HomeMy WebLinkAbout20252320.tiffPLANNED UNIT DEVELOPMENT FINAL PLAN
STAFF COMMENTS
COUNTY, CO
Planner: Maxwell Nader Hearing Date: August 5, 2025
Case Number: PUDF24-0001
Owners: REI, LLC and Investors, LLC, & Investors Ltd Liability Co c/o Bruce O'Donnell
825 E. Speer Blvd Suite 312, Denver, CO 80218
Applicant: Terra Forma Solutions Inc. c/o Todd Johnson
3465 South Gaylord Court, A304, Englewood, CO 80113
Request: A Planned Unit Development Final Plan, PUDF24-0001 for Second Filing of Beebe
Draw Farms for 283 residential lots with R-1 Low -Density Residential Zone District
uses.
Legal: All of Section 17 and parts of Sections 8 And 9; all located in T3N, R65 of the 6th
P.M., Weld County, Colorado.
Location: East of and adjacent to County Road 39; north of and adjacent to County Road 32
Total Acres: +/- 642.9 acres Parcel Nos: 1213-17-1-00-016
+/- 121.8 acres 1213-08-0-00-014
+/- 450.1 acres 1213-09-0-00-026
+/- 847 developed acres
The review criteria for this Final Plan are listed in Section 27-7-40 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
• Xcel Energy, Inc., referral dated January 22, 2024
• Town of Platteville, referral dated February 5, 2024
• Atmos Energy Corporation, referral dated January 9, 2024
• Colorado State Land Board, referral dated January 31, 2024
• Colorado Parks and Wildlife, referral dated January 31, 2024
• Colorado Geological Survey, referral dated January 29, 2024
• Beebe Draw Farms Authority, referral dated February 8, 2024
• Platte Valley Irrigation Company, referral dated January 24, 2024
• Western Midstream Partners, LP, referral dated January 11, 2024
• Central Weld County Water District, referral dated February 5, 2024
• Colorado Division of Water Resources, referral dated January 19, 2024
• Farmers Reservoir and Irrigation Company, referral dated January 16, 2024
• Weld County Oil and Gas Energy Department, referral dated January 24, 2024
• Beebe Draw Metropolitan Districts Nos. 1 and 2, referral dated February 8, 2024
• Weld County Department of Public Health and Environment, referral dated January 29, 2024
• Weld County Department of Planning Services — Development Review, referral dated July 24, 2025
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Weld County Sheriff's Office, referral dated January 9, 2024
• Weld County School District RE -1, referral dated February 13, 2024
• Northern Colorado Water Conservancy District, referral dated January 9, 2024
PUDF24-0001— Pelican Lake Ranch Filing. 2
Page 1
The Department of Planning Services' staff has not received responses from the following agencies:
• PDC Energy, Inc.
• Noble Energy, Inc.
• Colorado Historical Society
• Kerr McGee Gathering, LLC
• LaSalle Fire Protection District
• Weld County Extension Office
• Crestone Peak Resources, LLC
Case Summary:
• Weld County Attorney's Office
• Weld County Assessor's Office
• Platte Valley Conservation District
• United States Fish and Wildlife Service
• United States Army Corps of Engineers
• Central Colorado Water Conservancy District
• Colorado Oil and Gas Conservation Commission
• Colorado Department of Public Health and Environment
PUDF24-0001 is the second filing proposal for the Beebe Draw Farms and Equestrian Center Planned Unit
Development (Beebe Draw PUD), which has been rebranded and known as Pelican Lake Ranch (PLR).
This second filing is broken out into ten (10) phases and will be developed per market demands. Beebe
Draw PUD was originally zoned PUD for 800 lots at an average of 2.5 acres with the underlying R-1 Zone
District in 1984 and amended in 1989. The second filing encompasses 862 acres of developable land both
south and east of the existing Filing No. 1. This second filing is comprised of 283 lots, 254 acres of open
space/amenity area, and 65 acres of streets. The PUD zoning will not be amended through this request.
The second filing will adhere to the established zoning via AMZ-412 recorded May 24, 1989, via reception
# 2180623
The PUD is located on land generally to the west of the approximately 1,445 -acre Milton Reservoir. For
reference, the closest municipalities are Gilcrest, being approximately 4.75 miles to the northwest,
Keenesburg, being approximately 5.5 miles to the southeast and Platteville, being approximately 6.25 miles
to the west. The City of Greeley is approximately 9 miles to the northwest. This part of the County is
characterized by large, agricultural parcels of land comprised of both irrigated and non -irrigated farming
operations, rangeland, dryland, ditch infrastructure, sporadic industrial facilities, rural residential properties,
pipelines and transmission lines and oil and gas production as well as midstream facilities. The parcels
which comprise this development are not suitable for most farming activities due to poor soils and lack of
water. This development is located within the boundaries of the Central Weld County Water District, which
serves the PUD, and is not served by a public sanitary sewer system; each residence utilizes septic systems
for sewage disposal. This development is not located within a Coordinated Planning Agreement (CPA)
boundary or any other Intergovernmental Agreement (IGA) boundary or three (3) mile referral area of any
municipality. The nearest subdivision is Milton Lake Estates, a large -lot agriculturally zoned subdivision,
platted in 1970, located east of Milton Reservoir, approximately 1.25 miles east of the PUD.
Beebe Draw Farms and Equestrian Center Corrected First Filing S-299, recorded May 24, 1989, platted
one hundred eighty-eight (188) buildable lots permitted for R-1 (Low -Density Residential) Zone District uses
and several outlots with recreational and oil and gas activity. Most of the buildable lots have been built upon
with single family residences. In 2001 Beebe Draw requested a PUD Final Plat for a second filing consisting
of 406 acres. This proposal was denied by the Board of County Commissioners at the time due to the large
amount of oil and gas activity occurring and because of the lack of buildout of the first filing. The oil and gas
activity is now limited to one active site, to be reclaimed by end of 2025, with the remaining wells plugged
and abandoned. In 2001 the Board of County Commissioners suggested to Beebe Draw to build out further
and reapply for second filing. At this time the first filing of Beebe Draw has 21 vacant lots of 187 making it
roughly 88% built out.
PUDF24-0001— Pelican Lake Ranch Filing. 2
Page 2
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted PUD Final Plan materials are in compliance with the application requirements per
Section 27-1-60.G of the Weld County Code.
2. The submitted PUD Final Plan request is in conformance with the PUD standards per Section 27-
3-10. Pertinent information includes:
A. Properties in PUDs shall comply with applicable provisions of the Weld County Code,
including, but not limited to, Articles II and III of Chapter 24, applicable provisions of
Chapter 23, including, but not limited to, regulations on parking, signage, floodplains, and
minimum distance from oil and gas facilities, and Chapters 29 and 30.
The proposed second filing (Proposal) complies with Chapter 24, Article II — Conformance
Standards. The proposal will dedicate the right-of-way, provide for drainage, and enter into
an improvement's agreement. The second filing also complies with Article III — Subdivision
Design Standards. Staff has reviewed the draft PUD plat and that complies with the 21
design standards as listed in Article III. The proposed second filing also meet relevant
provisions of Chapter 23 such as regulations on parking, signage, and floodplains, as well
as the requirements outlined in Chapters 29 and 30.
Oil and gas facilities:
Setbacks will adhere to the approved PUD. The setback for plugged and abandoned wells
will be 50 feet, in accordance with section 23-4-700 of the Weld County Code. AMZ-412
requires a 300 -foot setback for active oil and gas facilities. The current plat reflects this for
the remaining facility, with the expectation that it will be closed and reclaimed by the time
the filing is constructed. Habitable structures will not be permitted within these established
setbacks. All pipelines will be buried within designated easements. Oil and gas operations,
along with residential development, are common in the Weld County area and are well -
regulated by the ECMC, Weld County, and surface use agreements. PLR has coexisted
with oil and gas operations since the beginning of the development, and these operations
are included in the PUD. Additionally, the oil and gas wells within the second filing are
being continually plugged and abandoned, and there will be no operating wells by the end
of 2025.
B. Where the uses in a PUD are not specifically listed but refer to one or more zone districts
in Chapter 23 of this Code, compliance with the bulk standards for the corresponding zone
district is required. (For example, where a PUD zoning plat says Estate zone uses are
allowed, compliance with Section 23-3-440 is required.) Where a PUD refers to multiple
zone districts, the more restrictive bulk standards shall apply.
In the PUD Zoning, there are uses specified for both the A (Agricultural) Zone and the R-1
(Low -Density Residential) Zone. These uses have maintained compliance with the bulk
standards for each respective zone district as outlined in Chapter 23 of the Code.
C. Outlots: No new buildings are allowed on outlots. Other structures that are not fully
enclosed, including, but not limited to, loafing sheds, may be permitted on outlots where
the PUD allows for agricultural uses. Fences, parking lots, trails, bus stop shelters, and the
like may be permitted on outlots. Underground and overhead utility lines may be permitted
on outlots provided a Use by Special Review or 1041 Permit is not required. The use of
existing buildings on outlots shall not be altered or enlarged, except in accordance with the
recorded PUD.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 3
The proposed second filing of the Planned Unit Development (PUD) includes a comparable
amount of outlot acreage to that established in the first filing. This consistency in the
provision of open space, drainage areas, and common areas reflects a continuation of the
first filing.
Additionally, the proposed second filing generally reflects the intent of the underlying PUD
zone district by incorporating buffering, and common areas that are consistent with the
overall layout established in the first filing. The outlots in this phase serve similar functions
such as open space, drainage and general amenities. These outlots contribute to
maintaining a sense of continuity within the broader development.
D. An owners association is required and shall be managed by the property owners within the
PUD.
1. All outlots shall be owned by the owners association in perpetuity. The owners
association shall maintain in perpetuity all outlots and all landscaping outside of
buildable lots in a neat, clean, and healthy condition, including removal of litter and
weeds, mowing, fertilizing, watering, proper pruning, and replacement of diseased
and/or dead plants within one (1) calendar year or within the next growing season,
whichever comes first.
2. All internal road rights -of -ways shall be maintained by the owners association in
perpetuity.
Currently the PUD is served by a Homeowners Association (HOA) and a Metro District,
both of which are responsible for the maintenance of internal roads, common areas, and
shared infrastructure.
The proposed second filing will establish a separate HOA that mirrors the responsibilities,
structure, and design guidelines of the original HOA and will incorporate into the Metro
District/ This approach ensures consistency in community maintenance, and overall
neighborhood character across both filings.
E. Where the uses in a PUD are not specifically listed but refer to one or more zone districts
in Chapter 23 of this Code, compliance with the bulk standards for the corresponding zone
district is required. (For example, where a PUD zoning plat says Estate zone uses are
allowed, compliance with Section 23-3-440 is required.) Where a PUD refers to multiple
zone districts, the more restrictive bulk standards shall apply.
The PUD zoning designation provides flexibility to accommodate a mix of uses that may
not typically be permitted under standard zoning districts, while still maintaining
compatibility with surrounding land uses and the overall intent of the development. In this
case, the PUD allows for R-1 (Low -Density Residential) uses as well as certain low -impact
agricultural uses, similar to what was established in the first filing.
The proposed second filing complies with the bulk standards and permitted uses of the R-
1 zone, including minimum lot sizes, setbacks, and lot coverage requirements. In addition
to the residential component, the second filing, like the first filing, includes allowances for
limited agricultural activities, such as equestrian uses, which are appropriate for the rural -
residential character of the area.
F. Where the uses in a PUD are not specifically listed but refer to one or more zone districts
in Chapter 23 of this Code, the uses allowed in the PUD shall be those uses allowed by
right and accessory uses in the zone district(s) referred to, as listed and defined in Chapter
23. Uses by special review and uses by zoning permit are not allowed in PUDs, unless the
PUD zoning plat specifically allows them. Certain uses may require subsequent submittal
and approval of a Site Plan Review as described in Section 23-2-150.8 of this Code.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 4
Certain uses permitted within the R-1 zoning district through the Site Plan Review process
will be incorporated into the Second Filing of the PUD. These include community -serving
amenities, such as the recreational features, that are intended to support the residents of
this filing. These types of uses are consistent with the allowances under R-1 zoning and
reflect the approach taken in the First Filing, where similar features were included.
G. Where a PUD lists uses that are allowed in the PUD, but does not define them, the
definitions in Chapter 23 of this Code, may be used, or, if not defined in Chapter 23,
Planning staff may use a dictionary or a common industry definition.
All uses within the PUD zoning are referenced or defined in the code, ensuring that the
PUD second filing aligns with the Weld County code.
3. The submitted PUD Final Plan request is in conformance with application standards per Section
27-1-60 of the Weld County Code. Pertinent information includes:
A. 27-1-60.8 - At least one (1) of the proposed roads within the final plan area shall intersect a
publicly maintained road or an existing road within a previously platted portion of the PUD.
The first filing of the PUD utilizes Beebe Draw Farms Parkway, which intersects with CR 39, a
publicly maintained right-of-way that provides primary access to the development. The
proposed second filing will continue to utilize this existing access point while also introducing
two (2) new public roads to support additional connectivity. One (1) new road will intersect with
CR 39, and the other with CR 32, both of which are also publicly maintained rights -of -way.
These additional access points are intended to improve overall circulation, provide redundancy
for emergency access, and ensure adequate infrastructure to support the continued buildout
of the PUD in a manner consistent with County transportation standards.
B. 27-1-60.C - No PUD shall contain any access easements except for the following:
1. Pre-existing access easements for nonresidential purposes such as ditch maintenance
roads or oil and gas facility access roads.
2. Access easements solely for the use of emergency services.
There are several access easements located throughout the PUD boundaries that are
associated with existing oil and gas operations. These easements are necessary to ensure
continued access for the ongoing maintenance, inspection, and operation of these facilities. As
such, the easements will remain in place for the duration of the facilities' active use and will be
evaluated for removal only once the sites have been properly closed and reclaimed. The layout
of the PUD, including the second filing, has been designed to accommodate these easements
and ensure they do not conflict with proposed development.
C. 27-1-60.D - An owners association is required and shall be managed by the property owners
within the PUD.
1. The owners association shall be created and all necessary documents recorded prior to
recording of the plat.
2. All outlots shall be dedicated to the owners association on the plat and a deed conveying
all outlots to the owners association shall be provided to the Department of Planning
Services for recording with the plat.
Currently the PUD is served by a Homeowners Association (HOA) and a Metro District, both
of which are responsible for the maintenance of internal roads, common areas, and shared
infrastructure.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
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The proposed second filing will establish a separate HOA that mirrors the responsibilities,
structure, and design guidelines of the original HOA and will incorporate into the Metro District/
This approach ensures consistency in community maintenance, and overall neighborhood
character across both filings.
D. 27-1-60.E - Criteria for approval. The PUD final plan must:
1. Be in general conformity with the Comprehensive Plan found in Chapter 22 of this Code
and any County -approved future development plans for the area.
The Weld County Comprehensive Plan adopted in 2020, codified in Chapter 22 of the Weld
County Code, identifies Guiding Principles, Goals and Objectives to provide direction for
land use decisions. The PUD Final Plan application has demonstrated consistency with the
existing adopted Weld County Comprehensive Plan as detailed below.
Section 22-2-30.A.2, being one of the land use goals and objectives, which commit to the
economic future of agriculture, states: "Limit the density and intensity of development to
maintain agricultural areas."
The existing PUD Zoning, as permitted, allows for eight hundred (800) total lots. Under the
proposed PUD Final Plan application there are two hundred eighty-four (283) lots proposed
through six (6) phases. Combined with the existing 186 platted lots, this accounts for a total
of approximately four hundred seventy (470) residential lots within this development.
The proposed scale and design of the PUD serves to concentrate future residential
development within clearly defined boundaries, rather than promoting dispersed or
sprawling growth patterns that would consume more agricultural land. By clustering
residential uses and thoughtfully integrating select amenities to support those uses, the
PUD offers a more efficient and sustainable development model. This approach helps
preserve the surrounding agricultural landscape by reducing the need for scattered rural
subdivisions, which often fragment farmland and increase land use conflicts. Instead of
encouraging unplanned expansion beyond its borders, the proposed PUD establishes a
framework that directs development inward and provides a logical limit to expansion. By
containing growth within its footprint, the PUD can actually serve as a buffer and transition
area between more intensive uses and the traditional agricultural operations that
characterize this part of the County. In this way, the project seeks to complement, not
compete with, the rural character of the surrounding area.
Section 22-2-30.C.2, being one of the land use goals and objectives, which promotes
harmonizing development with surrounding land uses, states: "Establish residential
development options based on compatibility, proximity to municipalities, and availability of
services that reflect the desired density and character of that location."
The proposed PUD is designed to accommodate future residential development within a
defined boundary, which may help minimize the potential for outward expansion into
surrounding agricultural areas. By concentrating development within a designated footprint,
the proposal provides an internal structure that can guide future growth in a more organized
manner. The PUD includes provisions for adequate water and septic infrastructure, allowing
it to development within the bounds of the PUD.
The proposed development is intended to build upon the existing first filing of the PUD,
maintaining consistency with the established development pattern. While located in an
agricultural area, the proposal seeks to maintain a distinction between residential areas and
adjacent land uses, including both active agricultural operations and the nearby Milton
Reservoir. This approach may help support land use compatibility by delineating residential
and rural functions while allowing for a mix of recreational uses within the PUD boundary.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
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2. Address to the satisfaction of the Board of County Commissioners the requests and
concerns of any referral agency or mineral interest.
A. Central Weld County Water District (CWCWD)
Water service is provided by Central Weld County Water District. A letter of
commitment was received from Central Weld Water District which expires September
25, 2024. The District states 192 budget taps are available and "no additional water
taps will be available without additional water rights being transferred to the District."
The application indicates the PUD will be developed on a phased basis subject to the
terms of Central Weld Water District.
Per the Division of Water Resources referral dated, January 19, 2024: "the State
Engineer's Office has not received enough information to render an opinion regarding
the potential for causing material injury to decreed water rights, or the adequacy of the
proposed water supply. Prior to further review of the PUDF water supply plan the
following information is required:
1. The applicant must specify the estimated water requirements for the Pelican Lake
Ranch Filing 2 development.
2. The applicant must specify the additional water sources that will be provided in
order for the District to supply water to all the proposed lots.
3. Applicant must clarify if well permit nos. 6844- A and 83708-A will be used within
the subdivision or be plugged and abandoned. If the wells will be used in the
proposed subdivision the Applicant must also demonstrate that a court approved
augmentation plan has been obtained for well no. 83708-A and new well permits
have been obtained for the wells."
Per the Department of Environmental Health and Environment referral dated, January
29, 2024: "Geologic and Preliminary On -Site Wastewater Treatment System (OWTS)
Site and Soil Evaluation Report completed by Soilogic and dated May 28, 2020, was
included with the COZ and the Final Plat application. The report concluded: "Based on
results of our completed site and soil evaluation, we expect conventional OWTS
construction will be possible for most if not all of the proposed lots on the subject site.
Typical gravity -fed chamber systems in a bed or trench configuration could be
considered. In areas where gravity drainage to the Soil Treatment Area (STA) is not
possible, pump dosing could be considered. Site specific evaluations will be required
to better evaluate the Long -Term Acceptance Rate (LTAR) of the near surface soils
and depth to bedrock and groundwater in proposed STA's.""
B. Colorado Geological Survey (CGS)
The Colorado Geological Survey (CGS) referral response dated January 29, 2024,
states CGS agrees with Soilogic's interpretation in their May 28, 2020, Geologic and
Preliminary OWTS report that the site does not contain economically recoverable
aggregate or metallic mineral resources and that no known or suspected geologic
hazards are present that would preclude the proposed residential development.
The CGS also states that the site overburden materials consist of windblown clay, silt,
and sand underlain by the Laramie Formation. The windblown material may be subject
to consolidation when loaded or wetted and can be erodible and subject to soil blowing
and water erosion. Therefore, lot- or site -specific geotechnical studies will be
necessary to characterize soil engineering properties in addition to the implementation
of erosion control measures during the design and construction of this development.
There are additional comments related to construction with respects to groundwater
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 7
and oil and gas development.
C. Town of Platteville
Although the PUD is not located within a 3 -mile referral area of any municipality or
Intergovernmental Agreement Areas (IGA) the Town of Platteville was notified and
submitted a referral dated February 5, 2024.
