995 Gloria Dunn Weld County Department of Planning Services 1400 North 17th Avenue Greeley, CO 80631 Subject: S-385 - Dos Rios Estates, Second Filing Final Plat Dear Ms. Dunn: Thank you for the opportunity to comment on the Final Plat for Dos Rios Estates, Second Filing. The Final Plat submitted is essentially the same as was submitted for the Preliminary Plat; therefore, I have forwarded a copy of the City of Greeley Planning Commission minutes and a cover letter dated September 14, 1995 which dealt with the Preliminary Plat. The Preliminary Plat comments are applicable to the submitted Final Plat. Our primary concern continues to be that this area, south of Greeley, is developing into a pseudo -city without amenities usually associated with a city. The proliferation of special districts serving this area are typically not as efficient as encouraging residential uses to locate within existing city limits. We appreciate the opportunity to comment and voice concerns about land use issues which impact the City of Greeley. Sincerely, Greg hompSon Planner II 951867 Ms. Gloria Dunn Current Planner 1400 North 17th Avenue Greeley, CO 80634 COMMUNITY DEVELOPMENT 1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780 September 14, 1994 S-362 - Subdivision Preliminary Plan Dos Rios Estates, Second Filing Dear Gloria: The City of Greeley Planning Commission discussed the referral from your department regarding the Dos Rios Estates, Second Filing, Preliminary Plan, yesterday at its regular meeting. Discussion at the meeting centered around the existing development in the area included in the Arrowhead, Indian Hills, Hill -N -Park, and Dos Rios, First Filing, Subdivisions, and the impact this type of urban development has on the surrounding area. The Greeley Planning Commission wants the County Commissioners to be aware that a community between the size of Ault and Eaton exists in this area and wants to caution the Commissioners against further development without some type of plan which includes urban -type services. After much discussion, the Greeley Planning Commission voted unanimously to recommend approval of the Dos Rios Estates, Second Filing, Preliminary Plan only if the following conditions are met: 1) A plan for future development must be generated for this area, including provisions for urban -type services. 2) All interior streets for this filing must be paved, and a plan for paving the other gravel roads in the area which will be utilized by residents of this development must be formed. As always, the City of Greeley appreciates the opportunity to comment. Sincerely, Lanell J. Adler Planner II 951867 Commissioner Lockhart moved to find that the proposed annexation is within the City's Long -Range Expected Growth Area and to recommend approval of the annexation to the City Council. The motion was seconded by Commissioner Ewald. The motion carried 7-0. IX. CONSIDERATION OF A WELD COUNTY REFERRAL FOR A PRELIMINARY SUBDIVISION PLAN IN THE E (ESTATE) ZONE John Valencia excused himself from hearing this request in order to avoid a potential conflict of interest. Lanell Adler, Planner II, advised that the item is a Weld County referral for a request by Joyce Allely for a preliminary subdivision plan in the E zone. The site is located approximately 1.5 miles south of the City of Greeley and is south of Weld County Road 52 and west of 47th Avenue. The project would add 32 lots ranging in size from 2.50 acres to 5.03 acres to the Dos Rios subdivision. Ms. Adler entered the Planning Commission Summary into the record. Ms. Adler advised the Commission that the key issue to consider is whether the proposal complies with the City's Comprehensive Plan. Ms. Adler advised that the proposal does not meet the intent of Resolution 7, 1985, which limits the overall gross density on subdivisions outside the Long -Range Expected Growth Area to one dwelling unit per 20 acres. However, she noted that this particular development would be located between two existing subdivisions where services are in place. She noted that the density standards set forth in Resolution 7 were intended to encourage development within urban areas where services are provided and to cluster development to preserve agricultural land and accommodate future potential urban development. The proposal appears to meet these two standards. Therefore, she recommended that the Commission find that the proposal would be acceptable in this case. Ms. Adler suggested that the Commission notify Weld County that the City would not normally recommend approval of a rural residential subdivision and feels strongly that this type of development should not be encouraged outside of an incorporated area. She noted that if this development is approved, an estimated 1,400 