HomeMy WebLinkAbout20191585.tiffUSE BY SPECIAL REVIEW (USR) APPLICATION
DEPARTMENT OF PLANNING SERVICES * 1555 N. 17TH AVENUE * GREELEY, CO 80631
www.weldgov.com * 970-400-6100 * FAX 970-304-6498
FOR PLANNING DEPARTMENT USE:
AMOUNT $ 2.500
APPLICATION RECEIVED BY MH
DATE RECEIVED: 12/4/2018
CASE # ASSIGNED: USR18-0124
PLANNER ASSIGNED: MH
Parcel Number': 1 0 5 9- 3 4- 3- 0 0- 0 4 7
Address of site: 9239 CR 38, Platteville, CO 80651
('A 12 digit number on Tax I.D.
information, obtainable at
www weldgov.com).
Legal Description: PT SW4 34-4-67 Lying in the E2SW4 Section: 34 Township: 4 N Range: 67 W
Zone District: Ag Acreage: 40 +/- Floodplain: 142)VQGeological Hazard: YQV ® Airport Overlay: you ®
FEE OWNER(S) OF THE PROPERTY:
Name: Silbaugh, Veronica and Cameron
Company:
Phone #:
Street Address: 9239 CR 38
Email:
City/State/Zip Code: Platteville, CO 80651
Name:
Company:
Phone #:
Street Address:
City/State/Zip Code:
Name:
Email:
Company:
Phone #:
Street Address:
City/State/Zip Code:
Email:
APPLICANT OR AUTHORIZED AGENT: (See below: Authorization must accompany all applications signed by Authorized Agents)
Name: Kelsey Bruxvoort
Company: AGPROfessionals
Phone #: (970) 535-9318 Email: kbruxvoort@agpros.com
Street Address: 3050 67th Ave
City/State/Zip Code: Greeley, CO 80634
PROPOSED USE: Outdoor venue for uo to 200 people operated on approximately 5 -acres of a 40 -acre parcel. The venue will
offer rentable outdoor space for private gatherings. Weddings are anticipated to be the primary use for the venue, but it may be used
for Quinceaneras, retirement parties, rotary clubs, etc. Existing Use By Right activites associated with the property will continue.
I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or
contained within the application are true and correct to the best of my (our)knowledge. Signatures of all fee owners of property
must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the
application. If a corporation is the fee owner. notarized evidence must be included indicating that the signatory has to legal
authority to sign for the corporation.
last
Siana Signs re: Owner or Authorized Agent Date Signature: Owner or Authorized Agent Date
Print Name Print Name
Rev 412016
DocuSign Envelope ID: 556C51O8-8825-4B11-9FA1-A47A3E254674
AGPROfessionals
DE El OPERS OF AGRICULTURE
August 8, 2018
To Whom It May Concern:
Veronica and Cameron Silbaugh are contracted with AGPROfessionals to process work
related to Weld County land use and permit work. AGPROfessionals is authorized to
represent and request the release of all records necessary on the behalf of Veronica
Silbaugh and Cameron Silbaugh. We respectfully request that all correspondence be
directed to AGPROfessionals.
Sincerely,
DocuSigned by:
Eve
Si(ka4
9/10/2018 6:29:56 AM PDT
ittiftirSilbaugh Date
DocuSigned by:
Lam
Ca* int& S 004
9/10/2018 6:28:55 AM PDT
�4lbaugh Date
ENGINEERING, PLANNING, CONSULTING & REAL ESTATE
3050 67th Avenue, Suite 200 0 Greeley, CO 80634
970.535.9318 /office 0 970.535.9854 / fax 0 www.agpros.com
AGPROfessionals
DEVELUPLRS Ulr AGRICUL1 URE
USE BY SPECIAL REVIEW (USR) QUESTIONNAIRE
Prepared for Veronica and Cameron Silbaugh
St. Vrain River Ranch
Planning Questions:
1. Explain, in detail, the proposed use of the property.
Veronica and Cameron Silbaugh are requesting a Use By Special Review (USR) permit for
an outdoor venue for up to 200 people located in the Southwest Quarter of Section 34.
Township 4 North, Range 67 West of the 6t" P. M.
Vrain River Ranch. The outdoor venue will be operated on approximately 5 -acres of the 40 -
acre parcel nestled near the Saint Vrain River. The venue will offer a cost-effective rentable
outdoor space for private gatherings. Weddings are anticipated to be the primary use for the
venue. however the facility may be used for quinceaneras, company picnics. retirement
parties. rotary clubs, etc. The facility will take advantage of the rustic rural charm of the site.