The letter outlined concerns on the expectation of increase to traffic on CR 32,
particularly westbound towards US 85, potentially causing congestion. While the
Colorado Department of Transportation manages the traffic signal and right-of-way at
US 85, the Town of Platteville maintains CR 32 from US 85 to CR 29 and the North &
South Front Streets, which may be used when the UPRR blocks the crossing to US
85.
A Traffic Impact Study by Delich Associates in November 2023 indicates that the
development could generate several thousand vehicle trips per day. Due to these
concerns, the Town of Platteville has requested to be more involved in the public
hearing and plan review process to address potential impacts on the town.
D. Colorado Parks and Wildlife (CPW)
Weld County Comprehensive Plan Section 22-2-30.C.3 encourages development
that preserves land for agriculture, rangeland, wetlands, and critical habitats. Further,
Section 22-2-60 addresses natural resource goals and objectives, specifically the
preservation of wetlands and critical habitats. The Colorado Parks and Wildlife
(CPW) referral dated January 31, 2024, comments on these topics.
In particular, the referral states: "The mission of CPW is to perpetuate the wildlife
resources of the state, to provide a quality state parks system, and to provide
enjoyable and sustainable outdoor recreation opportunities that educate and inspire
current and future generations to serve as active stewards of Colorado's natural
resources. CPW has a statutory responsibility to manage all wildlife species in
Colorado and to promote a variety of recreational opportunities throughout Colorado.
One way we achieve this goal is by responding to referral comment requests, as is
the case for this project.
The protection of High Priority Habitats (HPH), big game winter ranges, and raptor
nesting locations are of extreme importance to CPW. CPW recommends that all
proposed projects be assessed to avoid, minimize, or mitigate impacts to sensitive
wildlife habitats and species...
That includes species of concern, big game winter concentration areas, breeding and
nesting habitats for sensitive ground -nesting birds, and nests of raptors sensitive to
development to prevent the loss of habitat or fragmentation of habitat. Our goal in
responding to land use proposals such as this is to provide complete, consistent, and
timely information to all entities who request comment on matters within our statutory
authority...
After reviewing the proposed second filing documents, CPW is concerned with the
proposed development in Parcel 3 (Number:121309000026-R4940286) in section 9
(orange phase) in that there is no wildlife impact statement included in the narrative
provided. Terra Forma Solutions makes little reference to, nor includes any details
in the Environmental Impacts statement specific to potentially significant impacts to
wildlife species and habitat, including wetland and riparian areas and mature
cottonwood forests associated with Milton Reservoir and the surrounding
landscape."
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
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The applicant submitted a written response prepared by Ecological Resource
Consultants, LLC, dated March 22, 2024 which directly addresses the comments
provided by Colorado Parks and Wildlife (CPW). The analysis assessed the potential
for the proposed second filing to impact sensitive species or habitats identified by
CPW. The findings indicate that the majority of the second filing is situated well
outside any designated areas of interest or habitat zones that could result in adverse
effects to the species noted in CPW's comments. It was noted, however, that a small
portion of the area identified as the "Orange Phase" falls within the mapped Mule
Deer Range. Despite this, the overall assessment concluded that no direct or indirect
impacts to identified wildlife resources are anticipated as a result of the proposed
development.
The applicant and CPW have been working together following the report provided by
Ecological Resource Consultlants LLC and CPW has confirmed no concerns with the
request as of July 18, 2025.
E. Atmos Energy
Atmos Energy Corporation is the provider of natural gas to the PUD. Atmos Energy
per their referral dated January 9, 2023, stated the following: "Atmos will need to build
significant system improvements in order to serve the Subject Property. The natural
gas system that currently serves Beebe Draw Farms is nearing or at capacity. Please
have the developer/applicant contact Atmos Energy Corporation's Bethany Nitzel
(cc'd) as soon as possible to initiate discussions for natural gas service."
F. United Power
United Power is the sole provider of electric service to the PUD. United Power did not
return a referral response.
G. LaSalle Fire Protection District
The LaSalle Fire Protection District serves this PUD. The district did not return a
referral response. The district has previously commented on the adequacy of a 3.7 -
acre unplatted parcel of land that has been previously conveyed to the Fire District by
deed, dated May 18, 2001, reception # 2839706.
H. Weld County School District RE -1
The Weld County School District RE -1 serves this PUD. The District returned a referral
dated February 12, 2024 with no comments. The District has previously commented
on the adequacy of a 36 -acre unplatted parcel of land that has been previously
conveyed to the School District by deed, dated May 18, 2001, reception # 2839707.
I. Beebe Draw Farms Metropolitan Districts and Authority
The Beebe Draw Farms Metropolitan Districts and Authority owns, operates and builds
infrastructure for the PUD including, water infrastructure, amenities, roadways and
other essential services to the community. The Beebe Draw Metropolitan Districts did
not return a referral, but the Beebe Draw Farms Authority returned a referral dated
February 8, 2024 with the following comments:
"1. Major construction equipment must not use existing roadways in Filing No. 1 during
the infrastructure and home building in Filing No. 2. Alternative access must be
provided to keep heavy construction vehicles off of our private roads.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
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2. Landscaping is shown in the plans to be "hand watered". Landscaping appurtenant
to the south entrance to WCR 32 is obviously intended to be owned and maintained
by the Authority. These plantings must be irrigated. And there needs to be
clarification on who will own and maintain the clusters of "3 PN's" scattered
throughout the plan. If the PN's are to be Authority responsibility, they must be
irrigated. If the future homeowners are to maintain them, a reliable plan must be
established to get those trees established and then maintained especially
considering that the lots and houses are intended to be served with "1/2 taps"."
J. Colorado Division of Water Resources
Referral dated January 19, 2024, stated the following "based on the submittal and
pursuant to Section 30-28-136(1)(h)(I), C.R.S. and Section 30-28-136(1)(h)(II),
C.R.S., the State Engineer's Office has not received enough information to render an
opinion regarding the potential for causing material injury to decreed water rights, or
the adequacy of the proposed water supply. Prior to further review of the PUDF water
supply plan the following information is required:
1. The applicant must specify the estimated water requirements for the Pelican Lake
Ranch Filing 2 development.
2. The applicant must specify the additional water sources that will be provided in
order for the District to supply water to all the proposed lots.
3. Applicant must clarify if well permit nos. 6844-A and 83708-A will be used within
the subdivision or be plugged and abandoned. If the wells will be used in the
proposed subdivision the Applicant must also demonstrate that a court approved
augmentation plan has been obtained for well no. 83708-A and new well permits
have been obtained for the wells.
A condition of approval has been added to ensure the applicant continues to work
with the Division of Water resources.
3. Comply with the standards detailed in Articles II and III of Chapter 24, Article III of this
Chapter, and this Section 27-1-60.
ARTICLE II - Conformance Standards
A. Section 24-2-40 — Improvements agreement states "The subdivider, applicant or owner
shall submit a signed subdivision Improvements Agreement agreeing to construct the
required improvements as shown on the approved plat and other supporting
documents. The Agreement shall be made in conformance with the County policy on
collateral for improvements per Section 2-3-30 of the Weld County Code, as amended.
Approval of the Improvements Agreement will be a condition of approval for the
subdivision and shall be approved by the Board of County Commissioners prior to
recording the subdivision final plat."
Per the Development Review referral, dated July 24, 2025, an Improvements
Agreement is required for on -site and upfront off -site improvements associated with
this project. On -site and upfront off -site improvements associated with the
development will be identified and detailed in the agreement.
ARTICLE III - Subdivision Design Standards
A. Section 24-3-20 — Road standards
The new road network in the proposed second filing is designed to integrate seamlessly
with the existing infrastructure, ensuring a smooth transition. This integration is
achieved by aligning new roads with existing ones and maintaining consistent road
widths.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 10
Additionally, the new road network includes multiple access points, which help distribute
traffic more evenly and reduce congestion at any single entry or exit. These additional
access points improve overall traffic flow and provide better connectivity within the
community. This design ensures that the expanded development functions efficiently
and safely, enhancing the overall living experience for residents.
Per the Development Review referral, dated July 24, 2025, the following requirements
are within the Improvements Agreement:
1. The applicant shall design and construct a County accepted eastbound left turn
deceleration lane for the County Road 32/Pelican Lake Ranch intersection, providing
all construction materials and
meeting the specifications per the Weld County Engineering and Construction Criteria
manual and CDOT specifications for Road and Bridge Construction.
2. The applicant shall design and construct a County accepted northbound right turn
deceleration lane for the County Road 39/Pelican Lake Lane intersection, providing
all construction materials and meeting the specifications per the Weld County
Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction.
3. The applicant shall design and construct a County accepted southbound left turn
deceleration lane for the County Road 39/Pelican Lake Lane intersection, providing
all construction materials and meeting the specifications per the Weld County
Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction.
B. Section 24-3-50 — Lot size standards
The second filing, which includes 283 lots with an average density of 2.5 acres per
lot, represents the next proposal the approved Planned Unit Development (PUD). This
phase continues the development's commitment to providing single-family
residences, with lot sizes ranging from 1.1 to over 3 acres.
• Filing No. 2 lot breakdown:
o 1-2 acre lots — 197 or 35% site area
o 2-3 acre lots — 78 or 21% of site area
o 3+ acre lots — 8 or 3% of site area
• Filing No. 1 lot breakdown:
o 1-2 acre lots — 42 or 11% site area
o 2-3 acre lots — 106 or 36% of site area
o 3+ acre lots — 38 or 19% of site area
The amended zoning, AM Z-412, allowed for 800 lots, each also averaging 2.5 acres.
This consistency in density between the two filings ensures that the overall character
and spacing of the development remain aligned with the original vision. By
maintaining the same average lot size, the second filing upholds the principles set
forth in AM Z-412, ensuring a smooth and consistent expansion of the community.
C. Section 24-3-60 — Easement standards
Standard easements are established in the second filing in accordance with Section
24-3-60 of the Weld County Code. While the existing zoning plat, AM Z-412, and the
initial filing, S-299, do not have established easements, the new easements will
adhere to the general standards outlined in the code. This ensures consistency and
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 11
compliance with the approved development plan, maintaining the integrity and
functionality of the overall community design.
In addition, the utilities have been notified, and their comments have been addressed
through the review process, or they did not have any concerns. This ensures that all
necessary infrastructure requirements are met.
D. Section 24-3-70 — Potable water supply standards
Public water from Central Weld County Water District is available for one hundred
ninety-two (192) of the proposed two hundred eighty-three (283) lots. Terms for water
service are detailed in the Central Weld County Water District letter dated July 29,
2021, as submitted in the application materials.
Central Weld County Water District submitted an updated Can Serve Letter dated
January 22, 2025, reiterating their ability to serve the proposed filing and that
additional studies will need to take place prior to construction of infrastructure.
E. Section 24-3-90 — On -site wastewater treatment systems (OWTS) report
requirements.
Sanitary sewer service is not available at this location or within six miles of the
development. Therefore, all lots will be served by on -site wastewater treatment
systems. When building, individual property owners will need to coordinate with the
Weld County Department of Public Health and Environment regarding their on -site
wastewater treatment systems. This approach is consistent with the procedures
followed during the first filing of this development.
F. Section 24-3-200 - Storm drainage requirements
Stormwater Management and master drainage design shall be addressed in each of
the future PUD Final Plan applications. Per the Development Review referral dated
July 24, 2025, This project site is within a Non -Urbanizing Drainage Area, which
typically requires detention of runoff from the 1 -hour, 100 -year, storm falling on the
developed site and release of the detained water at the historic runoff rate of the 1 -
hour, 10 -year storm falling on the undeveloped site. Per Weld County Code, Section
8-11-40.C., stormwater retention facilities are normally not allowed in Weld County
but will be considered for special circumstances through the variance process as
defined in Chapter 12, of Appendix 8-Q, of the Weld County Code. The applicant has
submitted a preliminary drainage report which has gone through several rounds of
review and is nearing County acceptance. A final drainage report with the required
detention/retention pond designs completed by a Colorado Licensed Professional
Engineer is required prior to recording the PUD Final Plat. The drainage report must
include a certification of compliance stamped and signed by the PE.
G. Section 24-3-220 — Traffic impact analysis requirements
The applicant has submitted an updated Traffic Impact Study (TIS) prepared by Delich
Associates, dated September 2024. The study assessed the impacts the 2nd Filing
of Beebe Draw Farms (Pelican Lake Ranch) will have on the surrounding road system
and concluded that the development is feasible from a traffic engineering standpoint.
At full development, the study found that the 2nd Filing will generate 2,636 daily trip
ends, 193 morning peak hour trip ends, and 265 afternoon peak hour trip ends.
The study also found that the development will necessitate the construction of the
following auxiliary turns:
• Eastbound Left Turn Deceleration Lane — County Road 32/Pelican Lake Drive
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 12
Intersection
• Southbound Left Turn Deceleration Lane — County Road 39/Pelican Lake Lane
Intersection
• Northbound Right Turn Deceleration Lane — County Road 39/Pelican Lake Lane
Intersection
4. Comply with the recorded PUD zoning plat. Where the PUD zoning plat conflicts with the
provisions of this Chapter or Article III of Chapter 24, as determined by the Board of County
Commissioners at the hearing described below, the PUD final plan shall comply with the
PUD zoning plat.
A. Landscaping elements
According to the application materials, the Conceptual Landscape Plan for Pelican Lake
Ranch is a combination of both open spaces and riding/walking trail corridors that link
together to form an interconnected system throughout the development. This system
connects both visually and physically to the dedicated open spaces that are located
throughout the site. Pedestrian movement is encouraged through the property while
allowing opportunities for smaller more intimate gathering places and focal points for
each neighborhood. The PUD will attempt to maintain existing natural grades
throughout the development.
Although landscaping is identified in the submitted materials, it is managed and
regulated by the HOA, not through County Code. The AM Z-412 zoning did not establish
requirements for landscaping. Therefore, the proposed landscaping for Filing No. 2
aligns with Filing No. 1, but ultimately, it will be up to the landowner and HOA to finalize
these details.
B. Amenities
The existing Planned Unit Development (PUD) includes a variety of amenities and
public improvements. Currently, there are 186 fully developed residential lots with paved
streets, water, natural gas, electricity, and drainage systems. The development features
miles of riding and walking trails, over 600 acres of open space and nature preserves,
a bird estuary with trails, descriptive signage, a sheltered picnic area, and restroom
facilities. Additional amenities include community swimming pools with a cabana, a
large park, sports courts for tennis, basketball, volleyball, and a putting green. There is
also a stocked fishing lake with docks, a playground, a community picnic area, a
Community Information and Sales Center, an outdoor riding arena with a round pen, an
entry building, entry monumentation and landscaping, and a Maintenance Facility and
District Office. The second filing has space designated for future amenities, which will
be planned by the Authority.
C. Common open space usage.
The application materials states that the common open space for the PUD will include
buffer zones along the lake and canal, various parks and recreational facilities, open
spaces and their associated installations. The application materials further states
there is an overall open space framework defined primarily by the community plan as
well as by the limiting site factors. The plan will provide key linkages of equestrian and
walking trails to create an integrated open space network.
The limiting site factors are physical elements of stormwater and drainage features
and oil and gas facilities. Such components are proposed to be included in the
common open space calculation, when appropriate. The justification to include these
physical elements in the calculation is that they are still usable for recreational
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 13
activities, parks, trails, and other amenities, or other functions that cannot damage or
be damaged by the limiting site factors. In particular, the development contains
abandoned and portions of active well sites.
This recommendation for approval is based upon compliance with Weld County Code Chapter 27
requirements and upon a review of the application materials submitted by the applicant, the relevant
information regarding the request, and responses from the referral entities.
THE PLANNED UNIT DEVELOPMENT FINAL PLAN IS CONDITIONAL UPON THE FOLLOWING:
1. Prior to recording the Planned Unit Development Final Plan plat:
A. The applicant shall address the requirements of Atmos Energy regarding the existing natural gas
system nearing its capacity, as stated in the referral response dated January 9, 2024. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
B. The applicant shall address the requirements of Wes DJ Gathering LLC regarding the existing
pipelines and easements located in filing 2, as stated in the referral response dated January 11,
2024. Evidence of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
C. The applicant shall address the requirements of the Colorado Division of Water Resources
regarding existing well usage, water availability and stormwater management, as stated in the
referral response dated January 19, 2024. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Department of Planning Services)
D. The applicant shall address the requirements of the Beebe Draw Farms Authority as stated in the
referral response dated February 8, 2024. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Department of Planning Services)
E. The applicant shall acknowledge the advisory comments of the Town of Platteville as stated in the
referral response dated February 5, 2024. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Department of Planning Services)
F. An Improvements Agreement is required for on -site and upfront off -site improvements associated
with this project. On -site and upfront off -site improvements associated with the development will be
identified and detailed in the agreement. Requirements for upfront off -site road improvements are
detailed below:
1. The applicant shall design and construct a County accepted eastbound left turn deceleration
lane for the County Road 32/Pelican Lake Ranch intersection, providing all construction
materials and meeting the specifications per the Weld County Engineering and Construction
Criteria manual and CDOT specifications for Road and Bridge Construction. (Development
Review)
2. The applicant shall design and construct a County accepted northbound right turn deceleration
lane for the County Road 39/Pelican Lake Lane intersection, providing all construction materials
and meeting the specifications per the Weld County Engineering and Construction Criteria
manual and CDOT specifications for Road and Bridge Construction. (Development Review)
3. The applicant shall design and construct a County accepted southbound left turn deceleration
lane for the County Road 39/Pelican Lake Lane intersection, providing all construction materials
and meeting the specifications per the Weld County Engineering and Construction Criteria
manual and CDOT specifications for Road and Bridge Construction. (Development Review)
G. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 14
Engineer registered in the State of Colorado is required. (Development Review)
H. A Utility Plan showing the easements for water, sewer, electric, gas, telephone, and any other
utilities with the PUD development, and all drainage and utility easements defined in Section 24-3-
60, of the Weld County Code, is required. (Development Review)
I. The applicant shall submit a recorded copy of any agreement/easement signed by all owners
whose property is crossed for access to a utility, drainage facility, or public infrastructure requiring
maintenance. Such an agreement/easement shall be referenced on the Final Plat by the Weld
County Clerk and Recorder's Reception number. (Development Review)
J. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled: Planned Unit Development Final Plan No. PUDF24-0001,
Second Filing of Beebe Draw Farms and Equestrian Center.
2) The plat shall only delineate the lots that are part of the proposed PUDF. (Department of
Planning Services)
3) The plat shall be prepared in accordance with Section 27-9-20 of the Weld County Code.
(Department of Planning Services)
4) Show and label all recorded easements, ditches and rights -of -way on the map by book and
page number or reception number. (Department of Planning Services)
5) All utility easements shall conform to Section 24-3-60 of the Weld County Code. (Department
of Planning Services)
6) The plat shall utilize Plat Certificates Letters A, D, E and F as located in Appendix 24-A of the
Weld County Code. (Department of Planning Services)
7) County Road 32 is a paved road and is designated on the Weld County Functional
Classification Map as a collector road which requires 80 feet of right-of-way at full buildout. The
applicant shall delineate on the site plan the existing and future rights -of -way. All setbacks shall
be measured from the edge of the future right-of-way. This road is maintained by Weld County.
(Development Review)
8) County Road 39 is a paved road and is designated on the Weld County Functional
Classification Map as a collector road which requires 80 feet of right-of-way at full buildout. The
applicant shall delineate on the site plan the existing and future rights -of -way. All setbacks shall
be measured from the edge of future right-of-way. This road is maintained by Weld County.
(Development Review)
9) Show and label the drainage and utility easements as defined in Section 24-3-60 of the Weld
County Code. (Development Review)
10) Show and label any agreement/easement as specified in "Condition of Approval J" above.
(Development Review)
11) Show and label the existing and proposed access points on County Roads 32 and 39.
Development Review will review access locations as a part of the plat submittal review process.