people would live in the immediate area. She cautioned that the combination of the residential developments in this area has had the effect of creating a "community" with no overall plan for service which may present potential code enforcement problems. An Administrative Review Team meeting was held. It was suggested that Weld County Road 396 may need additional right-of-way in the future. However, since the area is in the City of Evans planning area, Ms. Adler noted that Evans should probably be responsible for making that recommendation. In conclusion, Ms. Adler recommended that the Commission find that overall the Planning Comm. Minutes 4 September 13, 1994 951867 proposal meets the intent of Resolution 7, 1985, and to recommend approval to Weld County. She also recommended that the Commission express concern over this type of development in general to Weld County for reasons listed in the staff analysis. As an option to the Planning staff's recommendation, Rebecca Safarik, Community Development Director, suggested that the Commission could recommend finding no objection to the request because the area is located outside the Long -Range Expected Growth Area but yet note that it has some concerns. Patrick Mestas of Landmark Engineering represented the applicant. In response to a comment by Chair Allen about the poor condition of the unpaved roadways in that area, Mr. Mestas advised that the applicant intends to pave the roads. Mr. Mestas commented that the applicant is even willing to provide seed money to the County for paving the County roads. Chair Allen advised that he would not be in favor of approving the request without a commitment to pave the roads. Commissioner Wones questioned the effectiveness of expressing concern to Weld County. He noted that there have been several requests for residential subdivisions in the County. He agreed with Chair Allen that any roadways should be paved. Commissioner de Besche asked if it would be beneficial to encourage the applicant to seek annexation. General discussion ensued regarding population and levels of service. Ms. Safarik suggested recommending that annexation be pursued with any further requests for residential development in the area. She advised that the Public Works Department is looking at developing a western arterial. Commissioner Wones pointed out that doing so would only encourage further development in the area. Commissioner Wones moved to accept the Planning staff's recommendation and asked that Weld County give thought to the future plans of the area and asked that approval be granted contingent upon the streets being paved. The motion carried 6- 0 (Valencia abstaining). X. STAFF REPORT Rebecca Safarik, Community Development Director, advised that Weld County would be conducting a training session for planning commissioners on Wednesday, September 21, asked that anyone interested respond as soon as possible. Ms. Safarik advised that a letter had been received from a law firm asking for a joint work session with the Planning Commission and City Council to discuss deed restrictions. She advised that the attorneys state that deed restrictions, which are an alternative to planned unit developments, are in use in Denver. Commissioner Valencia rejoined the meeting at 2:30 p.m. Planning Comm. Minutes 5 September 13, 1994 951867 Z00'd :9TYT'ON XH/Xd. 6£:OT $6/TE/L0 July 31, 1995 Gloria Dunn, Current Planner Dept. of Planning Services Weld County Admin. Offices 1400 N. 17th Ave. Greeley, CO 80631 Case Number S-385 Gloria: Upon review of Dos Rios Estates, Second Filing, the planning staff finds no conflicts with the City's proposed Comprehensive Plan. The existing Comp Plan does not include the Dos Rios Subdivision on the future land use map. However, the updated Plan does include Dos Rios and the proposal is in conformance with the intent for that area. The Public Works staff would like to include, as a stipulation to the approval, that there be adequate clearance- under the pipes for high ditch flows, and that the construction or maintenance of the ditch crossing will not close off the ditch during irrigation season. Any questions regarding the ditch can be directed to James Hewitson, Public Works Director, at the City of Evans. Sincerely, Chad Phillips, Planner 951867 3700 Golden Street • Evans, Colorado 80620-2724 • 303-339-5344 d0 'd b6£96£££0£ '0N XHd SNiiA3 JO Ali 0 06: I I NOW 96-I6-lflf REPLY TO ATTENTION OF DEPARTMENT OF THE ARMY CORPS OF ENGINEERS, OMAHA DISTRICT TRI-LAKES PROJECT OFFICE, 9307 STATE HWY 121 LITTLETON, COLORADO 801 23-6901 July 28, 1995 Ms. Gloria Dunn Weld County Department of Planning Services Weld County Administrative Offices 1400 N 17th Street Greeley, Colorado 80631 Dear Ms. Dunn: Reference is made to the Dos Rios