The proposed name of the facility is the St.
The anticipated users of the facility are the current residents. event attendees. wedding
planners.
maintenance workers. The proposed venue will be constructed and utilized in two phases.
The use of the venue during phase one will be seasonal and will consist of outdoor use. 6:00
A.M. to 12:00 A.M., 7 -days a week, April 1;t through September 30th. No new structures are
proposed with phase one.
gatherings. At full build out. the facility will be operational 6:00 A.M. to 12:00 A.M.. 7 -days a
week. year-round. The primary hours of operation for both phases are expected to be 10 00
A.M. to 11:00 P.M.. weekends. Friday through Sunday with the heaviest use anticipated to
occur during summer months. The hours of use will vary event to event depending on patron
needs.
wedding
officiants.
musicians.
caterers/food
truck vendors. and
contract
Phase two includes the construction of a barn for indoor
The existing residence associated outbuildings, residential uses and agricultural uses will
continue to be operated as a Use By Right in the A (Agricultural) Zone District separate from
the venue activities.
A facility entrance sign is proposed. as shown on the site plan.
applicable Weld County code requirements.
mounted lights. low profile garden walkway lights and string -lights.
proposed. T
character of the site.
Facility sign(s) will adhere to
Outdoor lighting is anticipated to include wall -
Pole lights are not
he existing vegetation will be retained as much as possible to preserve the rural
Parking will occur in an improved gravel area as shown on the site plan.
2. Explain how this proposal is consistent with the intent of the Weld County Code,
Chapter 22 of the Comprehensive Plan.
This USR application has been prepared utilizing the process outlined in the Weld County
Code and Procedural Guides. The Guiding Principles of the Comprehensive Plan found in
Section 22-1-120 states. "Land use changes must afford flexibility based on the specific
ENGINEERING, PLAN\I\(;, ('ONSt I.TI\G & REAL ES"I'I
3050 67'h Avenue, Suite 200 0 Greeley, CO 80634
970.535.9318 i office 0 970.535.9854 fax 0 www.agpros.com
Page 2 of 9
location and the particular circumstances encountered within the locality. It is also important
to weigh the cumulative impacts that specific land use changes will have.
This proposal is respectful of surrounding uses. There are adequate provisions for the
protection of health, safety, and welfare of the inhabitants of the neighborhood and county.
Section 22-2-10. F. states.Land use policies should support a high -quality rural character
which respects the agricultural heritage and traditional agricultural land uses of the County.
as agricultural lands are converted to other uses (excluding urban development). Rural
character in the County includes those uses which provide rural lifestyles, rural -based
economies and opportunities to both live and work in rural areas. The natural landscape and
vegetation predominate over the built environment. Agricultural land uses and development
provide the visual landscapes traditionally found in rural areas and communities. -
Section 22-2-20.B.3 A.Policy 2.3 states. -Encourage development of agriculture and
agriculturally related businesses and industries in underdeveloped areas where existing
resources can support a higher level of economic activity. Agricultural businesses and
industries include those related to ranch. confined animal production. farming, greenhouse
industries. landscape production and agri-tainment or agri-tourism uses.
The site is located in an area that can support this type of use. This facility will retain and
enhance the rural character of the site with respect for the agricultural tradition of Weld
County The facility aims to be a cost effective agri-tourism. agri-tainment event venue.
3. Explain how this proposal is consistent with the intent of the Weld County Code,
Chapter 23 (Zoning) and the zone district in which it is located.
The proposal is consistent with the intent of the A (Agricultural) Zone District. This proposal
is allowed in the A Zone as a Use By Special Review as called in Chapter 23. 23-3-40.
23-3-40-S. Any use permitted as a Use By Right, an accessory use. or a Use by Special
Review in the commercial or industrial zone districts. provided that the property is not a
Lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior
to adoption of any regulations controlling subdivisions. PUD development proposals
shall not be permitted to use the special review permit process to develop.
23-3-40-W. Uses similar to the uses listed above as Uses by Special Review as long as
the use complies with the general intent of the A (Agricultural) Zone District.
The Design Standards (Section 23-2-240. Weld County Code), Operation Standards (Section
23-2-250. Weld County Code). Conditions of Approval and Development Standards can
ensure that there are adequate provisions for the protection of health. safety, and welfare of
the inhabitants of the neighborhood and county.
4. Describe what type of land uses surround the site. Explain how the proposed use is
consistent and compatible with surrounding land uses.
The surrounding area is primarily crop farming. rural residential and undeveloped riparian
woodland.