(Development Review)
12) Show and label the accepted drainage features and drainage flow arrows. Stormwater ponds
should be labeled as "Stormwater Detention, No -Build or Storage Area" and shall include the
calculated volume. (Development Review)
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 15
K. Prior to Construction:
A. Because more than one (1) acre of land will be disturbed with this development, a Weld County
Grading Permit is required. (Development Review)
B. The applicant shall notify Development Review of the anticipated start date and schedule a
stormwater inspection. If construction has commenced without contacting Development Review,
the site will be in violation, a stop work order will be issued, and further enforcement actions
may be pursued. (Development Review)
L. During Construction:
Weld County shall be allowed to enter the premises to inspect temporary control measures (BMPs)
for proper installation and maintenance as detailed in the site's Grading Permit. Inspections occur
to ensure adequate measures are taken to protect the landowner, neighboring properties, adjacent
roadways, and nearby waterways from the potentially adverse effects of stormwater runoff.
Inspections shall occur at a frequency determined by the site's compliance, with higher inspection
frequencies for non-compliance. (Development Review)
M. Prior to Issuing Building Permits:
A. The applicant shall submit an As -Built Drawing of each permanent control measure, signed and
stamped by a Professional Engineer registered in the State of Colorado. After the submittal,
Weld County shall be allowed to enter the premises to inspect the permanent control measures
to confirm proper installation, as detailed in the drawing. (Development Review)
B. The applicant shall submit a certification from a professional engineer, licensed in the State of
Colorado, that the drainage/detention measures have been constructed in accordance with the
accepted drainage report. (Development Review)
N. The PUD is conditional upon the following notes and each note shall be placed on the PUD plat
prior to recording:
1) The Planned Unit Development Final Plan, PUDF24-0001, for Second Filing of Beebe Draw
Farms allows for 283 residential lots with R-1 (Low -Density Residential) Zone District uses and
several outlots with recreational and oil and gas activity, as indicated in the application
materials on file in the Department of Planning Services, subject and governed by the Plat
Notes stated hereon and all applicable Weld County regulations. (Department of Planning
Services)
2) All dwelling units, the indoor and outdoor arenas, clubhouse, and associated headquarters
shall be located a minimum of 300 feet from oil and gas drill sites and production facilities.
3) No Uses by Special Review permit shall be permitted within this Planned Unit Development.
(Department of Planning Services)
4) Approval of this plan may create a Vested Property Right pursuant to Article 68 of Title 24,
C.R.S., as amended and Chapter 23, Article VIII of the Weld County Code. (Department of
Planning Services)
5) Any future subdivision of land shall be in accordance with Chapter 27 of the Weld County Code,
as amended. (Department of Planning Services)
6) All occupied buildings shall be located on a platted and buildable lot. No occupied structures
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 16
shall be permitted in the outlots. (Department of Planning Services)
7) All buildings shall comply with the setback from oil and gas wells per Section 23-4-700, as
amended. (Department of Planning Services)
8) Any such provision included with the recorded Declaration of Covenants, Conditions and
Restrictions may be more restrictive than Weld County Zoning Code requirements; however,
will not be enforced by Weld County. In no event shall bulk requirements and lot standards be
less restrictive than Weld County Code. (Department of Planning Services)
9) Water service may be obtained from Central Weld County Water District. (Department of
Planning Services)
10) The parcels are currently not served by a municipal sanitary sewer system. Sewage disposal
may be by an on -site wastewater treatment system (OWTS) designed in accordance with the
regulations of the Colorado Department of Public Health and Environment, Water Quality
Control Division, and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system. (Department of Planning Services)
11) Activity or use on the surface of the ground over any part of the OWTS must be restricted to
that which shall allow the system to function as designed and which shall not contribute to
compaction of the soil or to structural loading detrimental to the structural integrity or capability
of the component to function as designed. (Department of Planning Services)
12) During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of Weld
County Environmental Health Services, a fugitive dust control plan must be submitted.
(Department of Planning Services)
13) If land development creates more than a 25 -acre contiguous disturbance, or exceeds 6 months
in duration, the responsible party shall prepare a fugitive dust control plan, submit an air
pollution emissions notice application, and apply for a permit from the Colorado Department of
Public Health and Environment. (Department of Planning Services)
14) The site shall maintain compliance at all times with the requirements of the Weld County
Department of Public Works, Department of Public Health and Environment, Department of
Planning Services and all applicable Weld County regulations. (Department of Planning
Services)
15) The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code. (Development Review)
16) The access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or off -site tracking. (Development Review)
17) Any work that may occupy and or encroach upon any County rights -of -way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement. (Development Review)
18) The historical flow patterns and runoff amounts on the site will be maintained. (Development
Review)
19) Weld County is not responsible for the maintenance of on -site drainage related features.
(Development Review)
20) Weld County is not responsible for the maintenance of on -site subdivision roads. (Development
Review)
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 17
21) No development activity shall commence on the property, nor shall any building permits be
issued on the property until the PUD Final Plan has been recorded and all conditions satisfied.
(Department of Planning Services)
22) Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any
reasonable time in order to ensure the activities carried out on the property comply with the
Conditions of Approval and Development Standards stated herein and all applicable Weld
County regulations. (Department of Planning Services)
23) Failure to Comply. The plat may be submitted for recording with the recording fee to
the Planner. The conditions of approval must be met and the plat submitted for recording within
sixty (60) days of approval by the Board of County Commissioners, or the application may be
forwarded to the Board of County Commissioners for reconsideration. The property owner shall
be notified of the hearing at least fifteen (15) days prior to the hearing. The Board of County
Commissioners may, after a public hearing, rescind the approval. (Department of Planning
Services)
24) The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of the
Weld County Code, as amended. (Department of Planning Services)
2. Upon completion of Condition of Approval 1 above, the applicant shall submit one (1) electronic copy
(.pdf) of the Planned Unit Development Final Plan plat for preliminary approval to the Weld County
Department of Planning Services. Upon County approval of the plat, the applicant shall submit a Mylar
plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be
recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services'
staff. (Department of Planning Services)
3. The Planned Unit Development Final Plan plat shall be submitted to the Department of Planning
Services for recording within one hundred and twenty (120) days of approval by the Board of County
Commissioners. (Department of Planning Services)
4. In accordance with Appendix 5-J of the Weld County Code, should the Planned Unit Development Final
Plan plat not be recorded within the specified timeline from the date of the Board of County
Commissioners Resolution, a $50.00 recording continuance fee shall be added for each additional
three (3) month period.
PUDF24-0001— Beebe Draw Farms and Equestrian Center Filing. 2
Page 18
June 20, 2025
DEPARTMENT OF PLANNING SERVICES
1402 North 17th Ave
Greeley, CO 80631
Website: www.weld.gov
Email: mnader@weld.gov
Phone: (970) 400-400-3527
Fax: (970) 304-6498
JOHNSON TODD
3465 SOUTH GAYLOARD COURT, A304
ENGLEWOOD, CO 80113
Subject: PUDF24-0001 - A Site Specific Development Plan and Planned Unit Development Final Plan,
PUDF24-0001 for Second Filing of Beebe Draw Farms for 284 residential lots with R-1 Low -Density
Residential Zone District uses.
On parcel(s) of land described as:
All of Section 17 and parts of Sections 8 and 9; all located in Township 3 North, Range 65 West of the
6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 5, 2025 at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on August 20, 2025
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. The property owner and/or authorized agent must be in attendance
to answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the
Weld County Planning Department with written certification indicating the above requirement has
been met.
A representative from the Department of Planning Services will be out to the property a minimum of
ten days prior to the hearing to post a sign, adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent
place on the property and a second sign posted at the point at which the driveway (access drive)
intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application
to the Weld County Planning Commission and will be included in the staff report one week prior to
the scheduled Planning Commission hearing. You may view the staff report at https://aca-
prod.accela.com/WELD/
Respectfully,
iv? /i,,
i,
Maxwell Nader
Planner
TERRA FORMA
SOLUTIONS
June 15, 2025
Max Nader
Weld County Planning Manager
RE: 1st Submittal Comment Responses UPDATE - for PUDF24-0001
Dear Mr. Nader,
The following is an update to further conversations with the County and Referall Agencies. Below
you will find our initial responses to the comments and UPDATES along with a new updated digital
link for the documents: https://www.dropbox.com/scl/fo/3kzt2bvy6la7mgea3kuki/AKC-
AMwnPbd8kAuK5JMMJxM?rlkey=wawah4spifwao9fth0cx15n7k&d1=0
General Updates and Comments:
• An additional tract on the eastern area was added, this provides a permanent open space
adjacent to existing residents. NO CHANGE
• An access has been added to WCR 39 that will help alleviate construction traffic and neighbors'
concerns regarding traffic use in the existing roadways and provide additional circulation for the
overall PLR Development. PLANS HAVE BEEN UPDATED FOR COMMENTS PROVIDED BY
THE COUNTY.
• The applications, legal description and title have been updated for the added area. NO CHANGE
• Final Plat/PUD have been updated for the additional tract and added WCR 39 access. PLANS
HAVE BEEN UPDATED FOR COMMENTS PROVIDED BY THE COUNTY.
• The "Onsite" Construction Documents have been updated for the additional noted changes.
PLANS HAVE BEEN UPDATED FOR COMMENTS PROVIDED BY THE COUNTY.
• An additional "Public" Construction Documents for WCR 32 and 39 have been added. PLANS
HAVE BEEN UPDATED FOR COMMENTS PROVIDED BY THE COUNTY.
• The traffic report has been updated for the new access connection to WCR 39. NO CHANGE
• An updated Can Serve Letter from Central Weld County Water District. NO CHANGE
• Supplemental information:
o During our conversations with Engineering an inquiry regarding future driveways was
asked, a general exhibit has been provided for further discussion. NO CHANGE
o Overall grading exhibit was discussed, an exhibit has been provided. NO CHANGE
• We provided an update to the neighborhood at the Authority/Metro District meetings, June 12,
2024 and provided the above changes to those in attendance both virtually and in person. REI
continues to provide updates at Authority/District Meetings.
• The checklist shows those documents that have been Revised/Resubmitted(R), Not Changed/Not
Resubmitted(NC). SEE UPDATES
TERRA FORMA
SOLUTIONS
If you need any additional materials or have any questions with regards to the provided information,
pleasecontactmeat303-257-7653ortodd@terraformas.com with anyquestions orcomments.
Todd A. Johnson, RE, President
For and on behalf of:
Terra Forma Solutions, Inc.
Page 2
TERRA FORMA
SOLUTIONS
Comment Responses
Atmos Energy
1. Atmos will need to build significant system improvements in order to serve the Subject Property.
The natural gas system that currently serves Beebe Draw Farms is nearing or at capacity. Please
have the developer/applicant contact Atmos Energy Corporation's Bethany Nitzel (cc'd) as soon
as possible to initiate discussions for natural gas service.
Response: We are in communication and will continue our coordination. Atmos has confirmed
service. Final designs are provided after a Final Plat/PUD approval, no further action for Final
Pla tIPUD.
Beebe Draw Farms Authority RD continues to work with BBDFA to address any comments and if
any further items are presented we will respond to the County prior to any public meetings.
The Beebe Draw Farms Authority, in response to your request for comments, has reviewed the landowners'
request for a final plat and site plan for Filing No. 2 Beebe Draw Farms. In our review we iden Ified the
following concerns:
1. Major construction equipment must not use existing roadways in Filing No. 1 during the infrastructure
and home building in Filing No. 2. Alternative access must be provided to keep heavy construction
vehicles off of our private roads. Response: The applicant has revised the application and documents
to add a new WCR 39 access with the first phase that will direct construction traffic and overall a
majority of Filing No. 2 to this connection point.
2. Landscaping is shown in the plans to be "hand watered". Landscaping appurtenant to the south entrance
to WCR 32 is obviously intended to be owned and maintained by the Authority. These plantings must be
irrigated. And there needs to be clarification on who will own and maintain the clusters of "3 PN's"
scatered throughout the plan. If the PN's are to be Authority responsibility, they must be irrigated. If the
future homeowners are to maintain them, a reliable plan must be established to get those trees
established and then maintained especially considering that the lots and houses are intended to be
served with "1/2 taps". Response: Landscaping requirements to establish and maintain will be
adhered to for the project.
The Beebe Draw Farms Authority appreciates the opportunity to comment on this planned development and
strongly encourages Weld County to consider and require our comments to be incorporated into the
approved development.
Page 3
TERRA FORMA
SOLUTIONS
Colorado Geological Survey No further action for Final Plat/PUD.
The Colorado Geological Survey has reviewed the Pelican Lake Ranch / Beebe Draw Farms Filing 2 PUD Final
Plan and Site -Specific Development Plan referral (PUDF24-0001). I understand the applicant proposes 284
residential lots with R-1 low density residential zone district uses on 847 acres located east of Platteville. CGS
previously reviewed Soilogic's Geologic and Preliminary On -Site Wastewater Treatment System (OWTS) Site
and Soil Evaluation Report - Pelican Lake Ranch Subdivision Weld County (Platteville), Colorado (Soilogic
Project # 20-1130, May 28, 2020).
CGS agrees with Soilogic's 5/28/2020 interpretation that the site does not contain economically recoverable
aggregate or metallic mineral resources and that no known or suspected geologic hazards are present that
would preclude the proposed residential development. However:
Oil/Gas and Setbacks. Pelican Lake Ranch Filing No. 2 plat note 14 states, "ALL DWELLING UNITS... SHALL BE
LOCATED A MINIMUM OF 300 -FEET FROM OIL AND GAS WELLS AND PRODUCTION
FACILITIES." CGS recognizes that most or all of the wells within the subject site have been or will be plugged
and abandoned. However, under current conditions, the 300 ft. O&G setback significantly encroaches onto
several proposed lots including, but not necessarily limited to: 92, 153, 179, 219, 220. 228, 229, 283.
Geology and soil engineering properties. Available geologic maps (Brandt, T.R. et al., 2003, USGS OF -2003-
24) indicate the site overburden materials consist of windblown clay, silt, and sand underlain by the
Laramie Formation. The windblown material may be subject to consolidation when loaded or wetted
and can be erodible and subject to soil blowing and water erosion. The Laramie Formation includes
expansive claystone bedrock.
• Lot- or site -specific geotechnical studies will be necessary to characterize soil engineering
properties such as expansion/consolidation (collapse) potential, strength, water content, and
allowable bearing pressures. This information will be needed to determine if removing and
replacing loose or expansive soils/bedrock is necessary and to design individual foundations,
floor systems, and subsurface drainage. Response: Noted.
• Erosion control measures must be implemented during the design and construction of this
development Response: Noted.
Groundwater. CGS agrees with Soilogic (page 4) that "Groundwater levels will vary seasonally and over time
based on weather conditions, site development, irrigation practices and other hydrologic conditions. Perched
and/or trapped groundwater conditions may also be encountered at times throughout the year." Also, on
page 2, "While site groundwater levels are not anticipated to significantly impact proposed construction,
care will be needed to establish finish floor slab levels above seasonal high groundwater."
• If basements are being considered within the proposed development, depths to bedrock (to determine if
a perched water condition is possible) and groundwater should be obtained early in the design process to
determine the feasibility of basements and, if necessary, to design subsurface drainage systems.
Response: Noted.
Corrosive soils. According to NRCS soil survey data, some of the site soils are highly corrosive to uncoated
steel and have a moderate potential for sulfate attack on concrete Disturbance tends to increase corrosivity.
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• Epoxy -coated, fiberglass/composite, concrete, or otherwise corrosion -resistant or corrosion -proof
basement window wells are recommended on lots where basements are planned and groundwater levels
are sufficiently deep to allow basement construction. Response: Noted.
• The need for sulfate attack -resistant (Type II or Type V) cement in project concrete should be evaluated.
Response: Noted.
Colorado Parks and Wildlife REI continue to work with the agency to provide updated
information.
See also comment responses from ERG
Thank you for the opportunity for Colorado Parks and Wildlife (CPW) to comment on the proposed
Pelican Lake Ranch Project. It is our understanding that this is a referral request for comments on the
Pelican Lake Ranch Final Planned Unit Development(PUD)/Plat application for Filing No. 2, consisting of
284 lots with an overall density of two and one-half (2 1/2) acres per lot, and is the next phase of
expansion of the approved Beebe Draw Farms and Equestrian Center PUD. The project is generally
located ten miles south of Greeley, seven miles east of Platteville, and five miles south of La Salle,
adjacent to Milton Reservoir in unincorporated Weld County.
The mission of CPW is to perpetuate the wildlife resources of the state, to provide a quality state parks
system, and to provide enjoyable and sustainable outdoor recreation opportunities that educate and
inspire current and future generations to serve as active stewards of Colorado's natural resources. CPW
has a statutory responsibility to manage all wildlife species in Colorado and to promote a variety of
recreational opportunities throughout Colorado. One way we achieve this goal is by responding to
referral comment requests, as is the case for this project.
The protection of High Priority Habitats (HPH), big game winter ranges, and raptor nesting locations are
of extreme importance to CPW. CPW recommends that all proposed projects be assessed to avoid,
minimize, or mitigate impacts to sensitive wildlife habitats and species. That includes species of concern,
big game winter concentration areas, breeding and nesting habitats for sensitive ground -nesting birds,
and nests of raptors sensitive to development to prevent the loss of habitat or fragmentation of habitat.
Our goal in responding to land use proposals such as these is to provide complete, consistent, and timely
information to all entities who request comments on matters within our statutory authority.
CPW staff are familiar with the area and reviewed the proposed project. After reviewing the changes
from the first filing for this development and the referral letter CPW provided on February 2, 2023, we
found concern with the proposed development in Parcel 3 (Number:121309000026- R4940286) in section
9 (orange phase) in that there is no wildlife impact statement included in the narrative provided. Terra
Forma Solutions makes little reference to, nor includes any details in the Environmental Impacts
statement specific to potentially significant impacts to wildlife species and habitat, including wetland and
riparian areas and mature cottonwood forests associated with Milton Reservoir and the surrounding
landscape.
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These projected filings/Phases are in close proximity to current and historic bald eagle nests, colonial
waterbird nesting areas (including double -crested cormorant, great blue heron, black- crowned night
heron, great egret, and snowy egret), and the American white pelican nesting colony site along the
n orthwest and western shorelines of Milton Reservoir. CPW has been monitoring these nesting bird
species along these areas of Milton Reservoir since 1978.
Note: The Bald eagle is designated as avian Priority Tier 2 Species of Greatest Conservation Need within
CPW's 2015 Colorado State Wildlife Action Plan. This designation denotes that these species are in need
of conservation attention in Colorado and are provided a relative degree of conservation management
priority.
Mule deer severe winter range High Priority Habitat, Bald eagle roosts, and a nest occur within section 9.
The proposed orange phase's eastern edge falls within Mule deer severe winter range and the Bald Eagle
Roost % mile buffer and occurs within a % mile of the % mile buffer for the active Bald Eagle Nest.
Please refer to Exhibits A and B below.
Bald Eagle Active Nest Site
An active Bald eagle nest site is a specific location in which a pair of bald eagles has at least attempted to
n est within the last five years. Any nest location that can be directly tied to courtship, breeding, or
brooding behavior is considered active. CPW has two recommendations to protect these sites: a)
restricted surface occupancy (RSO) within 0.25 mile of any active bald eagle nest site, and b) no human
e ncroachment or permitted/authorized human activities within 0.5 mile any active bald eagle nest site
from December 1 to July 31 of each year.
Bald Eagle Roost Site
Bald eagle roost sites are defined as groups of (or individual) trees that provide diurnal and/or nocturnal
perches for wintering bald eagles. These trees are usually the tallest available in the wintering area and
are primarily located in riparian habitats. CPW has two recommendations to protect these sites: a) no
surface occupancy within 0.25 mile of any active bald eagle winter night roost, and b) no human
e ncroachment or disturbance within 0.5 mile any active bald eagle winter roost site from November 15
to March 15 of each year.
Bald Eagle Winter Concentration Area
Bald eagle winter concentration areas are defined as existing winter range where eagles concentrate
between November 15 and March 15. Bald eagle winter movements are highly variable as they are
influenced by changes in weather and prey availability. Therefore, bald eagle distribution and abundance
may change quickly during the winter and between winters. If construction activities or maintenance
activities must occur between November 15 and March 15 CPW recommends daily bald eagle night roost
surveys and monitoring to avoid disturbing bald eagles during construction.
Surface Occupancy
Any physical object that isintended to remain on the landscape permanently or a significant amount of
time. Examples include houses, oil and gas wells, tanks, wind turbines, roads, tracks, etc.
Human Encroachment
Any activity that brings humans in the area. Examples include new construction activities, driving,
facilities maintenance, boating, trail access (e.g., hiking, biking), etc.