Estates, Second Filing (your Case No. S-385) located in Section 34, Township 5 North, Range 66 West, Weld County, Colorado. The project has been reviewed in accordance with Section 404 of the Clean Water Act under which the U.S. Army Corps of Engineers regulates the excavation and discharge of dredged and fill material into waters of the United States including wetlands. This letter is to inform you that the proposed activity, assigned number 199580642, will not require a Department of the Army (DA) Permit. Although a DA Permit will not be required for the project, this does not eliminate the requirement that other applicable federal, state, tribal, and local permits be obtained as required. If there are any questions concerning this matter, please feel free to contact Mr. Terry McKee of this office at 303-979-4120. Sincerely, xlez t`- 7 Timothy T. Carey Project Manager 951867 WEST GREELEY SOIL CONSERVATION DISTRICT 4302 West 9th Street Road Greeley, CO 80634 (970) 356-6506 July 26, 1995 Gloria Dunn, Current Planner Department of Planning Services Weld County Administrative Offices 1400 N. 17th Ave. Greeley, CO 80631 Dear Gloria, The Board of Directors reviewed the Dos Rios Estates, Second filing, case #S-385 in December of 1993. The Board has not changed their position since that time and stands on their original decision of the review. If we can be of further assistance please contact Michael Shay at 356-6506 Sincerely, PI ichael Shay District Manager 951867 == = WEST GREELEY SOIL CONSERVATION DISTRICT 4302 WEST 9TH STREET ROAD GREELEY, COLORADO 80634 (303) 356-6506 August 11, 1994 Gloria Dunn, Current Planner Department of Planning Services 1400 N. 17th Avenue Greeley, CO 80631 Gloria: The West Greeley Soil Conservation District has completed a site survey of the Dos Rios Estates subdivision. Our views remain the same as our December 15, 1993 review. The subdivision plan addresses all of our major concerns with the exception of the following: 1. The area of prime farmland on the north end of the property. We are concerned about the loss of prime agricultural ground. 2. No restriction has been placed on the number of animals allowed per unit. Overgrazing could lead to wind and water erosion and noxious weed problems on the property. 3. The shallow soils on the slopes present problems for septic systems. This could cause water quality problems if the septic systems are not designed properly. The district has staff available to assist landowners in conservation practices. If we may be of assistance please call our office. Sincerely, Michael Shay District Manager 951867 AUG-11-95 FRI 11:04 CITY OF EVANS FAX NO. 3033395344 P. 02 The City of - August 11, 1995 Gloria Dunn Weld County Planning Department 1400 N. 17th Avenue Greeley, CO 80631 RE: Dos Rios 2nd filing Dear Gloria The primary concern that the City of Evans has in reference to the above captioned development project is drainage into the Evans Town Ditch. Early on in the project, the applicant for the developer prepared a drainage study which included two new crossings of the ditch. The City has rejected the concept of placing drainage from new developments into the town ditch and is making a long term commitment to remove existingstormdrainage outfalls from the ditch. Irrigation ditches were never designed to accept runoff from new residential developments, and -accepting such drainage posses not only a flood hazard potential to the citizens of Evans but also a liability problem for the City as well. The City feels that the prudent drainage system for the Dos Rios subdivision is to transmit storm water to the South Platte River along the most direct route thus allowing as little storm water as possible to take the more circuitous and hazardous route along the Evans ditch through the City. According to the subdivision's design, the existing corrugated metal pipes at the east ditch crossing and the middle ditch crossing are inadequate to accomplish this. Since the drainage basin served by the west ditch crossing is not affected by the proposed development to the extent that the other two crossings are, Evans will allow the west ditch existing crossing to remain as is. The City of Evans has no financial responsibility to construct these crossings for the developer. Should the developer feel otherwise, she is welcome to schedule an appeal before the City's Water and Sewer Board. Also, as we noted in comments to you, the construction of these crossings should be scheduled as not to interfere with the operations of the ditch during the irrigation season. Sincerely JLI3/ld James L. Hewitson, P.E. Director of Public Works c:Nwpdocs\knerldunn.ak 3700 Golden Street • Evans. Colorado 90620-2724 • 303-339.5344 08/11/95 10:08 951867 TX/RX N0.1591 P.002 ■ Hello