Page 3 of 9
The property is located near the confluence of the Saint Vrain and South Platte Rivers. Large
undeveloped parcels near and/or containing the rivers owned by Public Service Company of
Colorado are east of the subject property. Public Service Company of Colorado also owns
the parcel along the northwestern boundary which was historically railroad right-of-way and
is currently proposed as a rails -to -trails parcel for recreational use.
The St. Vrain River Ranch will be compatible with the surrounding land uses and will take
advantage of the rural rustic charm of the site.
5. What are the hours and days of operation? (e.g. Monday thru Friday 8:00 a.m. to 5:00
p.m.)
The proposed venue will be constructed and utilized in two phases. The use of the venue
during phase one will be seasonal and will consist of outdoor use. 6:00 A.M. to 12-00 A.M..
7 -days a week. April 1st through September 30th. No new structures are proposed with phase
one. Phase two includes the construction of a barn for indoor gatherings. At full build out. the
facility will be operational 6:00 A.M. to 12:00 A.M.. 7 -days a week. year-round. The primary
hours of operation for both phases are expected to be 1O00 A.M. to 11:00 P.M.. weekends,
Friday through Sunday with the heaviest use anticipated to occur during summer months.
The hours of use will vary event to event depending on patron needs.
6. List the number of full time and/or part time employees proposed to work at this site.
The property owners will be managing the outdoor venue operations. Landscape and
maintenance work will be hired as needed. Outside vendors may be engaged for events
depending on patron needs.
7. If shift work is proposed include the number of employees per shift.
Shift work is not proposed.
8. List the number of people who will use this site. Include contractors, truck drivers,
customers, volunteers, etc.
This is a USR request to allow up to 200 people to use the proposed outdoor venue. The
residents will continue to use the property as they have historically. The anticipated users of
the facility are the current residents, event attendees, wedding planners. wedding officiants.
musicians. caterers/food truck vendors. and contract maintenance workers.
9. If this is a dairy, livestock confinement operation, kennel. etc.. list the number and type
of animals.
This site is not a CAFO. however owners personal animals and livestock may be on -site.
10. Describe the type of lot surface and the square footage of each type. (e.g. asphalt,
gravel. landscaping, dirt. grass, buildings)
Lot surfaces will be rangeland grass and riparian woodland with improved gravel surfaces in
roadways and parking areas. The existing vegetation will be retained as much as possible to
preserve the rural character of the site.
Page 4 of 9
11. How many parking spaces are proposed? How many handicapped (ADA) parking
spaces are proposed?
An improved gravel surface parking area is proposed. Sixty-eight (68) standard spaces for
attendees and two (2) handicapped (ADA) parking spaces are proposed. A parking area for
vendors/food trucks is also proposed, as shown on the site plan.
12. Explain the existing and proposed landscaping for the site.
The existing vegetation and landscaping will be retained as much as possible to preserve the
rustic/rural charm of the site. The property owners may contract additional landscape
improvements in the future separate from this USR request. The venue is significantly set
back from the public right-of-way and existing landowners.
sufficient vegetative screening.
Existing trees and shrubs provide
13. Describe the type of fence proposed for the site. (e.g. 6 -foot chain link with earth tone
slats)
Rod and rail fencing is proposed. specifically along the riverbanks for safety. Additional
fencing may be built in the future between the residence and the outdoor venue area.
14. Describe the proposed screening for all parking and outdoor storage areas.
If the site is located in a floodplain outdoor storage is restricted.
See planning question no. 12 above.
The subject property is located in a 100 Year Zone A floodplain. No outdoor storage is
proposed Tables. chairscanvas tents. etc. will be stored in the existing outbuildings.
15. Explain any proposed reclamation procedures when termination of the Use by Special
Review activity occurs.
If venue operations cease to occur the subject property will continue to be used as a single-
family residential site.
16. Who will provide fire protection to the site?
The Platteville-Gilcrest Fire Protection District will provide fire protection to the site.
17. List all proposed on -site and off -site improvements associated with the use (e.g.
landscaping, fencing, buildings, drainage, turn lanes, etc.) and a timeline of when you
will have each one of the improvements completed.
No off -site improvements are proposed.
Existing on -site improvements include a single-
family residence and associated out -buildings. improved gravel surfaces. landscaping and
fencing. A barn is proposed for phase two for indoor gatherings as shown on the site plan.
The existing gravel drive will be widened to allow for two-way traffic and a parking area with
improved gravel surfaces is proposed.