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Note: The United States Fish and Wildlife Service (USFWS) may have concerns that the proposed project
and any new construction may result in the take (nest abandonment, loss of eggs, chicks) of a bald eagle
or their offspring. Bald eagle nests are protected by the Bald and Golden Eagle Protection Act and the
Migratory Bird Treaty Act. Consultation with the USFWS is highly recommended.
Mule Deer Severe Winter Range Habitat
That part of the overall range where 90% of the individuals are located when the annual snowpack is at
its maximum and/or temperatures are at a minimum in the two worst winters out of ten. No permitted
or authorized human activities are recommended from December 1 to April
Exhibit A — Map of relevant bald eagle habitat. Red - Active nests, Yellow - Roost sites
CPW recommends daily bald eagle night roost surveys and monitoring to avoid disturbing bald eagles
during construction.
Exhibit B — Map of relevant mule deer severe winter range and overall winter range
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We appreciate being given the opportunity to comment. CPW requests from the Weld County Planning
Department for us to continue to be involved with this rezoning application and development project as
it moves through the County permitting and planning process. CPW appreciates the collaboration with
the Weld County Planning Department as we jointly strive
for responsible land use development while protecting sensitive species and their habitats. If the timing
or scope of this project changes, if sensitive wildlife species are encountered, or if you have any
questions, please contact District Wildlife Manager Mike Grooms at 970.692.4028 or via email at
michael.grooms@state.co.us. Response: See ERC comment responses under separate cover.
Central Weld County Water District No further action for Final Plat/PUD.
The amount of water dedicated to the project remains as stated in our Can Serve letter dated 9/25/23.
There are 96 shares of CBT available to the project, which equates to 192 budget taps. The District will
require an additional transfer of CBT to complete the project once the dedicated shares are used.
Response: Noted and a new Can Serve Letter has been provided. Additionally, we will continue to
work with the District on new waterline modeling, design and ultimate construction for systems
servicing the project. Water taps will continue to be monitored, and additional shares will be
purchased when necessary.
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Weld County Department of Public Health and Environment No further action for Final
Plat/PUD.
The Weld County Environmental Health Services Division has reviewed this proposal for a Site Specific
Development Plan and Planned Unit Development Final Plan, PUDF24-0001 for Second Filing of Beebe
Draw Farms for 284 residential lots with R-1 Low -Density Residential Zone District uses.
The application indicates the minimum lot size will be 1 acre and the overall gross lot size will be 2.5
acres. A letter of commitment was received from Central Weld Water District which expires September
25, 2024. The District states 192 budget taps are available and "no additional water taps will be available
without additional water rights being transferred to the District." The application indicates the PUD will
be developed on a phased basis subject to the terms of Central Weld Water District.
A Geologic and Preliminary On -Site Wastewater Treatment System (OWTS) Site and Soil Evaluation
Report completed by Soilogic and dated May 28, 2020, was included with the COZ and the Final Plat
application. The report concluded: "Based on results of our completed site and soil evaluation, we expect
conventional OWTS construction will be possible for most if not all of the proposed lots on the subject
site. Typical gravity -fed chamber systems in a bed or trench configuration could be considered. In areas
where gravity drainage to the Soil Treatment Area (STA) is not possible, pump dosing could be
considered. Site specific evaluations will be required to better evaluate the Long -Term Acceptance Rate
(LTAR) of the near surface soils and depth to bedrock and groundwater in proposed STA's."
Environmental Health Services recommends the following notes for the Final plat:
• Water service may be obtained from Central Weld County Water District. Response: Understood.
Note added.
• The parcels are currently not served by a municipal sanitary sewer system. Sewage disposal may be
by an on -site wastewater treatment system (OWTS) designed in accordance with the regulations of
the Colorado Department of Public Health and Environment, Water Quality Control Division, and the
Weld County Code in effect at the time of construction, repair, replacement, or modification of the
system. Response: Understood. Note added.
• Activity or use on the surface of the ground over any part of the OWTS must be restricted to that
which shall allow the system to function as designed and which shall not contribute to compaction of
the soil or to structural loading detrimental to the structural integrity or capability of the component
to function as designed. Response: Understood. Note added.
• During development of the site, all land disturbances shall be conducted so that nuisance conditions
are not created. If dust emissions create nuisance conditions, at the request of Weld County
Environmental Health Services, a fugitive dust control plan must be submitted. Response:
Understood. Note added in the SWMP.
• If land development creates more than a 25 -acre contiguous disturbance, or exceeds 6 months in
duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution
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emissions notice application, and apply for a permit from the Colorado Department of Public Health
and Environment. Response: Understood. Note added in the SWMP.
Weld County Development Review See resubmitted documents.
The PUD proposal has been reviewed by Development Review on behalf of the Weld County Department
of Public Works and the Department of Planning Services. Staff comments made during this phase of the
application process may not be all-inclusive as other issues may arise during the remaining application
process.
COMMENTS
GENERAL PROJECT INFORMATION/LOCATION
Project description: A Site Specific Development Plan and Planned Unit Development Final Plan, PUDF24-
0001 for Second Filing of Beebe Draw Farms for 284 residential lots with R-1 Low -Density Residential
Zone District uses.
This project is north of and adjacent to CR 32 and is east of and adjacent to CR 39. Parcel numbers:
121309000026, 121308000014, and 121317100016
Access is from CR 32 and CR 39.
ACCESS
Weld County Development Review has reviewed the application materials related to access and has
determined that the Second Filing of Beebe Draw Farms will access from County Roads 32 and 39. The
access onto County Road 39 will be via an existing, permitted access (AP19-00053) located at the
intersection of CR 39 and Beebe Draw Farms Parkway. The access onto County Road 32 will be a
proposed access located approximately 1,090 feet east of County Road 39.
Per Sec. 8-14-30, an Access Permit is required for access to Weld County maintained roadways. We
strongly encourage you to discuss your access with Development Review prior to laying out your site plan
to ensure the approved accesses are compatible with your layout. Minimum access spacing requirements
are shown in Weld County Code, Sec. 8-14-30, Table 1 (Table 1 can be found in the "Construction Plans"
section of this document). Response: We have since met with Engineering to discuss.
Please refer to Chapter 8, Article 14, of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 32 is a paved road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall
delineate on the site map or plat the future and existing right-of-way and the physical location of the
road. If the right- of -way cannot be verified it shall be dedicated. Pursuant to the definition of setback in
the Weld County Code, Chapter 23, Article III, Section 23-3-50, the required setback is measured from the
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future right -of- way line. Be aware that physical roadways may not be centered in the right-of-way. This
road is maintained by Weld County. Response: ROW is shown on the Plat and Construction
Documents.
County Road 39 is a paved road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall
delineate on the site map or plat the future and existing right-of-way and the physical location of the
road. If the right- of -way cannot be verified it shall be dedicated. Pursuant to the definition of setback in
the Weld County Code, Chapter 23, Article Ill, Section 23-3-50, the required setback is measured from the
future right -of- way line. Be aware that physical roadways may not be centered in the right-of-way. This
road is maintained by Weld County. Response: ROW is shown on the Plat and Construction
Documents.
Per, Sec. 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any project that will be
occupying, constructing or excavating facilities within, and/or encroaching upon, any County rights -of -
way or easement. Right -of -Way Use Permit instructions and application can be found at: Response:
Understood.
https://www.weldgov.com/Government/Departments/Public-Works/Permits
Weld County will not replace overlapping easements located within existing right-of-way or pay to
relocate existing utilities within the County right-of-way. Response: Understood.
TRAFFIC
The applicant has submitted an updated Traffic Impact Study (TIS) prepared by Delich Associates, dated
November 2023. The study assessed the impacts the 2nd Filing of Beebe Draw Farms will have on the
surrounding road system and concluded that the development is feasible from a traffic engineering
standpoint. At full development, the study found that the 2nd Filing will generate 2,636 daily trip ends,
193 morning peak hour trip ends, and 265 afternoon peak hour trip ends. Response: An updated report
has been provided for review and addresses the traffic comments below.
The report includes the following daily traffic count data taken in October 2023, over a 72 -hour period:
• County Road 32 east of County Road 39 — AADT 1,016
• County Road 39 north of County Road 32 — AADT 2,042
• County Road 35 north of County Road 32 — AADT 295
• County Road 35 south of County Road 32 — AADT 114
• County Road 32 west of County Road 35 — AADT 1,784
• County Road 32 east of US 85 - AADT 2,885
• US 85 north of County Road 32 — AADT 26,662
• US 85 south of County Road 32 — AADT 26,373
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The study also found that the development will necessitate the construction of the following auxiliary
turn lanes beginning in 2032 (Mid -range forecast):
• Eastbound Left Turn Lane — County Road 32/Site Access Intersection
• Westbound Right Turn Acceleration Lane — County Road 32/Site Access Intersection
• Northbound Right Turn Acceleration Lane — County Road 39/Beebe Draw Farms
Parkway Intersection
The updated TIS is currently under review by Development Review.
IMPROVEMENTS AGREEMENT FOR ON -SITE AND OFF -SITE IMPROVEMENTS
Development Review is requiring an Improvements Agreement for on -site and phased off -site
improvements, per Chapter 8, Article 2, of the Weld County Code. Collateral is required to ensure the
improvements are completed and maintained throughout a 2 -year warranty period. Prior to recording
the Final Plan, the applicant shall provide a complete, readable set of construction drawings. Once the
construction drawings are accepted, an updated Construction Schedule and updated copies of Exhibit A-2
AND B-2 are required, outlining the costs of on -site improvements. An example agreement is available at:
www.weld.gov/files/sharedassets/public/v/1/departments/public-works/documents/usr-spr- permits-
improvements-agreement-template.pdf
Response: An agreement has been provided and will be updated as we further progress the
documents.
Auxiliary Turn Lanes/Speed Change Lanes required by the TIS shall be designed and installed in
accordance with the criteria defined Appendix 8-O (Weld County Engineering and Construction Criteria)
of the Weld County Code, and Sections Three and Four of the State of Colorado, State Highway Access
Code, Volume 2, Code of Colorado Regulations 601-1, March 2002, manual and the most recent edition of
A Policy on Geometric Design of Highways and Streets (Green Book) published by the American
Association of State Highway and Transportation Officials (AASHTO). The structural capacity of the road
structure shall be designed in accordance with Appendix 8-Q, of the Weld County Code, and the Guide for
Design of Pavement Structures, published by AASHTO.
Phased Off -site Road Improvements
• The applicant shall design and construct a County accepted eastbound left turn deceleration lane on
County Road 32, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
• The applicant shall design and construct a County accepted westbound right turn acceleration lane on
County Road 32, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
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• The applicant shall design and construct a County accepted westbound right turn acceleration lane on
County Road 39, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
The applicant is responsible for all right-of-way acquisition and construction costs for off -site County
roadway upgrades needed to support the development. Response: WCR 32 and 39 Preliminary Plans
have been created and included as part of this resubmittal.
TRACKING CONTROL POLICY
Temporary Tracking Control shall be used during construction. Recycled concrete is not allowed in County
right-of-way. The applicant shall provide a tracking control detail with the construction drawings for
Development Review to review and accept. Response: Noted.
DRAINAGE REQUIREMENTS
The applicant has submitted a preliminary drainage report which is currently under review.
This project site is within a Non -Urbanizing Drainage Area, which typically requires detention of runoff
from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained water at the
historic runoff rate of the 1 -hour, 10 -year storm falling on the undeveloped site.
Per Weld County Code, Section 8-11-40.C., stormwater retention facilities are normally not allowed in
Weld County but will be considered for special circumstances through the variance process as defined in
Chapter 12, of Appendix 8-Q, of the Weld County Code.
A final drainage report and detention pond design(s) completed by a Colorado Licensed Professional
Engineer is required prior to recording the PUD Final Plat. The drainage report must include a
certification of compliance stamped and signed by the PE. A Certification of Compliance form can be
found on the Weld County Development Review website at:
https://www.weldgov.com/Government/Departments/Planning-and-Zoning/Development-Review
NOTE: The drainage design for the second amendment is required to capture and detain storm water
runoff (which could adversely impact parcel #121309000026) from Essex Road (east of and adjacent to
Beebe Draw Farms, Filing 1, Phase 5) and the Equestrian Center. This requirement was agreed to in
writing by the Manager of REI, LLC, Christine Hethcock, in a letter sent to Trace Anderson, of Weld County
Public Works, dated August 13, 2020.
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Historic Flows: The applicants will be required to maintain the historic drainage flows and run-off
amounts that exist from the property. Response: An updated drainage report has been provided
along with the variance request for the retention ponds.
CONSTRUCTION PLANS
The applicant has submitted a preliminary set of construction plans. A cursory review of the plans
indicates that additional information will be required for final acceptance. The final plan set shall include
at a minimum:
• Cover Sheet • Roadway Plan and Profile Sheets
• M&S Standards Sheet • Utility Plans Sheet(s)
• Final Plat • Intersection Details
• General Notes • Roadway Cross Sections
• Summary of Approximate Quantities and • Signage and Striping Plan
Earthwork Quantities Sheet(s) • Grading Plan
• Typical Roadway Cross Sections • Drainage Plan
• Existing Conditions Exhibit • Phasing Plan Sheet(s)
• Overall Grading Exhibit • Sediment and Erosion Control Plan
• Overall Utility Exhibit • Storm Drain Plan and Profile Sheets
• Demolition and Removal Plan • Construction Traffic Control Plan Sheet(s)
• Survey Control Sheet(s) • Stormwater Management Plan
• Horizontal Control Plan • Detail Sheets
• Right -of -Way and Easements Exhibit
The construction plans will be reviewed to ensure the applicant has met the design requirements and
street sections as defined in Chapters 8 and 24, of the Weld County Code, and that all internal roadways
intersecting County roadways have met the access/intersection spacing requirements defined in Table 1
of Weld County Code, Appendix 8Q, shown below.
Table 1 - Minimum Access Spacing Criteria (Feet)
Access
Element
Arterial
Collector
Local
Distance
Signalized
Unsignalized
between
intersections
2,640
1,320
N/A
1,320
N/A
330
Distance
between accesses and
intersections
660
660
330
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Distance
between access points
660
330
150
Distance
between access
points in subdivisions
660
330
75
Any proposed internal roadway not meeting spacing requirements will require a variance.
The applicant will need to address oil and gas accesses to the drill sites and designate which internal
roadways will need to be constructed to accommodate oversize/overweight oil and gas vehicles. Per
Table 4-1, of the Weld County Engineering and Construction Criteria manual, the applicant must
accommodate a turning radius for a WB-67 design vehicle when designing these access points.
Response: Updated Preliminary "Onsite" Construction Documents(along with "Public"WCR32&39)
have been provided.
UTILITY PLAN
A utility plan showing the easements for water, sewer, electric, gas, telephone, and any other utilities
with the PUD development is required. The plan shall contain drainage and utility easements as defined
in Section 24-3-60 of the Weld County Code. Response: Updated Utility Plan has been provided; it is
also contained in the Onsite Construction Documents.
CONSTRUCTION SCHEDULE
When the final construction schedule is available, the applicant shall submit an updated construction
schedule that includes estimated starting and finishing dates along with estimated dates of various
construction stages. Response: Noted.
GRADING PERMIT
A Weld County Grading Permit will be required for disturbing more than 1 acre of land. Grading Permit
applications are accepted after the planning process is complete (plat recorded). An Early Release
Request Form may be entertained only after the applicant, Public Works and Planning Department have
reviewed the referral and surrounding property owner comments. Early release requires conditional
approval. Response: Noted.
COLORADO STORMWATER PERMIT
A Construction Stormwater Permit is required with the State for disturbing more than one (1) acre.
Contact: Colorado Department of Public Health and Environment, Water Quality Control Division, Permit
Support Staff at 303-692-3517. Response: Noted.
CONDITIONS OF APPROVAL
A. An Improvements Agreement is required for on -site and off -site improvements associated with this
project. On -site and off -site improvements associated with the development will be identified and
detailed in the agreement. Requirements for off -site road improvements are detailed below:
Response: Noted.
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1. The applicant shall design and construct a County accepted eastbound left turn deceleration lane
on County Road 32, providing all construction materials and meeting the specifications per the
Weld County Engineering and Construction Criteria manual and CDOT specifications for Road and
Bridge Construction. (Development Review)
2. The applicant shall design and construct a County accepted westbound right turn acceleration
lane on County Road 32, providing all construction materials and meeting the specifications per
the Weld County Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction. (Development Review)
3. The applicant shall design and construct a County accepted westbound right turn acceleration
lane on County Road 39, providing all construction materials and meeting the specifications per
the Weld County Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction. (Development Review)
B. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Development Review) Response:
Understand, this will be provided with final plans.
C. An updated Traffic Impact Study with Vehicle Classification traffic counts (Lightweight, Single Unit or
Combo Unit Vehicles), as specified in Section 9.4.2 of Appendix 8-Q of the Weld County Code, is
required for the off -site roads analyzed in the TIS. (Development Review) Response: Noted.
D. A Utility Plan showing the easements for water, sewer, electric, gas, telephone, and any other utilities
with the PUD development, and all drainage and utility easements defined in Section 24-3-60, of the
Weld County Code, is required. (Development Review) Response: Included with Construction
Documents.
E. The applicant shall submit a recorded copy of any agreement/easement signed by all owners whose
property is crossed for access to a utility, drainage facility, or public infrastructure requiring
maintenance. Such an agreement/easement shall be referenced on the Final Plat by the Weld County
Clerk and Recorder's Reception number. (Development Review) Response: Noted.
F. The plat shall be amended as follows:
1. County Road 32 is a paved road and is designated on the Weld County Functional Classification
Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing and future rights -of -way. All setbacks shall be measured
from the edge of the future right-of-way. This road is maintained by Weld County. (Development
Review) Response: See updated Plat.
2. County Road 39 is a paved road and is designated on the Weld County Functional Classification
Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing and future rights -of -way. All setbacks shall be measured
from the edge of future right-of-way. This road is maintained by Weld County. (Development
Review) Response: See updated Plat.
3. Show and label the drainage and utility easements as defined in Section 24-3-60 of the Weld
County Code. (Development Review) Response: Shown on Plat and in details.
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Show and label any agreement/easement as specified in "Condition of Approval E" above.
(Development Review) Response: To be provided when complete.
5. Show and label the existing and proposed access point(s) and the usage types (Agricultural,
Residential, and/or Commercial/Industrial). Development will review access locations as a part of
the plat submittal review process. (Development Review) Response: Noted.
6. Show and label the accepted drainage features and drainage flow arrows. Stormwater ponds
should be labeled as "Stormwater Detention, No -Build or Storage Area" and shall include the
calculated volume. (Development Review) Response: Noted.
Prior to Construction:
A. Because more than one (1) acre of land will be disturbed with this development, a Weld County
Grading Permit is required. (Development Review) Response: Noted.
B. The applicant shall notify Development Review of the anticipated start date and schedule a
stormwater inspection. If construction has commenced without contacting Development Review, the
site will be in violation, a stop work order will be issued, and further enforcement actions may be
pursued. (Development Review) Response: Noted.
During Construction:
Weld County shall be allowed to enter the premises to inspect temporary control measures (BMPs) for
proper installation and maintenance as detailed in the site's Grading Permit. Inspections occur to ensure
adequate measures are taken to protect the landowner, neighboring properties, adjacent roadways, and
nearby waterways from the potentially adverse effects of stormwater runoff. Inspections shall occur at a
frequency determined by the site's compliance, with higher inspection frequencies for non-compliance.
(Development Review) Response: Noted.
Prior to Issuing Building Permits: Response: Noted.
A. The applicant shall submit an As -Built Drawing of each permanent control measure, signed and
stamped by a Professional Engineer registered in the State of Colorado. After the submittal, Weld
County shall be allowed to enter the premises to inspect the permanent control measures to confirm
proper installation, as detailed in the drawing. (Development Review)
B. The applicant shall submit a certification from a professional engineer, licensed in the State of
Colorado, that the drainage/detention measures have been constructed in accordance with the
accepted drainage report. (Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE FINAL PLAT) Response: See updated Plat.
1. The property owner or operator shall be responsible for controlling noxious weeds on
the site, pursuant to Chapter 15, Article I and II, of the Weld County Code.
(Development Review)
2. The access on the site shall be maintained to mitigate any impacts to the public road
Page 17
er
TERRA FORMA
SOLUTIONS
including damages and/or off -site tracking. (Development Review)
3. Any work that may occupy and or encroach upon any County rights -of -way or
easement shall acquire an approved Right -of -Way Use Permit prior to
commencement. (Development Review)
4. The historical flow patterns and runoff amounts on the site will be maintained. (Development
Review)
5. Weld County is not responsible for the maintenance of on -site drainage related
features. (Development Review)
6. Weld County is not responsible for the maintenance on onsite drainage subdivision
roads. (Development Review)
Farmers Reservoir and Irrigation Company REI continues to work with the agency to provide
updated information.
I wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir and Irrigation Company are in the area of encroachment to the
Right of Way of the canal. FRICO requires a minimum of 25' on each side of the canal for a maintenance road
plus the distance to the toe of the ditch embankment. The boundaries of the Right of Way must be agreed
upon.
X Drainage is another concern that must be addressed as FRICO does not allow any developed storm
flow into our canals. This will apply if any development happens.
X Property concerns need to be resolved.
X No construction of any structure can be put on our ROW. No use of any sort including pedestrian or
vehicle on our ROW is approved.
X Please send drainage study and additional information regarding your project so that we may
complete our review and that review criteria can be sent to you, if applicable.
X FRICO does not accept retention ponds adjacent to our facilities, however, we may grant a variance
with submittal of application and engineering deposit for review of drainage plan and other documents.
X Canal road may not be used for access without approval and executed agreement.
X FRICO will require a license agreement
X FRICO will require an access permit
X FRICO will require a seepage agreement
FRICO No comments on application/proposal
X We request to comment again.
The applicant _has or X has not completed a Project Review Application and
submitted a deposit for review fees with the Ditch Company. In addition to the above comments, FRICO's
comments are limited to this set of plans. Response: The comments relate to the rezoning that is no
longer an application, this application is for just Filing No. 2 and the new plat is not near the reservoir.
Colorado Land Conservancy District No further action for Final Plat/PUD.
• We have reviewed the request and find no conflicts with our interests. Response: Thanks.
Page 18
TERRA FORMA
SOLUTIONS
Weld County Oil and Gas Energy Department No further action for Final Plat/PUD.
The Staff of the Weld County Oil and Gas Energy Department (OGED) appreciates the opportunity to
comment on the captioned planning case. Staff has completed review of the proposal and have no conflicts
with the proposed activity. We have included additional comments below:
1. There are no active or proposed 1041 WOGLA Permits on the associated parcel. There are several oil
and gas well sites in the area surrounding the parcel.
2. The parcel(s) include eight (8) active oil and gas wells, listed in Table 1 below. OGED requests that the
Applicant coordinate operations in proximity to existing wells and production facilities with the
operator(s) of these wells.
API
Operator
Well
Title
Well
Status
05-123-34282
CRESTONE
OPERATING
PEAK
LLC
RESOURCES
6-2-8 ARISTOCRAT
ANGUS
PR
05-123-35044
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-30D
REI
H
SI
05-123-15639
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-6J
UPRC
SI
05-123-34281
CRESTONE
OPERATING
PEAK
LLC
RESOURCES
6-0-8 ARISTOCRAT
ANGUS
PR
05-123-15937
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-6J-2
UPRC
SI
05-123-32819
KERR
MCGEE
OIL
& GAS ONSHORE
LP
27-17
REI
SI
05-123-14204
KERR
MCGEE
OIL
& GAS ONSHORE
LP
41-17
BEEBE
DRAW
UPRR
SI
05-123-35343
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-28D
REI
H
PR
3. The parcel(s) include 68 plugged and abandoned (PA) wells listed in Table 2 below. Additional
information regarding these plugged and abandoned wells is available from the Energy & Carbon
Management Commission (ECMC). OGED recommends that the Applicant review this information and
contact the responsible operator regarding well infrastructure that may have been abandoned in
place prior to conducting operations in proximity to the wells.
API
Operator
Well
Title
Well
Status
05-123-09682
KERR
ONSHORE
MCGEE
LP
OIL
& GAS
1
ARISTOCRAT
41-9
PA
05-123-17262
KERR
ONSHORE
MCGEE
LP
OIL
& GAS
10-9
HSR-PALLETTE
PA
Page 19
e
TERRA FORMA
SOLUTIONS
05-123-
KERR
MCGEE
OIL
& GAS
41-9
REI
PA
33496
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
39-9
REI
PA
33490
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
32-9
BEEBE
DRAW
UPRR
PA
14736
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
3
UPRR
39 AMOCO
D
PA
09636
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-33D
REI
H
PA
28045
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
16-9A
HSR-RICHARDS
PA
17263
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-13J
UPRC
PA
15641
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
09-24D
REI
H
PA
35040
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
24-9
REI
PA
22950
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
31-9
BEEBE
DRAW
UPRR
PA
12812
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
1-9
REI
PA
23318
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
2
UPRR
39 AMOCO
D
PA
09635
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
41-9
BEEBE
DRAW
PA
16123
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
25-9
REI
PA
33495
ONSHORE
LP
05-123-
CRESTONE
PEAK
RESOURCES
41-8A
ARISTOCRAT
PA
22102
OPERATING
LLC
ANGUS
05-123-
KERR
MCGEE
OIL
& GAS
9-32D
REI
H
PA
29814
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
09-20D
REI
H
PA
28170
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
09-25D
UPRC
H
PA
30350
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-9
HSR-MORTON
PA
17350
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-11J
UPRC
PA
15640
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-14J5
UPRC
PA
18461
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
42-9
#4
BEEBE
DRAW
PA
13323
ONSHORE
LP
UPPR
Page 20
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TERRA FORMA
SOLUTIONS
05-123-
KERR
MCGEE
OIL
& GAS
2 ARISTOCRAT
32-9
PA
09725
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
20-9
REI
PA
24106
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-4J
UPRC
PA
15637
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
21-9
REI
PA
33497
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
15-9A
HSR-PERRY
PA
17351
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-3J
UPRC
PA
15636
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
9-12J5
UPRC
PA
18460
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
09-31D
REI
H
PA
35042
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
1
ARISTOCRAT
ANGUS
PA
08284
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-29D
REI
H
PA
31584
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-14J
UPRC
PA
15036
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
2
UPRR
22
PAN
AM
UT/S
PA
14560
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
H08
-13D
REI
PA
32071
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-5J5
UPRC
PA
17856
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
08-15D
REI
H
PA
32367
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-15J
UPRC
PA
15037
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
8-12
BB
DRAW
H
PA
17056
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-16J
UPRC
PA
15038
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-24
UPRC
H
PA
24318
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
3-17A
HSR-REI
PA
20502
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-19
UPRC
H
PA
25176
ONSHORE
LP
05-123-
KERR
MCGEE
OIL
& GAS
17-3J
UPRC
PA
Page 21
e
TERRA FORMA
SOLUTIONS
15061
ONSHORE LP
05-123-
15034
KERR MCGEE OIL & GAS
ONSHORE LP
17-10J UPRC
PA
05-123-35346
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-30D
REI
H
PA
05-123-15033
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-9J
UPRC
PA
05-123-14203
KERR
MCGEE
OIL
& GAS ONSHORE
LP
32-17
BEEBE
DRAW
UPRR
PA
05-123-13008
KERR
MCGEE
OIL
& GAS ONSHORE
LP
31-17
BEEBE
DRAW-UPRR
PA
05-123-15035
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-11J
UPRC
PA
05-123-24319
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-25
UPRC
H
PA
05-123-24228
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-23
UPRC
H
PA
05-123-18462
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-13J5
UPRC
PA
05-123-14205
KERR
MCGEE
OIL
& GAS ONSHORE
LP
42-17
BEEBE
DRAW
UPRR
PA
05-123-15046
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-4J
UPRC
PA
05-123-32824
KERR
MCGEE
OIL
& GAS ONSHORE
LP
24-17
REI
PA
05-123-31615
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-32D
REI
H
PA
05-123-19956
KERR
MCGEE
OIL
& GAS ONSHORE
LP
8-14JI
BB
DRAW
H
PA
05-123-35347
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-21D
REI
H
PA
05-123-17040
NOBLE
ENERGY
PRODUCTION
INC
8-14
BB
DRAW
H
PA
05-123-28023
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-31D
REI
H
PA
05-123-14403
KERR
MCGEE
OIL
& GAS ONSHORE
LP
1
UPRR
22
PAN
AM
UT/S
PA
05-123-18004
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-6J5
UPRC
PA
05-123-18463
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-12J5
UPRC
PA
05-123-32825
KERR
MCGEE
OIL
& GAS ONSHORE
LP
21-17
REI
PA
05-123-24317
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-20
UPRC
H
PA
4. The PUDF lands may include additional oil and gas related infrastructure, such as off -location
flowlines or pipeline which are a use by right and not regulated by Weld County. OGED requests that
the applicant reviews flowline data available from the ECMC map viewer and utilize Colorado 811
prior to any excavation activities.
These comments and recommendations are based upon the review of the application materials
submitted by the applicant and other relevant information available on the E -Permit site. Response:
Noted, we will continue to coordinate the project as it continues through the process.
Page 22
TERRA FORMA
SOLUTIONS
Division of Water Resources REI continues to work with the agency to provide updated
information.
We have reviewed the information received on January 10, 2024 related to a planned unit development final
plan ("PUDF") for 284 residential lots with R-1 Residential Zone District. The PUD for Pelican Lake Ranch was
approved for 1,200 residential lot. The first filing of 186 lots is 100 percent complete.
Water Supply Demand
Estimated water requirements were not provided. Details of necessary information to be included in the
subdivision water supply plan can be found on Attachment A of the 2005 Memorandum Regarding
Subdivisions, available online at: https://dnrweblink.state.co.us/dwr/ElectronicFile.aspx?docid=3565889&dbid=0
Source of Water Supply
The proposed water source is the Central Weld County Water (District). A letter for water service from the
District dated September 25, 2023 ("Letter") was provided in the referral material. The Letter noted that the
District has the ability to serve Pelican Lake Ranch, provided the developer is responsible for the line
installation costs that will be determined in a separate study. Water service for new taps can be made
available provided all requirements of the District, Northern Colorado Water Conservancy District and the
Bureau of Reclamation are satisfied. We do not know if the applicant has met these other requirements.
The Letter notes that as of September 25, 2023 there are 96 dedicated shares of CBT water remaining for
Pelican Lake Ranch and 12 vacant lots in the current development (Pelican Lake Ranch Filing 1). The 96 shares
equates to 192 budget taps to be purchased at a first come first serve basis for the 12 remaining lots of Filing
1 and the lots of Filing 2. The Letter indicates that once the 96 shares of CBT water are assigned, no
additional water will be available without additional water rights being transferred to the District.
The District provided updated information about their water supplies in a letter dated July 29, 2021. The
District primarily relies on Colorado -Big Thompson (C -BT) water to supply retail water to customers.
Currently the District has 2,297 acre-feet of C -BT water left for additional projects. The yield of C -BT units
varies from year to year based on conditions and storage. In addition, the District continues to develop
additional water supplies, including participating in the Northern Integrated Supply Project (NISP). The
District's current share of the NISP is 3,500 acre feet. Water demands for the District's retail consumers have
been around 5,276 acre-feet for 2019-2020.
This office found records of two exempt wells operating under permit nos. 6844-A and 83708-A, which
appears to be permitted for locations within the area proposed to be developed (specifically on parcel ID
Nos. 12131700016 and 121309000026). Section 37-92-602(3)(b)(III), C.R.S. requires that the cumulative
effect of all wells in a subdivision be considered when evaluating material injury to decreed water rights.
Therefore, if well permit no. 83708-A, completed into the not nontributary Laramie -Fox Hills aquifer, will
be used within the subdivision, the proposed uses must be specified and the applicant must demonstrate
that a court approved augmentation plan has been obtained for the well, otherwise the well must be
plugged and abandoned prior to the subdivision approval, since the provisions of Section 37-92-602, C.R.S.,
which allowed for issuance of the well permit, will no longer apply.
Page 23
TERRA FORMA
SOLUTIONS
In addition, our records show that well no. 6844-A is withdrawing water from the nontributary Laramie -Fox
Hills aquifer. Unless the water underlying the proposed development is decreed in water court, a new well
permit must be obtained for well no. 6844-A pursuant to C.R.S. 37-92- 602(3)(b)(I) and the policy of the
State Engineer. Under those provisions only the quantity of water underlying the individual lot where the
well is located could be considered available for withdrawal by the existing well.
Our records show that numerous monitoring wells have been drilled in the area. The applicant should be
aware that all wells abandoned during the development process must be plugged and abandoned in
accordance with Rule 16 of the Water Well Construction Rules and Well Abandonment Reports must be
completed and submitted to our office for each abandoned well.
The application materials indicate that a stormwater detention structure will be constructed as a part of this
project. The applicant should be aware that unless the structure can meet the requirements of a "storm
water detention and infiltration facility" as defined in section 37-92- 602(8), C.R.S., the structure may be
subject to administration by this office. The applicant should review DWR's Administrative Statement
Regarding the Management of Storm Water Detention Facilities and Post-Wildland Fire Facilities in Colorado,
attached, to ensure that the notification, construction and operation of the proposed structure meets
statutory and administrative requirements. The Applicant is encouraged to use Colorado Storm water
Detention and Infiltration Facility Notification Portal to meet the notification requirements, located at
https://maperture.digitaldataservices.com/gvh/?viewer=cswdif.
State Engineer's Office Opinion
Based on the above and pursuant to Section 30-28-136(1)(h)(I), C.R.S. and Section 30-28-136(1)(h)(II), C.R.S.,
the State Engineer's Office has not received enough information to render an opinion regarding the potential
for causing material injury to decreed water rights, or the adequacy of the proposed water supply. Prior to
further review of the PUDF water supply plan the following information is required:
1. The applicant must specify the estimated water requirements for the Pelican Lake Ranch Filing 2
development. Response: Water will be supplied through CWCWD, see Can Serve Letter.
2. The applicant must specify the additional water sources that will be provided in order for the District
to supply water to all the proposed lots. Response: Water will be supplied through CWCWD, see
Can Serve Letter. Additional water will be secured prior to the sale of any lots to a third party.
3. Applicant must clarify if well permit nos. 6844-A and 83708-A will be used within the subdivision or
be plugged and abandoned. If the wells will be used in the proposed subdivision the Applicant must
also demonstrate that a court approved augmentation plan has been obtained for well no. 83708-A
and new well permits have been obtained for the wells. Response: The applicant is currently
assessing the wells for uses and will provide more information to the Division.
Page 24
TERRA FORMA
SOLUTIONS
Platte Valley Irrigation Company No further action for Final Plat/PUD are needed.
Our firm represents the Platte Valley Irrigation Company ("PVIC"), which owns and operates an irrigation
ditch which diverts off of the South Platte River below Fort Lupton at the Platte Valley Canal and delivers
water to its shareholders nearly to Lake Christina (see attached map). PVIC is interested in the Pelican Lake
Ranch and in PUD Filing No. 2; however, it appears that Filing No. 2 will mostly occur at a distance from the
Evans No. 2 Ditch as it runs to the south and west of Lake Christina. Response: Correct and Filing 2 is
outside the limits of your area.
In review of the documents from this docket, reference is made within Terra Forma's
Narrative/Overview/Statement of Conformance (attached — see the bottom of page 4) that there are "buffer
zones along the lake and canal as described in the Amended and Restated Memorandum of Understanding
with the Bureau of Reclamation." The referenced- document is not included in the documents available for
this docket — can you please request that the Applicant's team provide it? Also, within that same document
(on page 10), the Applicant references "specific site impacts which include "Ditch Company Operations" but
no narrative explanation of such impacts are presented in the following text — please point me to where
these impacts are discussed or request
that the Applicant do so.
To be clear, the canal referenced could be
the Platte Valley Canal which at this
location is owned and operated by FRICO
(and the lake could be Milton Reservoir,
also owned and operated by FRICO), but
as PVIC owns and operates the Evans No.
2 Ditch (roughly parallel and to the north
and east of the Platte Valley Canal, which
ditch is proximate to Lake Christina which
is located within the project boundaries,
PVIC would like to ensure that current and
future proposed uses do not impact its
property interests and its operations.
Please let me know if a phone call would
be useful to explore these requests
Hunt Recharge Pond
Reservoir No, 1
a
4
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t
•
4-
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k
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Weld County School District RE -1 No further action for Final Plat/PUD are needed.
The Weld County school district has no comments at this time. Response: Thanks.
Page 25
TERRA FORMA
SOLUTIONS
Town of Platteville REI continues to work with the agency to provide updated information.
I'm submitting this referral to you on behalf of the Platteville Board of Trustees regarding concerns on the
Site- Specific Development Plan & Planned Unit Development Final Plan, PUDF24-0001 for Second Filing of
Beebe Draw Farms for 284 residential lots with R-1 Low -Density Residential Zone District Uses.
This development, located approximately eight miles east of Platteville adjacent to CR39 and north of CR32,
has the potential of generating increased traffic volumes on CR32 westbound to access US85 into the Town
of Platteville that likely will cause increased traffic congestion. Even though the Colorado Department of
Transportation owns and maintains the traffic signal and right-of-way at US85 the Town of Platteville owns
and maintains CR32 from US85 east to CR29 and North & South Front Streets that are frontage roadways on
the east side of US85 that will likely be used when the UPRR blocks the crossing to US85. The Traffic Impact
Study that was completed in November 2023 by Delich Associates shows the potential of several thousand
vehicle trips per day upon full development of this PUD that is the basis for this concern and referral letter.
The Town of Platteville is requesting an opportunity to be more actively involved with the public hearing and
plan review process for the Beebe Draw Farms development proposal as it moves forward to ensure that
issues stemming from this development proposal that may impact the Town of Platteville are discussed and
addressed. Response: Please see new submittal and the project will adhere to the County requirements.
Weld County Sheriff's Office No further action for Final Plat/PUD.
• We have reviewed the request and find no conflicts with our interests. Response: Thanks.
Western Midstream No further action for Final Plat/PUD.
This letter is being sent by WES DJ Gathering LLC ("WES") to inform you WES is the owner of valid easements
and pipelines located in of Sections 4, 8, 9, 17, Township 3 North, Range 65 West for which the County of
Weld ("County") is reviewing the PUDF24-0001 — Pelican Lake Ranch, Filing No. 2. WES is submitting this
comment timely, in accordance with the County's procedural requirements.
The following are comments in support of this Notice:
1. WES is the owner of a valid Right -of -Way Grant that was executed on September 25th, 1978 and
recorded on March 19th, 1979 with the Weld County Clerk and Recorder at reception number 1784842.
2. WES is the owner of a valid Right -of -Way Grant that was executed on June 20th, 1979 and recorded on
June 22nd, 1979 with the Weld County Clerk and Recorder at reception number 1794666.
3. WES is the owner of a valid Right -of -Way Grant that was executed on February 24th, 1989 and recorded
on March 2nd, 1989 with the Weld County Clerk and Recorder at reception number 2172282.
4. WES is the owner of a valid Right -of -Way Grant that was executed on April 10th, 1990 and recorded on
April 1st, 1992 with the Weld County Clerk and Recorder at reception number 2282824.
5. WES is the owner of a valid Right -of -Way Grant that was executed on July 20th, 2010 and recorded on
August 16th, 2010 with the Weld County Clerk and Recorder at reception number 3711980.
6. WES is the owner of a valid Right -of -Way Grant that was executed on July 17th, 2012 and recorded on
August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864663.
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7. WES is the owner of a valid Right -of -Way Grant that was executed on May 3rd, 2012 and recorded on
August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864665.
8. WES is the owner of a valid Notice Of Pipeline Location that was executed on May 8th, 2012 and
recorded on August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864671.
The applicant MUST review the above grants and cannot encroach on WES's pipelines. The applicant will
need to conform to all terms of the Right -of -Way Grants identified above and adhere to WES safety
requirements:
• Any utility crossing (phone, water, sewer, fiber optic cables, etc) require a minimum of 2' of vertical
separation and should cross as close to 90° as possible.
Utilities paralleling a WES pipeline will need to maintain at least 10' of horizontal separation.
• For any work taking place within 10 feet, WES lines must be verified by hydrovacing with a WES
standby present for both location and depth of pipeline.
• Grade cannot be reduced over the top of a WES Pipeline without prior written consent to ensure
applicable federal pipeline safety regulations are not violated.
• Should crossing be required with heavy equipment, the make/model/max loaded weight of
construction vehicles must be provided to WES at least 1 month in advance of dirt work for review
and written approval.
• A standby will be required for any digging within 10' of a WES pipeline.
• Colorado 811 Laws must be adhered to.
Provided that the requirements above are met, WES does not object to the proposed PUDF24-0001 Pelican
Lake Ranch, Filing No. 2. Additionally, WES reserves the right to stop work for any encroachment related to
the proposed development if the above safety precautions are not met. Response: Noted.
Xcel Energy United Power will be providing service for this project. No further action for Final
Plat/PUD.
Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has determined there is a
conflict with Pelican Lake Ranch. There does not appear to be any dry utility easements on this plat. To
ensure that adequate utility easements are available within this development, PSCo requests that the
following language or plat note be placed on the preliminary and final plats for the subdivision:
Six-foot (6') wide dry utility easements are hereby dedicated on private property adjacent to the front lot
lines of each lot in the subdivision or platted area. Ten foot (10') dry wide utility easements are hereby
granted around the perimeter of tracts, parcels and/or open space areas. These easements are dedicated
to Weld County for the benefit of the applicable utility providers for the installation, maintenance, and
replacement of electric, gas, television, cable, and telecommunications facilities (Dry Utilities). Utility
easements shall also be granted within any access easements and private streets in the subdivision.
Permanent structures, improvements, objects, buildings, wells, water meters and other objects that may
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interfere with the utility facilities or use thereof (Interfering Objects) shall not be permitted within said
utility easements and the utility providers, as grantees, may remove any Interfering Objects at no cost to
such grantees, including, without limitation, vegetation. Public Service Company of Colorado (PSCo) and
its successors reserve the right to require additional easements and to require the property owner to
grant PSCo an easement on its standard form.
Public Service Company also requests that all utility easements be depicted graphically on the
preliminary and final plats. While these easements should accommodate the majority of utilities to be
installed in the subdivision, some additional easements may be required as planning and building
progresses.
The property owner/developer/contractor must complete the application process for any new electric
service via xcelenergy.com/InstallAndConnect. It is then the responsibility of the developer to contact the
Designer assigned to the project for approval of design details.
If additional easements need to be acquired by separate PSCo document (i.e. transformer), a Right -of -
Way Agent will need to be contacted by the Designer.
Public Service Company has no objection to this proposed rezone, contingent upon PSCo's ability to
maintain all existing rights and this amendment should not hinder our ability for future expansion,
including all present and any future accommodations for natural gas transmission and electric
transmission related facilities, and that our current use/enjoyment of the area would continue to be an
accepted use on the property and that it be "grandfathered" into these changes.
As a safety precaution, PSCo would like to remind the developer to contact Colorado 811 for utility
locates prior to construction. Response: See typical detail for easements.
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February 20, 2025
Max Nader
Weld County Planning Manager
RE: 1st Submittal Comment Responses for PUDF24-0001
Dear Mr. Nader,
We have reviewed the Weld County Planning and Public Works Department along with referral
agency comments for the above referenced project. Below you will find our responses to the
comments and the following is the updated digital link for the documents:
https://www.dropbox.com/scl/fo/5p03evrxpuak3g8vxxi l s/APSU IWwDFrdB6z1 dVPLGeil?rlkey=id66tx
1t2bhj4myvhh1 e4b533&dl=0
General Updates and Comments:
• An additional tract on the eastern area was added, this provides a permanent open space
adjacent to existing residents.
• An access has been added to WCR 39 that will help alleviate construction traffic and
neighbors concerns regarding traffic use in the existing roadways and provide additional
circulation for the overall PLR Development.
• The applications, legal description and title have been updated for the added area.
• Final Plat/PUD have been updated for the additional tract and added WCR 39 access.
• The "Onsite" Construction Documents have been updated for the additional noted changes.
• An additional "Public" Construction Documents for WCR 32 and 39 have been added.
• The traffic report has been updated for the new access connection to WCR 39.
• An updated Can Serve Letter from Central Weld County Water District.
• Supplemental information:
o During our conversations with Engineering an inquiry regarding future driveways was
asked, a general exhibit has been provided for further discussion.
o Overall grading exhibit was discussed, an exhibit has been provided.
• We provided an update to the neighborhood at the Authority/Metro District meetings, June 12,
2024 and provided the above changes to those in attendance both virtually and in person.
• The checklist shows those documents that have been Revised/Resubmitted(R), Not
Changed/Not Resubmitted(NC).
If you need any additional materials or have any questions with regards to the provided information,
pleasecontactmeat303-257-7653ortodd@terraformas.com with anyquestions orcomments.
Todd A. Johnson, RE, President
For and on behalf of:
Terra Forma Solutions, Inc.
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Comment Responses
Atmos Energy
1. Atmos will need to build significant system improvements in order to serve the Subject Property.
The natural gas system that currently serves Beebe Draw Farms is nearing or at capacity. Please
have the developer/applicant contact Atmos Energy Corporation's Bethany Nitzel (cc'd) as soon
as possible to initiate discussions for natural gas service.
Response: We are in communication and will continue our coordination.
Beebe Draw Farms Authority
The Beebe Draw Farms Authority, in response to your request for comments, has reviewed the landowners'
request for a final plat and site plan for Filing No. 2 Beebe Draw Farms. In our review we identified the
following concerns:
1. Major construction equipment must not use existing roadways in Filing No. 1 during the infrastructure
and home building in Filing No. 2. Alternative access must be provided to keep heavy construction
vehicles off of our private roads. Response: The applicant has revised the application and documents
to add a new WCR 39 access with the first phase that will direct construction traffic and overall a
majority of Filing No. 2 to this connection point.
2. Landscaping is shown in the plans to be "hand watered". Landscaping appurtenant to the south entrance
to WCR 32 is obviously intended to be owned and maintained by the Authority. These plantings must be
irrigated. And there needs to be clarification on who will own and maintain the clusters of "3 PN's"
scatered throughout the plan. If the PN's are to be Authority responsibility, they must be irrigated. If the
future homeowners are to maintain them, a reliable plan must be established to get those trees
established and then maintained especially considering that the lots and houses are intended to be
served with "1/2 taps". Response: Landscaping requirements to establish and maintain will be
adhered to for the project
The Beebe Draw Farms Authority appreciates the opportunity to comment on this planned development and
strongly encourages Weld County to consider and require our comments to be incorporated into the
approved development.
Colorado Geological Survey
The Colorado Geological Survey has reviewed the Pelican Lake Ranch / Beebe Draw Farms Filing 2 PUD Final
Plan and Site -Specific Development Plan referral (PUDF24-0001). I understand the applicant proposes 284
residential lots with R-1 low density residential zone district uses on 847 acres located east of Platteville. CGS
previously reviewed Soilogic's Geologic and Preliminary On -Site Wastewater Treatment System (OWTS) Site
and Soil Evaluation Report - Pelican Lake Ranch Subdivision Weld County (Platteville), Colorado (Soilogic
Project 44 20-1130, May 28, 2020).
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CGS agrees with Soilogic's 5/28/2020 interpretation that the site does not contain economically recoverable
aggregate or metallic mineral resources and that no known or suspected geologic hazards are present that
would preclude the proposed residential development. However:
Oil/Gas and Setbacks. Pelican Lake Ranch Filing No. 2 plat note 14 states, "ALL DWELLING UNITS... SHALL BE
LOCATED A MINIMUM OF 300 -FEET FROM OIL AND GAS WELLS AND PRODUCTION
FACILITIES." CGS recognizes that most or all of the wells within the subject site have been or will be plugged
and abandoned. However, under current conditions, the 300 ft. O&G setback significantly encroaches onto
several proposed lots including, but not necessarily limited to: 92, 153, 179, 219, 220. 228, 229, 283.
Geology and soil engineering properties. Available geologic maps (Brandt, T.R. et al., 2003, USGS OF -2003-
24) indicate the site overburden materials consist of windblown clay, silt, and sand underlain by the
Laramie Formation. The windblown material may be subject to consolidation when loaded or wetted
and can be erodible and subject to soil blowing and water erosion. The Laramie Formation includes
expansive claystone bedrock.
• Lot- or site -specific geotechnical studies will be necessary to characterize soil engineering
properties such as expansion/consolidation (collapse) potential, strength, water content, and
allowable bearing pressures. This information will be needed to determine if removing and
replacing loose or expansive soils/bedrock is necessary and to design individual foundations,
floor systems, and subsurface drainage. Response: Noted.
• Erosion control measures must be implemented during the design and construction of this
development Response: Noted.
Groundwater. CGS agrees with Soilogic (page 4) that "Groundwater levels will vary seasonally and over time
based on weather conditions, site development, irrigation practices and other hydrologic conditions. Perched
and/or trapped groundwater conditions may also be encountered at times throughout the year." Also, on
page 2, "While site groundwater levels are not anticipated to significantly impact proposed construction,
care will be needed to establish finish floor slab levels above seasonal high groundwater."
• If basements are being considered within the proposed development, depths to bedrock (to
determine if a perched water condition is possible) and groundwater should be obtained early in the
design process to determine the feasibility of basements and, if necessary, to design subsurface
drainage systems. Response: Noted.
Corrosive soils. According to NRCS soil survey data, some of the site soils are highly corrosive to uncoated
steel and have a moderate potential for sulfate attack on concrete Disturbance tends to increase corrosivity.
• Epoxy -coated, fiberglass/composite, concrete, or otherwise corrosion -resistant or corrosion -proof
basement window wells are recommended on lots where basements are planned and groundwater
levels are sufficiently deep to allow basement construction. Response: Noted.
• The need for sulfate attack -resistant (Type II or Type V) cement in project concrete should be
evaluated. Response: Noted.
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Colorado Parks and Wildlife
See also comment responses from ERC
Thank you for the opportunity for Colorado Parks and Wildlife (CPW) to comment on the proposed
Pelican Lake Ranch Project. It is our understanding that this is a referral request for comments on the
Pelican Lake Ranch Final Planned Unit Development(PUD)/Plat application for Filing No. 2, consisting of
284 lots with an overall density of two and one-half (2 1/2) acres per lot, and is the next phase of
expansion of the approved Beebe Draw Farms and Equestrian Center PUD. The project is generally
located ten miles south of Greeley, seven miles east of Platteville, and five miles south of La Salle,
adjacent to Milton Reservoir in unincorporated Weld County.
The mission of CPW is to perpetuate the wildlife resources of the state, to provide a quality state parks
system, and to provide enjoyable and sustainable outdoor recreation opportunities that educate and
inspire current and future generations to serve as active stewards of Colorado's natural resources. CPW
has a statutory responsibility to manage all wildlife species in Colorado and to promote a variety of
recreational opportunities throughout Colorado. One way we achieve this goal is by responding to
referral comment requests, as is the case for this project.
The protection of High Priority Habitats (HPH), big game winter ranges, and raptor nesting locations are
of extreme importance to CPW. CPW recommends that all proposed projects be assessed to avoid,
minimize, or mitigate impacts to sensitive wildlife habitats and species. That includes species of concern,
big game winter concentration areas, breeding and nesting habitats for sensitive ground -nesting birds,
and nests of raptors sensitive to development to prevent the loss of habitat or fragmentation of habitat.
Our goal in responding to land use proposals such as these is to provide complete, consistent, and timely
information to all entities who request comments on matters within our statutory authority.
CPW staff are familiar with the area and reviewed the proposed project. After reviewing the changes
from the first filing for this development and the referral letter CPW provided on February 2, 2023, we
found concern with the proposed development in Parcel 3 (Number:121309000026- R4940286) in section
9 (orange phase) in that there is no wildlife impact statement included in the narrative provided. Terra
Forma Solutions makes little reference to, nor includes any details in the Environmental Impacts
statement specific to potentially significant impacts to wildlife species and habitat, including wetland and
riparian areas and mature cottonwood forests associated with Milton Reservoir and the surrounding
landscape.
These projected filings/Phases are in close proximity to current and historic bald eagle nests, colonial
waterbird nesting areas (including double -crested cormorant, great blue heron, black- crowned night
heron, great egret, and snowy egret), and the American white pelican nesting colony site along the
northwest and western shorelines of Milton Reservoir. CPW has been monitoring these nesting bird
species along these areas of Milton Reservoir since 1978.
Note: The Bald eagle is designated as avian Priority Tier 2 Species of Greatest Conservation Need within
CPW's 2015 Colorado State Wildlife Action Plan. This designation denotes that these species are in need
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of conservation attention in Colorado and are provided a relative degree of conservation management
priority.
Mule deer severe winter range High Priority Habitat, Bald eagle roosts, and a nest occur within section 9.
The proposed orange phase's eastern edge falls within Mule deer severe winter range and the Bald Eagle
Roost % mile buffer and occurs within a % mile of the % mile buffer for the active Bald Eagle Nest.
Please refer to Exhibits A and B below.
Bald Eagle Active Nest Site
An active Bald eagle nest site is a specific location in which a pair of bald eagles has at least attempted to
n est within the last five years. Any nest location that can be directly tied to courtship, breeding, or
brooding behavior is considered active. CPW has two recommendations to protect these sites: a)
restricted surface occupancy (RSO) within 0.25 mile of any active bald eagle nest site, and b) no human
e ncroachment or permitted/authorized human activities within 0.5 mile any active bald eagle nest site
from December 1 to July 31 of each year.
Bald Eagle Roost Site
Bald eagle roost sites are defined as groups of (or individual) trees that provide diurnal and/or nocturnal
perches for wintering bald eagles. These trees are usually the tallest available in the wintering area and
are primarily located in riparian habitats. CPW has two recommendations to protect these sites: a) no
surface occupancy within 0.25 mile of any active bald eagle winter night roost, and b) no human
e ncroachment or disturbance within 0.5 mile any active bald eagle winter roost site from November 15
to March 15 of each year.
Bald Eagle Winter Concentration Area
Bald eagle winter concentration areas are defined as existing winter range where eagles concentrate
between November 15 and March 15. Bald eagle winter movements are highly variable as they are
influenced by changes in weather and prey availability. Therefore, bald eagle distribution and abundance
may change quickly during the winter and between winters. If construction activities or maintenance
activities must occur between November 15 and March 15 CPW recommends daily bald eagle night roost
surveys and monitoring to avoid disturbing bald eagles during construction.
Surface Occupancy
Any physical object that isintended to remain on the landscape permanently or a significant amount of
time. Examples include houses, oil and gas wells, tanks, wind turbines, roads, tracks, etc.
Human Encroachment
Any activity that brings humans in the area. Examples include new construction activities, driving,
facilities maintenance, boating, trail access (e.g., hiking, biking), etc.
Note: The United States Fish and Wildlife Service (USFWS) may have concerns that the proposed project
and any new construction may result in the take (nest abandonment, loss of eggs, chicks) of a bald eagle
or their offspring. Bald eagle nests are protected by the Bald and Golden Eagle Protection Act and the
Migratory Bird Treaty Act. Consultation with the USFWS is highly recommended.
Mule Deer Severe Winter Range Habitat
That part of the overall range where 90% of the individuals are located when the annual snowpack is at
its maximum and/or temperatures are at a minimum in the two worst winters out of ten. No permitted
or authorized human activities are recommended from December 1 to April
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Exhibit A — Map of relevant bald eagle habitat. Red - Active nests, Yellow - Roost sites
CPW recommends daily bald eagle night roost surveys and monitoring to avoid disturbing bald eagles
during construction.
Exhibit B — Map of relevant mule deer severe winter range and overall winter range
We appreciate being given the opportunity to comment. CPW requests from the Weld County Planning
Department for us to continue to be involved with this rezoning application and development project as
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it moves through the County permitting and planning process. CPW appreciates the collaboration with
the Weld County Planning Department as we jointly strive
for responsible land use development while protecting sensitive species and their habitats. If the timing
or scope of this project changes, if sensitive wildlife species are encountered, or if you have any
questions, please contact District Wildlife Manager Mike Grooms at 970.692.4028 or via email at
michael.grooms@state.co.us. Response: See ERC comment responses under separate cover.
Central Weld County Water District
The amount of water dedicated to the project remains as stated in our Can Serve letter dated 9/25/23.
There are 96 shares of CBT available to the project, which equates to 192 budget taps. The District will
require an additional transfer of CBT to complete the project once the dedicated shares are used.
Response: Noted and a new Can Serve Letter has been provided. Additionally, we will continue to
work with the District on new waterline modeling, design and ultimate construction for systems
servicing the project. Water taps will continue to be monitored, and additional shares will be
purchased when necessary.
Weld County Department of Public Health and Environment
The Weld County Environmental Health Services Division has reviewed this proposal for a Site Specific
Development Plan and Planned Unit Development Final Plan, PUDF24-0001 for Second Filing of Beebe
Draw Farms for 284 residential lots with R-1 Low -Density Residential Zone District uses.
The application indicates the minimum lot size will be 1 acre and the overall gross lot size will be 2.5
acres. A letter of commitment was received from Central Weld Water District which expires September
25, 2024. The District states 192 budget taps are available and "no additional water taps will be available
without additional water rights being transferred to the District." The application indicates the PUD will
be developed on a phased basis subject to the terms of Central Weld Water District.
A Geologic and Preliminary On -Site Wastewater Treatment System (OWTS) Site and Soil Evaluation
Report completed by Soilogic and dated May 28, 2020, was included with the COZ and the Final Plat
application. The report concluded: "Based on results of our completed site and soil evaluation, we expect
conventional OWTS construction will be possible for most if not all of the proposed lots on the subject
site. Typical gravity -fed chamber systems in a bed or trench configuration could be considered. In areas
where gravity drainage to the Soil Treatment Area (STA) is not possible, pump dosing could be
considered. Site specific evaluations will be required to better evaluate the Long -Term Acceptance Rate
(LTAR) of the near surface soils and depth to bedrock and groundwater in proposed STA's."
Environmental Health Services recommends the following notes for the Final plat:
• Water service may be obtained from Central Weld County Water District. Response: Understood.
• The parcels are currently not served by a municipal sanitary sewer system. Sewage disposal may be
by an on -site wastewater treatment system (OWTS) designed in accordance with the regulations of
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the Colorado Department of Public Health and Environment, Water Quality Control Division, and the
Weld County Code in effect at the time of construction, repair, replacement, or modification of the
system. Response: Understood.
• Activity or use on the surface of the ground over any part of the OWTS must be restricted to that
which shall allow the system to function as designed and which shall not contribute to compaction of
the soil or to structural loading detrimental to the structural integrity or capability of the component
to function as designed. Response: Understood.
• During development of the site, all land disturbances shall be conducted so that nuisance conditions
are not created. If dust emissions create nuisance conditions, at the request of Weld County
Environmental Health Services, a fugitive dust control plan must be submitted. Response:
Understood.
• If land development creates more than a 25 -acre contiguous disturbance, or exceeds 6 months in
duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution
emissions notice application, and apply for a permit from the Colorado Department of Public Health
and Environment. Response: Understood.
Weld County Development Review
The PUD proposal has been reviewed by Development Review on behalf of the Weld County Department
of Public Works and the Department of Planning Services. Staff comments made during this phase of the
application process may not be all-inclusive as other issues may arise during the remaining application
process.
COMMENTS
GENERAL PROJECT INFORMATION/LOCATION
Project description: A Site Specific Development Plan and Planned Unit Development Final Plan, PUDF24-
0001 for Second Filing of Beebe Draw Farms for 284 residential lots with R-1 Low -Density Residential
Zone District uses.
This project is north of and adjacent to CR 32 and is east of and adjacent to CR 39. Parcel numbers:
121309000026, 121308000014, and 121317100016
Access is from CR 32 and CR 39.
ACCESS
Weld County Development Review has reviewed the application materials related to access and has
determined that the Second Filing of Beebe Draw Farms will access from County Roads 32 and 39. The
access onto County Road 39 will be via an existing, permitted access (AP19-00053) located at the
intersection of CR 39 and Beebe Draw Farms Parkway. The access onto County Road 32 will be a
proposed access located approximately 1,090 feet east of County Road 39.
Per Sec. 8-14-30, an Access Permit is required for access to Weld County maintained roadways. We
strongly encourage you to discuss your access with Development Review prior to laying out your site plan
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to ensure the approved accesses are compatible with your layout. Minimum access spacing requirements
are shown in Weld County Code, Sec. 8-14-30, Table 1 (Table 1 can be found in the "Construction Plans"
section of this document). Response: We have since met with Engineering to discuss.
Please refer to Chapter 8, Article 14, of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 32 is a paved road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall
delineate on the site map or plat the future and existing right-of-way and the physical location of the
road. If the right- of -way cannot be verified it shall be dedicated. Pursuant to the definition of setback in
the Weld County Code, Chapter 23, Article III, Section 23-3-50, the required setback is measured from the
future right -of- way line. Be aware that physical roadways may not be centered in the right-of-way. This
road is maintained by Weld County. Response: ROW is shown on the Plat and Construction
Documents.
County Road 39 is a paved road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall
delineate on the site map or plat the future and existing right-of-way and the physical location of the
road. If the right- of -way cannot be verified it shall be dedicated. Pursuant to the definition of setback in
the Weld County Code, Chapter 23, Article III, Section 23-3-50, the required setback is measured from the
future right -of- way line. Be aware that physical roadways may not be centered in the right-of-way. This
road is maintained by Weld County. Response: ROW is shown on the Plat and Construction
Documents.
Per, Sec. 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any project that will be
occupying, constructing or excavating facilities within, and/or encroaching upon, any County rights -of -
way or easement. Right -of -Way Use Permit instructions and application can be found at: Response:
Understood.
https://www.weldgov.com/Government/Departments/Public-Works/Permits
Weld County will not replace overlapping easements located within existing right-of-way or pay to
relocate existing utilities within the County right-of-way. Response: Understood.
TRAFFIC
The applicant has submitted an updated Traffic Impact Study (TIS) prepared by Delich Associates, dated
November 2023. The study assessed the impacts the 2nd Filing of Beebe Draw Farms will have on the
surrounding road system and concluded that the development is feasible from a traffic engineering
standpoint. At full development, the study found that the 2nd Filing will generate 2,636 daily trip ends,
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193 morning peak hour trip ends, and 265 afternoon peak hour trip ends. Response: An updated report
has been provided for review and addresses the traffic comments below.
The report includes the following daily traffic count data taken in October 2023, over a 72 -hour period:
• County Road 32 east of County Road 39 - AADT 1,016
• County Road 39 north of County Road 32 - AADT 2,042
• County Road 35 north of County Road 32 - AADT 295
• County Road 35 south of County Road 32 - AADT 114
• County Road 32 west of County Road 35 - AADT 1,784
• County Road 32 east of US 85 - AADT 2,885
• US 85 north of County Road 32 - AADT 26,662
• US 85 south of County Road 32 - AADT 26,373
The study also found that the development will necessitate the construction of the following auxiliary
turn lanes beginning in 2032 (Mid -range forecast):
• Eastbound Left Turn Lane — County Road 32/Site Access Intersection
• Westbound Right Turn Acceleration Lane — County Road 32/Site Access Intersection
• Northbound Right Turn Acceleration Lane — County Road 39/Beebe Draw Farms
Parkway Intersection
The updated TIS is currently under review by Development Review.
IMPROVEMENTS AGREEMENT FOR ON -SITE AND OFF -SITE IMPROVEMENTS
Development Review is requiring an Improvements Agreement for on -site and phased off -site
improvements, per Chapter 8, Article 2, of the Weld County Code. Collateral is required to ensure the
improvements are completed and maintained throughout a 2 -year warranty period. Prior to recording
the Final Plan, the applicant shall provide a complete, readable set of construction drawings. Once the
construction drawings are accepted, an updated Construction Schedule and updated copies of Exhibit A-2
AND B-2 are required, outlining the costs of on -site improvements. An example agreement is available at:
www.weld.gov/files/sharedassets/public/v/1/departments/public-works/documents/usr-spr- permits-
improvements-agreement-template.pdf
Response: An agreement has been provided and will be updated as we further progress the
documents.
Auxiliary Turn Lanes/Speed Change Lanes required by the TIS shall be designed and installed in
accordance with the criteria defined Appendix 8-Q (Weld County Engineering and Construction Criteria)
of the Weld County Code, and Sections Three and Four of the State of Colorado, State Highway Access
Code, Volume 2, Code of Colorado Regulations 601-1, March 2002, manual and the most recent edition of
A Policy on Geometric Design of Highways and Streets (Green Book) published by the American
Association of State Highway and Transportation Officials (AASHTO). The structural capacity of the road
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structure shall be designed in accordance with Appendix 8-Q, of the Weld County Code, and the Guide for
Design of Pavement Structures, published by AASHTO.
Phased Off -site Road Improvements
• The applicant shall design and construct a County accepted eastbound left turn deceleration lane on
County Road 32, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
• The applicant shall design and construct a County accepted westbound right turn acceleration lane on
County Road 32, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
• The applicant shall design and construct a County accepted westbound right turn acceleration lane on
County Road 39, providing all construction materials and meeting the specifications per the Weld
County Engineering and Construction Criteria manual and CDOT specifications for Road and Bridge
Construction.
The applicant is responsible for all right-of-way acquisition and construction costs for off -site County
roadway upgrades needed to support the development. Response: WCR 32 and 39 Preliminary Plans
have been created and included as part of this resubmittal.
TRACKING CONTROL POLICY
Temporary Tracking Control shall be used during construction. Recycled concrete is not allowed in County
right-of-way. The applicant shall provide a tracking control detail with the construction drawings for
Development Review to review and accept. Response: Noted.
DRAINAGE REQUIREMENTS
The applicant has submitted a preliminary drainage report which is currently under review.
This project site is within a Non -Urbanizing Drainage Area, which typically requires detention of runoff
from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained water at the
historic runoff rate of the 1 -hour, 10 -year storm falling on the undeveloped site.
Per Weld County Code, Section 8-11-40.C., stormwater retention facilities are normally not allowed in
Weld County but will be considered for special circumstances through the variance process as defined in
Chapter 12, of Appendix 8-Q, of the Weld County Code.
A final drainage report and detention pond design(s) completed by a Colorado Licensed Professional
Engineer is required prior to recording the PUD Final Plat. The drainage report must include a
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certification of compliance stamped and signed by the PE. A Certification of Compliance form can be
found on the Weld County Development Review website at:
https://www.weldgov.com/Government/Departments/Planning-and-Zoning/Development-Review
NOTE: The drainage design for the second amendment is required to capture and detain storm water
runoff (which could adversely impact parcel #121309000026) from Essex Road (east of and adjacent to
Beebe Draw Farms, Filing 1, Phase 5) and the Equestrian Center. This requirement was agreed to in
writing by the Manager of RE1, LLC, Christine Hethcock, in a letter sent to Trace Anderson, of Weld County
Public Works, dated August 13, 2020.
Historic Flows: The applicants will be required to maintain the historic drainage flows and run-off
amounts that exist from the property. Response: An updated drainage report has been provided
along with the variance request for the retention ponds.
CONSTRUCTION PLANS
The applicant has submitted a preliminary set of construction plans. A cursory review of the plans
indicates that additional information will be required for final acceptance. The final plan set shall include
at a minimum:
• Cover Sheet • Roadway Plan and Profile Sheets
• M&S Standards Sheet • Utility Plans Sheet(s)
• Final Plat • Intersection Details
• General Notes • Roadway Cross Sections
• Summary of Approximate Quantities and • Signage and Striping Plan
Earthwork Quantities Sheet(s) • Grading Plan
• Typical Roadway Cross Sections • Drainage Plan
• Existing Conditions Exhibit • Phasing Plan Sheet(s)
• Overall Grading Exhibit • Sediment and Erosion Control Plan
• Overall Utility Exhibit • Storm Drain Plan and Profile Sheets
• Demolition and Removal Plan • Construction Traffic Control Plan Sheet(s)
• Survey Control Sheet(s) • Stormwater Management Plan
• Horizontal Control Plan Detail Sheets
• Right -of -Way and Easements Exhibit
The construction plans will be reviewed to ensure the applicant has met the design requirements and
street sections as defined in Chapters 8 and 24, of the Weld County Code, and that all internal roadways
intersecting County roadways have met the access/intersection spacing requirements defined in Table 1
of Weld County Code, Appendix 8Q, shown below.
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Table 1 - Minimum Access Spacing Criteria (Feet)
Access
Element
Arterial
Collector
Local
Distance
between intersections
Signalized
2,640
N/A
N/A
Unsignalized
1,320
1,320
330
Distance
between accesses and
intersections
660
660
330
Distance
between access
points
660
330
150
Distance
between access
points in subdivisions
660
330
75
Any proposed internal roadway not meeting spacing requirements will require a variance.
The applicant will need to address oil and gas accesses to the drill sites and designate which internal
roadways will need to be constructed to accommodate oversize/overweight oil and gas vehicles. Per
Table 4-1, of the Weld County Engineering and Construction Criteria manual, the applicant must
accommodate a turning radius for a WB-67 design vehicle when designing these access points.
Response: Updated Preliminary "Onsite" Construction Documents(along with "Public"WCR32&39)
have been provided.
UTILITY PLAN
A utility plan showing the easements for water, sewer, electric, gas, telephone, and any other utilities
with the PUD development is required. The plan shall contain drainage and utility easements as defined
in Section 24-3-60 of the Weld County Code. Response: Updated Utility Plan has been provided; it is
also contained in the Onsite Construction Documents.
CONSTRUCTION SCHEDULE
When the final construction schedule is available, the applicant shall submit an updated construction
schedule that includes estimated starting and finishing dates along with estimated dates of various
construction stages. Response: Noted.
GRADING PERMIT
A Weld County Grading Permit will be required for disturbing more than 1 acre of land. Grading Permit
applications are accepted after the planning process is complete (plat recorded). An Early Release
Request Form may be entertained only after the applicant, Public Works and Planning Department have
reviewed the referral and surrounding property owner comments. Early release requires conditional
approval. Response: Noted.
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COLORADO STORMWATER PERMIT
A Construction Stormwater Permit is required with the State for disturbing more than one (1) acre.
Contact: Colorado Department of Public Health and Environment, Water Quality Control Division, Permit
Support Staff at 303-692-3517. Response: Noted.
CONDITIONS OF APPROVAL
A. An Improvements Agreement is required for on -site and off -site improvements associated with this
project. On -site and off -site improvements associated with the development will be identified and
detailed in the agreement. Requirements for off -site road improvements are detailed below:
Response: Noted.
1. The applicant shall design and construct a County accepted eastbound left turn deceleration lane
on County Road 32, providing all construction materials and meeting the specifications per the
Weld County Engineering and Construction Criteria manual and CDOT specifications for Road and
Bridge Construction. (Development Review)
2. The applicant shall design and construct a County accepted westbound right turn acceleration
lane on County Road 32, providing all construction materials and meeting the specifications per
the Weld County Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction. (Development Review)
3. The applicant shall design and construct a County accepted westbound right turn acceleration
lane on County Road 39, providing all construction materials and meeting the specifications per
the Weld County Engineering and Construction Criteria manual and CDOT specifications for Road
and Bridge Construction. (Development Review)
B. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Development Review) Response:
Understand, this will be provided with final plans.
C. An updated Traffic Impact Study with Vehicle Classification traffic counts (Lightweight, Single Unit or
Combo Unit Vehicles), as specified in Section 9.4.2 of Appendix 8-Q of the Weld County Code, is
required for the off -site roads analyzed in the TIS. (Development Review) Response: Noted.
D. A Utility Plan showing the easements for water, sewer, electric, gas, telephone, and any other utilities
with the PUD development, and all drainage and utility easements defined in Section 24-3-60, of the
Weld County Code, is required. (Development Review) Response: Included with Construction
Documents.
E. The applicant shall submit a recorded copy of any agreement/easement signed by all owners whose
property is crossed for access to a utility, drainage facility, or public infrastructure requiring
maintenance. Such an agreement/easement shall be referenced on the Final Plat by the Weld County
Clerk and Recorder's Reception number. (Development Review) Response: Noted.
F. The plat shall be amended as follows:
1. County Road 32 is a paved road and is designated on the Weld County Functional Classification
Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
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TERRA FORMA
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delineate on the site plan the existing and future rights -of -way. All setbacks shall be measured
from the edge of the future right-of-way. This road is maintained by Weld County. (Development
Review) Response: See updated Plat.
2. County Road 39 is a paved road and is designated on the Weld County Functional Classification
Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing and future rights -of -way. All setbacks shall be measured
from the edge of future right-of-way. This road is maintained by Weld County. (Development
Review) Response: See updated Plat.
3. Show and label the drainage and utility easements as defined in Section 24-3-60 of the Weld
County Code. (Development Review) Response: Shown on Plat and in details.
4. Show and label any agreement/easement as specified in "Condition of Approval E" above.
(Development Review) Response: To be provided when complete.
5. Show and label the existing and proposed access point(s) and the usage types (Agricultural,
Residential, and/or Commercial/Industrial). Development will review access locations as a part of
the plat submittal review process. (Development Review) Response: Noted.
6. Show and label the accepted drainage features and drainage flow arrows. Stormwater ponds
should be labeled as "Stormwater Detention, No -Build or Storage Area" and shall include the
calculated volume. (Development Review) Response: Noted.
Prior to Construction:
A. Because more than one (1) acre of land will be disturbed with this development, a Weld County
Grading Permit is required. (Development Review) Response: Noted.
B. The applicant shall notify Development Review of the anticipated start date and schedule a
stormwater inspection. If construction has commenced without contacting Development Review, the
site will be in violation, a stop work order will be issued, and further enforcement actions may be
pursued. (Development Review) Response: Noted.
During Construction:
Weld County shall be allowed to enter the premises to inspect temporary control measures (BMPs) for
proper installation and maintenance as detailed in the site's Grading Permit. Inspections occur to ensure
adequate measures are taken to protect the landowner, neighboring properties, adjacent roadways, and
nearby waterways from the potentially adverse effects of stormwater runoff. Inspections shall occur at a
frequency determined by the site's compliance, with higher inspection frequencies for non-compliance.
(Development Review) Response: Noted.
Prior to Issuing Building Permits: Response: Noted.
A. The applicant shall submit an As -Built Drawing of each permanent control measure, signed and
stamped by a Professional Engineer registered in the State of Colorado. After the submittal, Weld
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County shall be allowed to enter the premises to inspect the permanent control measures to confirm
proper installation, as detailed in the drawing. (Development Review)
B. The applicant shall submit a certification from a professional engineer, licensed in the State of
Colorado, that the drainage/detention measures have been constructed in accordance with the
accepted drainage report. (Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE FINAL PLAT) Response: See updated Plat.
1. The property owner or operator shall be responsible for controlling noxious weeds on
the site, pursuant to Chapter 15, Article I and II, of the Weld County Code.
(Development Review)
2. The access on the site shall be maintained to mitigate any impacts to the public road
including damages and/or off -site tracking. (Development Review)
3. Any work that may occupy and or encroach upon any County rights -of -way or
easement shall acquire an approved Right -of -Way Use Permit prior to
commencement. (Development Review)
4. The historical flow patterns and runoff amounts on the site will be maintained. (Development
Review)
5. Weld County is not responsible for the maintenance of on -site drainage related
features. (Development Review)
6. Weld County is not responsible for the maintenance on onsite drainage subdivision
roads. (Development Review)
Farmers Reservoir and Irrigation Company
I wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir and Irrigation Company are in the area of encroachment to the
Right of Way of the canal. FRICO requires a minimum of 25' on each side of the canal for a maintenance road
plus the distance to the toe of the ditch embankment. The boundaries of the Right of Way must be agreed
upon.
X Drainage is another concern that must be addressed as FRICO does not allow any developed storm
flow into our canals. This will apply if any development happens.
X Property concerns need to be resolved.
X No construction of any structure can be put on our ROW. No use of any sort including pedestrian or
vehicle on our ROW is approved.
X Please send drainage study and additional information regarding your project so that we may
complete our review and that review criteria can be sent to you, if applicable.
X FRICO does not accept retention ponds adjacent to our facilities, however, we may grant a variance
with submittal of application and engineering deposit for review of drainage plan and other documents.
X Canal road may not be used for access without approval and executed agreement.
X FRICO will require a license agreement
X FRICO will require an access permit
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X FRICO will require a seepage agreement
FRICO No comments on application/proposal
X We request to comment again.
The applicant _has or X has not completed a Project Review Application and
submitted a deposit for review fees with the Ditch Company. In addition to the above comments, FRICO's
comments are limited to this set of plans. Response: The comments relate to the rezoning that is no
longer an application, this application is for just Filing No. 2 and the new plat is not near the reservoir.
Colorado Land Conservancy District
• We have reviewed the request and find no conflicts with our interests. Response: Thanks.
Weld County Oil and Gas Energy Department
The Staff of the Weld County Oil and Gas Energy Department (OGED) appreciates the opportunity to
comment on the captioned planning case. Staff has completed review of the proposal and have no conflicts
with the proposed activity. We have included additional comments below:
1. There are no active or proposed 1041 WOGLA Permits on the associated parcel. There are several oil
and gas well sites in the area surrounding the parcel.
2. The parcel(s) include eight (8) active oil and gas wells, listed in Table 1 below. OGED requests that the
Applicant coordinate operations in proximity to existing wells and production facilities with the
operator(s) of these wells.
API
Operator
Well
Title
Well
Status
05-123-34282
CRESTONE
OPERATING
PEAK
LLC
RESOURCES
6-2-8 ARISTOCRAT
ANGUS
PR
05-123-35044
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-30D
REI
H
SI
05-123-15639
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-6J
UPRC
SI
05-123-34281
CRESTONE
OPERATING
PEAK
LLC
RESOURCES
6-0-8 ARISTOCRAT
ANGUS
PR
05-123-15937
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-6J-2
UPRC
SI
05-123-32819
KERR
MCGEE
OIL
& GAS ONSHORE
LP
27-17
REI
SI
05-123-14204
KERR
MCGEE
OIL
& GAS ONSHORE
LP
41-17
BEEBE
DRAW
UPRR
SI
05-123-35343
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-28D
REI
H
PR
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3. The parcel(s) include 68 plugged and abandoned (PA) wells listed in Table 2 below. Additional
information regarding these plugged and abandoned wells is available from the Energy & Carbon
Management Commission (ECMC). OGED recommends that the Applicant review this information and
contact the responsible operator regarding well infrastructure that may have been abandoned in
place prior to conducting operations in proximity to the wells.
API
Operator
Well
Title
Well
Status
05-123-09682
KERR
MCGEE
OIL
& GAS ONSHORE
LP
1
ARISTOCRAT
41-9
PA
05-123-17262
KERR
MCGEE
OIL
& GAS ONSHORE
LP
10-9
HSR-PALLETTE
PA
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05-123-33496
KERR
MCGEE
OIL
& GAS ONSHORE
LP
41-9
REI
PA
05-123-33490
KERR
MCGEE
OIL
& GAS ONSHORE
LP
39-9
REI
PA
05-123-14736
KERR
MCGEE
OIL
& GAS ONSHORE
LP
32-9
BEEBE
DRAW
UPRR
PA
05-123-09636
KERR
MCGEE
OIL
& GAS ONSHORE
LP
3
UPRR
39 AMOCO
D
PA
05-123-28045
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-33D
REI
H
PA
05-123-17263
KERR
MCGEE
OIL
& GAS ONSHORE
LP
16-9A
HSR-RICHARDS
PA
05-123-15641
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-13J
UPRC
PA
05-123-35040
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-24D
REI
H
PA
05-123-22950
KERR
MCGEE
OIL
& GAS ONSHORE
LP
24-9
REI
PA
05-123-12812
KERR
MCGEE
OIL
& GAS ONSHORE
LP
31-9
BEEBE
DRAW
UPRR
PA
05-123-23318
KERR
MCGEE
OIL
& GAS ONSHORE
LP
1-9
REI
PA
05-123-09635
KERR
MCGEE
OIL
& GAS ONSHORE
LP
2
UPRR
39 AMOCO
D
PA
05-123-16123
KERR
MCGEE
OIL
& GAS ONSHORE
LP
41-9
BEEBE
DRAW
PA
05-123-33495
KERR
MCGEE
OIL
& GAS ONSHORE
LP
25-9
REI
PA
05-123-22102
CRESTONE
OPERATING
PEAK
LLC
RESOURCES
41-8A
ARISTOCRAT
ANGUS
PA
05-123-29814
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-32D
REI
H
PA
05-123-28170
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-20D
REI
H
PA
05-123-30350
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-25D
UPRC
H
PA
05-123-17350
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-9
HSR-MORTON
PA
05-123-15640
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-11J
UPRC
PA
05-123-18461
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-14J5
UPRC
PA
05-123-13323
KERR
MCGEE
OIL
& GAS ONSHORE
LP
42-9
#4
BEEBE
DRAW
UPPR
PA
05-123-09725
KERR
MCGEE
OIL
& GAS ONSHORE
LP
2 ARISTOCRAT
32-9
PA
05-123-24106
KERR
MCGEE
OIL
& GAS ONSHORE
LP
20-9
REI
PA
05-123-15637
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-4J
UPRC
PA
05-123-33497
KERR
MCGEE
OIL
& GAS ONSHORE
LP
21-9
REI
PA
05-123-17351
KERR
MCGEE
OIL
& GAS ONSHORE
LP
15-9A HSR-PERRY
PA
05-123-15636
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-3J
UPRC
PA
05-123-18460
KERR
MCGEE
OIL
& GAS ONSHORE
LP
9-12J5
UPRC
PA
05-123-35042
KERR
MCGEE
OIL
& GAS ONSHORE
LP
09-31D
REI
H
PA
05-123-08284
KERR
MCGEE
OIL
& GAS ONSHORE
LP
1 ARISTOCRAT
ANGUS
PA
05-123-31584
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-29D
REI
H
PA
05-123-15036
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-14J
UPRC
PA
05-123-14560
KERR
MCGEE
OIL
& GAS ONSHORE
LP
2
UPRR
22
PAN
AM
UT/S
PA
05-123-32071
KERR
MCGEE
OIL
& GAS ONSHORE
LP
H08
-13D
REI
PA
05-123-17856
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-5J5
UPRC
PA
05-123-32367
KERR
MCGEE
OIL
& GAS ONSHORE
LP
08-15D
REI
H
PA
05-123-15037
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-15J
UPRC
PA
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05-123-17056
KERR
MCGEE
OIL
& GAS ONSHORE
LP
8-12
BB
DRAW
H
PA
05-123-15038
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-16J
UPRC
PA
05-123-24318
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-24
UPRC
H
PA
05-123-20502
KERR
MCGEE
OIL
& GAS ONSHORE
LP
3-17A
HSR-REI
PA
05-123-25176
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-19
UPRC
H
PA
05-123-15061
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-3J
UPRC
PA
05-123-15034
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-10J
UPRC
PA
05-123-35346
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-30D
REI
H
PA
05-123-15033
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-9J
UPRC
PA
05-123-14203
KERR
MCGEE
OIL
& GAS ONSHORE
LP
32-17
BEEBE
DRAW
UPRR
PA
05-123-13008
KERR
MCGEE
OIL
& GAS ONSHORE
LP
31-17
BEEBE
DRAW-UPRR
PA
05-123-15035
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-11J
UPRC
PA
05-123-24319
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-25
UPRC
H
PA
05-123-24228
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-23
UPRC
H
PA
05-123-18462
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-13J5
UPRC
PA
05-123-14205
KERR
MCGEE
OIL
& GAS ONSHORE
LP
42-17
BEEBE
DRAW
UPRR
PA
05-123-15046
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-4J
UPRC
PA
05-123-32824
KERR
MCGEE
OIL
& GAS ONSHORE
LP
24-17
REI
PA
05-123-31615
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-32D
REI
H
PA
05-123-19956
KERR
MCGEE
OIL
& GAS ONSHORE
LP
8-14JI
BB
DRAW
H
PA
05-123-35347
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-21D
REI
H
PA
05-123-17040
NOBLE
ENERGY
PRODUCTION
INC
8-14
BB
DRAW
H
PA
05-123-28023
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-31D
REI
H
PA
05-123-14403
KERR
MCGEE
OIL
& GAS ONSHORE
LP
1
UPRR
22
PAN
AM
UT/S
PA
05-123-18004
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-6J5
UPRC
PA
05-123-18463
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-12J5
UPRC
PA
05-123-32825
KERR
MCGEE
OIL
& GAS ONSHORE
LP
21-17
REI
PA
05-123-24317
KERR
MCGEE
OIL
& GAS ONSHORE
LP
17-20
UPRC
H
PA
4. The PUDF lands may include additional oil and gas related infrastructure, such as off -location
flowlines or pipeline which are a use by right and not regulated by Weld County. OGED requests that
the applicant reviews flowline data available from the ECMC map viewer and utilize Colorado 811
prior to any excavation activities.
These comments and recommendations are based upon the review of the application materials
submitted by the applicant and other relevant information available on the E -Permit site. Response:
Noted, we will continue to coordinate the project as it continues through the process.
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Division of Water Resources
We have reviewed the information received on January 10, 2024 related to a planned unit development final
plan ("PUDF") for 284 residential lots with R-1 Residential Zone District. The PUD for Pelican Lake Ranch was
approved for 1,200 residential lot. The first filing of 186 lots is 100 percent complete.
Water Supply Demand
Estimated water requirements were not provided. Details of necessary information to be included in the
subdivision water supply plan can be found on Attachment A of the 2005 Memorandum Regarding
Subdivisions, available online at: https://dnrweblink,state.co.us/dwr/ElectronicFile.aspx?docid=3565889&dbid=0
Source of Water Supply
The proposed water source is the Central Weld County Water (District). A letter for water service from the
District dated September 25, 2023 ("Letter") was provided in the referral material. The Letter noted that the
District has the ability to serve Pelican Lake Ranch, provided the developer is responsible for the line
installation costs that will be determined in a separate study. Water service for new taps can be made
available provided all requirements of the District, Northern Colorado Water Conservancy District and the
Bureau of Reclamation are satisfied. We do not know if the applicant has met these other requirements.
The Letter notes that as of September 25, 2023 there are 96 dedicated shares of CBT water remaining for
Pelican Lake Ranch and 12 vacant lots in the current development (Pelican Lake Ranch Filing 1). The 96 shares
equates to 192 budget taps to be purchased at a first come first serve basis for the 12 remaining lots of Filing
1 and the lots of Filing 2. The Letter indicates that once the 96 shares of CBT water are assigned, no
additional water will be available without additional water rights being transferred to the District.
The District provided updated information about their water supplies in a letter dated July 29, 2021. The
District primarily relies on Colorado -Big Thompson (C -BT) water to supply retail water to customers.
Currently the District has 2,297 acre-feet of C -BT water left for additional projects. The yield of C -BT units
varies from year to year based on conditions and storage. In addition, the District continues to develop
additional water supplies, including participating in the Northern Integrated Supply Project (NISP). The
District's current share of the NISP is 3,500 acre feet. Water demands for the District's retail consumers have
been around 5,276 acre-feet for 2019-2020.
This office found records of two exempt wells operating under permit nos. 6844-A and 83708-A, which
appears to be permitted for locations within the area proposed to be developed (specifically on parcel ID
Nos. 12131700016 and 121309000026). Section 37-92-602(3)(b)(III), C.R.S. requires that the cumulative
effect of all wells in a subdivision be considered when evaluating material injury to decreed water rights.
Therefore, if well permit no. 83708-A, completed into the not nontributary Laramie -Fox Hills aquifer, will
be used within the subdivision, the proposed uses must be specified and the applicant must demonstrate
that a court approved augmentation plan has been obtained for the well, otherwise the well must be
plugged and abandoned prior to the subdivision approval, since the provisions of Section 37-92-602, C.R.S.,
which allowed for issuance of the well permit, will no longer apply.
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In addition, our records show that well no. 6844-A is withdrawing water from the nontributary Laramie -Fox
Hills aquifer. Unless the water underlying the proposed development is decreed in water court, a new well
permit must be obtained for well no. 6844-A pursuant to C.R.S. 37-92- 602(3)(b)(I) and the policy of the
State Engineer. Under those provisions only the quantity of water underlying the individual lot where the
well is located could be considered available for withdrawal by the existing well.
Our records show that numerous monitoring wells have been drilled in the area. The applicant should be
aware that all wells abandoned during the development process must be plugged and abandoned in
accordance with Rule 16 of the Water Well Construction Rules and Well Abandonment Reports must be
completed and submitted to our office for each abandoned well.
The application materials indicate that a stormwater detention structure will be constructed as a part of this
project. The applicant should be aware that unless the structure can meet the requirements of a "storm
water detention and infiltration facility" as defined in section 37-92- 602(8), C.R.S., the structure may be
subject to administration by this office. The applicant should review DWR's Administrative Statement
Regarding the Management of Storm Water Detention Facilities and Post-Wildland Fire Facilities in Colorado,
attached, to ensure that the notification, construction and operation of the proposed structure meets
statutory and administrative requirements. The Applicant is encouraged to use Colorado Storm water
Detention and Infiltration Facility Notification Portal to meet the notification requirements, located at
https://maperture.digitaldataservices.com/gvh/?viewer=cswdif.
State Engineer's Office Opinion
Based on the above and pursuant to Section 30-28-136(1)(h)(I), C.R.S. and Section 30-28-136(1)(h)(II), C.R.S.,
the State Engineer's Office has not received enough information to render an opinion regarding the potential
for causing material injury to decreed water rights, or the adequacy of the proposed water supply. Prior to
further review of the PUDF water supply plan the following information is required:
1. The applicant must specify the estimated water requirements for the Pelican Lake Ranch Filing 2
development. Response: Water will be supplied through CWCWD, see Can Serve Letter.
2. The applicant must specify the additional water sources that will be provided in order for the District
to supply water to all the proposed lots. Response: Water will be supplied through CWCWD, see
Can Serve Letter. Additional water will be secured prior to the sale of any lots to a third party.
3. Applicant must clarify if well permit nos. 6844-A and 83708-A will be used within the subdivision or
be plugged and abandoned. If the wells will be used in the proposed subdivision the Applicant must
also demonstrate that a court approved augmentation plan has been obtained for well no. 83708-A
and new well permits have been obtained for the wells. Response: The applicant is currently
assessing the wells for uses and will provide more information to the Division.
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Platte Valley Irrigation Company
Our firm represents the Platte Valley Irrigation Company ("PVIC"), which owns and operates an irrigation
ditch which diverts off of the South Platte River below Fort Lupton at the Platte Valley Canal and delivers
water to its shareholders nearly to Lake Christina (see attached map). PVIC is interested in the Pelican Lake
Ranch and in PUD Filing No. 2; however, it appears that Filing No. 2 will mostly occur at a distance from the
Evans No. 2 Ditch as it runs to the south and west of Lake Christina. Response: Correct and Filing 2 is
outside the limits of your area.
In review of the documents from this docket, reference is made within Terra Forma's
Narrative/Overview/Statement of Conformance (attached — see the bottom of page 4) that there are "buffer
zones along the lake and canal as described in the Amended and Restated Memorandum of Understanding
with the Bureau of Reclamation." The referenced- document is not included in the documents available for
this docket — can you please request that the Applicant's team provide it? Also, within that same document
(on page 10), the Applicant references "specific site impacts which include "Ditch Company Operations" but
no narrative explanation of such impacts are presented in the following text — please point me to where
these impacts are discussed or request
that the Applicant do so.
To be clear, the canal referenced could be
the Platte Valley Canal which at this
location is owned and operated by FRICO
(and the lake could be Milton Reservoir,
also owned and operated by FRICO), but
as PVIC owns and operates the Evans No.
2 Ditch (roughly parallel and to the north
and east of the Platte Valley Canal, which
ditch is proximate to Lake Christina which
is located within the project boundaries,
PVIC would like to ensure that current and
future proposed uses do not impact its
property interests and its operations.
Please let me know if a phone call would
be useful to explore these requests
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The Weld County school district has no comments at this time. Response: Thanks.
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Page 23
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Town of Platteville
I'm submitting this referral to you on behalf of the Platteville Board of Trustees regarding concerns on the
Site- Specific Development Plan & Planned Unit Development Final Plan, PUDF24-0001 for Second Filing of
Beebe Draw Farms for 284 residential lots with R-1 Low -Density Residential Zone District Uses.
This development, located approximately eight miles east of Platteville adjacent to CR39 and nonh of CR32,
has the potential of generating increased traffic volumes on CR32 westbound to access US85 into the Town
of Platteville that likely will cause increased traffic congestion. Even though the Colorado Department of
Transportation owns and maintains the traffic signal and right-of-way at US85 the Town of Platteville owns
and maintains CR32 from US85 east to CR29 and North & South Front Streets that are frontage roadways on
the east side of US85 that will likely be used when the UPRR blocks the crossing to US85. The Traffic Impact
Study that was completed in November 2023 by Delich Associates shows the potential of several thousand
vehicle trips per day upon full development of this PUD that is the basis for this concern and referral letter.
The Town of Platteville is requesting an opportunity to be more actively involved with the public hearing and
plan review process for the Beebe Draw Farms development proposal as it moves forward to ensure that
issues stemming from this development proposal that may impact the Town of Platteville are discussed and
addressed. Response: Please see new submittal and the project will adhere to the County requirements.
Weld County Sheriff's Office
• We have reviewed the request and find no conflicts with our interests. Response: Thanks.
Western Midstream
This letter is being sent by WES DJ Gathering LLC ("WES") to inform you WES is the owner of valid easements
and pipelines located in of Sections 4, 8, 9, 17, Township 3 North, Range 65 West for which the County of
Weld ("County") is reviewing the PUDF24-0001 — Pelican Lake Ranch, Filing No. 2. WES is submitting this
comment timely, in accordance with the County's procedural requirements.
The following are comments in support of this Notice:
1. WES is the owner of a valid Right -of -Way Grant that was executed on September 25th, 1978 and
recorded on March 19th, 1979 with the Weld County Clerk and Recorder at reception number 1784842.
2. WES is the owner of a valid Right -of -Way Grant that was executed on June 20th, 1979 and recorded on
June 22nd, 1979 with the Weld County Clerk and Recorder at reception number 1794666.
3. WES is the owner of a valid Right -of -Way Grant that was executed on February 24th, 1989 and recorded
on March 2nd, 1989 with the Weld County Clerk and Recorder at reception number 2172282.
4. WES is the owner of a valid Right -of -Way Grant that was executed on April 10th, 1990 and recorded on
April 1st, 1992 with the Weld County Clerk and Recorder at reception number 2282824.
5. WES is the owner of a valid Right -of -Way Grant that was executed on July 20th, 2010 and recorded on
August 16th, 2010 with the Weld County Clerk and Recorder at reception number 3711980.
6. WES is the owner of a valid Right -of -Way Grant that was executed on July 17th, 2012 and recorded on
August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864663.
7. WES is the owner of a valid Right -of -Way Grant that was executed on May 3rd, 2012 and recorded on
August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864665.
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8. WES is the owner of a valid Notice Of Pipeline Location that was executed on May 8th, 2012 and
recorded on August 8th, 2012 with the Weld County Clerk and Recorder at reception number 3864671.
The applicant MUST review the above grants and cannot encroach on WES's pipelines. The applicant will
need to conform to all terms of the Right -of -Way Grants identified above and adhere to WES safety
requirements:
• Any utility crossing (phone, water, sewer, fiber optic cables, etc) require a minimum of 2' of vertical
separation and should cross as close to 90° as possible.
• Utilities paralleling a WES pipeline will need to maintain at least 10' of horizontal separation.
• For any work taking place within 10 feet, WES lines must be verified by hydrovacing with a WES
standby present for both location and depth of pipeline.
• Grade cannot be reduced over the top of a WES Pipeline without prior written consent to ensure
applicable federal pipeline safety regulations are not violated.
• Should crossing be required with heavy equipment, the make/model/max loaded weight of
construction vehicles must be provided to WES at least 1 month in advance of dirt work for review
and written approval.
• A standby will be required for any digging within 10' of a WES pipeline.
• Colorado 811 Laws must be adhered to.
Provided that the requirements above are met, WES does not object to the proposed PUDF24-0001 Pelican
Lake Ranch, Filing No. 2. Additionally, WES reserves the right to stop work for any encroachment related to
the proposed development if the above safety precautions are not met. Response: Noted.
Xcel Energy
Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk has determined there is a
conflict with Pelican Lake Ranch. There does not appear to be any dry utility easements on this plat. To
ensure that adequate utility easements are available within this development, PSCo requests that the
following language or plat note be placed on the preliminary and final plats for the subdivision:
Six-foot (6') wide dry utility easements are hereby dedicated on private property adjacent to the front lot
lines of each lot in the subdivision or platted area. Ten foot (10') dry wide utility easements are hereby
granted around the perimeter of tracts, parcels and/or open space areas. These easements are dedicated
to Weld County for the benefit of the applicable utility providers for the installation, maintenance, and
replacement of electric, gas, television, cable, and telecommunications facilities (Dry Utilities). Utility
easements shall also be granted within any access easements and private streets in the subdivision.
Permanent structures, improvements, objects, buildings, wells, water meters and other objects that may
interfere with the utility facilities or use thereof (Interfering Objects) shall not be permitted within said
utility easements and the utility providers, as grantees, may remove any Interfering Objects at no cost to
such grantees, including, without limitation, vegetation. Public Service Company of Colorado (PSCo) and
Page 25
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its successors reserve the right to require additional easements and to require the property owner to
grant PSCo an easement on its standard form.
Public Service Company also requests that all utility easements be depicted graphically on the
preliminary and final plats. While these easements should accommodate the majority of utilities to be
installed in the subdivision, some additional easements may be required as planning and building
progresses.
The property owner/developer/contractor must complete the application process for any new electric
service via xcelenergy.com/InstallAndConnect. It is then the responsibility of the developer to contact the
Designer assigned to the project for approval of design details.
If additional easements need to be acquired by separate PSCo document (i.e. transformer), a Right -of -
Way Agent will need to be contacted by the Designer.
Public Service Company has no objection to this proposed rezone, contingent upon PSCo's ability to
maintain all existing rights and this amendment should not hinder our ability for future expansion,
including all present and any future accommodations for natural gas transmission and electric
transmission related facilities, and that our current use/enjoyment of the area would continue to be an
accepted use on the property and that it be "grandfathered" into these changes.
As a safety precaution, PSCo would like to remind the developer to contact Colorado 811 for utility
locates prior to construction. Response: See typical detail for easements.
Page 26
Crane Hollow Advisors, LLC
March 3, 2022
Terra Forma Solutions
c/o Crane Hollow Advisors
Attn: Caroline Hansen
caroline@cranehollowadvisors.com
303-917-0055
To Whom it may concern,
In accordance with Colorado Revised Statute, C.R.S.24-65.5-103, enclosed you will find notice of a
meeting with the Weld County Planning Commission. Questions can be directed to the undersigned.
Regards
Caroline Hansen
Crane Hollow Advisors
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mhall@weldgov.com
PHONE: (970) 400-3528
FAX: (970) 304-6498
February 25, 2022
JOHNSON TODD
TERRA FORMA SOLUTIONS INC
3465 SOUTH GAYLORD COURT A304
ENGLEWOOD, CO 80113
Subject: PUDZ22-0001 - Second Amended Planned Unit Development Change of Zone of Beebe
Draw Farms and Equestrian Center PUD (AMZ-412) for E (Estate), C-1 (Neighborhood Commercial),
C-2 (General Commercial), C-3 (Business Commercial), 1-2 (Medium Industrial) and A (Agricultural)
Zone District uses, including generally defined open space, recreational uses, community services,
and oil and gas production facilities.
On parcel(s) of land described as:
LEGAL DESCRIPTION: ALL OF SECTION 17 AND PARTS OF SECTIONS 3, 4, 5, 8, 9, 10 AND 15; ALL
LOCATED IN T3N, R65W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 05, 2022 at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 20, 2022 at
10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150
O Street, Greeley, Colorado. The property owner and/or authorized agent must be in attendance to
answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the
Weld County Planning Department with written certification indicating the above requirement has
been met.
A representative from the Department of Planning Services will be out to the property a minimum of
ten days prior to the hearing to post a sign, adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent
place on the property and a second sign posted at the point at which the driveway (access drive)
intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application
to the Weld County Planning Commission and will be included in the staff report one week prior to
the scheduled Planning Commission hearing. You may view the staff report at https://accela-
aca.co.weld.co.us/CitizenAccess
Respectfully,
Michael Hall
Planner
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