Page 5 of 9
Engineering Questions:
1. Describe how many roundtrips/day are expected for each vehicle type: Passenger
Cars/Pickups, Tandem Trucks, Semi-Truck/Trailer/RV (Roundtrip = 1 trip in and 1 trip
out of site)
Typical vehicles accessing the site include personal vehicles as well as vendor trucks.
Arrivals and departures will be staggered throughout the duration of each event and car-
pooling by attendees is anticipated. Traffic volumes will vary significantly as volumes are
dependent on the type of event and number of attendees. Anticipated traffic volumes for a
typical event are shown below.
Pickups and cars:
Vendor vehicles:
40 trips/day for personal vehicles
up to 3 vehicles, one round-trip per day each
2. Describe the expected travel routes for site traffic.
Traffic to the site will come from WCR 38 to the west and from WCR 19 1/2 to the south.
3. Describe the travel distribution along the routes (e.g. 50% of traffic will come from the
north, 20% from the south, 30% from the east, etc.)
It is anticipated that 40% of traffic will travel along WCR 38 from the west and 60% will travel
along WCR 19 1/2 from the south.
4. Describe the time of day that you expect the highest traffic volumes from above.
The highest traffic volumes are expected during morning hours between 10.00 AM to 12:00
PM and during evening hours between 6:00 P.M. to 8:00 P.M.
5. Describe where the access to the site is planned.
The facility access features two ingress/egress points on WCR 38 and WCR 19 1/2. The site
access is historical to the property and allows vehicles to safely navigate the curve where
WCR 38 and WCR 19 1/2 join. The access provides users with adequate sight lines down
both WCR 38 and WCR 19 1/2 and functions as acceleration/deceleration lanes outside the
public right-of-way. No change to the existing access point is proposed.
6. Drainage Design: Detention pond summarized in a drainage report is required unless
the project falls under an exception to storm water detention requirements per code
section 23-12-30 F.1.
A. Does your site qualify for an exception to storm water detention? If so, describe in
a drainage narrative the following:
1. Which exception is being applied for and include supporting documentation.
2. Where the water originates if it flows onto the property from an offsite source
3. Where it flows to as it leaves the property
4. The direction of flow across the property
5. If there have been previous drainage problems with the property
Page 6of9
The subject property is currently a non -urbanizing agricultural property with an existing
residence and outbuildings. The parcel has an unobstructed flow path and is immediately
adjacent to a Federal Emergency Management Administration (FEMA) regulatory floodplain
channel and. therefore. is exempt from stormwater detention per Article XII. Storm Drainage
Criteria, Section 23-12-30 Drainage Policy.
F. Exceptions.
1. Exceptions to stormwater detention shall not jeopardize the public health. safety,
and welfare of public and private property and shall be limited to the following:
a. No stormwater detention will be required for sites that meet any of the
following conditions. Requirements of the Municipal Separate Storm Sewer
System (MS4) areas remain applicable.
12. Individual parcel with an unobstructed flow path and no other
parcel(s) between the Federal Emergency Management
Administration (FEMA) regulatory floodplain channel and the
project.
A Drainage Narrative has been prepared for this USR request and is included in the
application materials.
a. Does your site require a storm water detention pond? If so, the following applies:
i. A drainage report summarizing the detention pond design with construction
drawings and maintenance plan shall be completed by a Colorado Licensed
Professional Engineer and adhere to the drainage related sections of the Weld
County Code.
ii. The drainage report must include a certification of compliance stamped and
signed by the PE which can be found on the engineering website.
iii. A general drainage report guidance checklist is available on the engineering
website. More complete checklists are available upon request.
As determined by a Colorado Licensed Professional Engineer. the site is exempt from storm
water detention. A Drainage Narrative is included in the application materials.
Environmental Health Questions:
1. What is the drinking water source on the property?
If utilizing a drinking water well include either the well permit or well permit application
that was submitted to the State -Division of Water Resources. If utilizing a public water
tap include a letter from the Water District. a tap or meter number, or a copy of the
water bill.
The existing residence is served by the Little Thompson Water District. A copy of a current
water bill is included in the application materials.
Bottled water is proposed for event attendees during phase one. the seasonal use of the
venue.
Page 7 of 9
The construction of the barn for phase two will allow year-round use. A new tap is proposed
for phase two.
2. What type of sewage disposal system is on the property?
If utilizing an existing septic system provide the septic permit number. If there is no
septic permit due to the age of the existing septic system, apply for a septic permit
through the Department of Public Health and Environment prior to submitting this
application. If a new septic system will be installed, please state "a new septic system
is proposed". Only propose portable toilets if the use is consistent with the
Department of Public Health and Environment's portable toilet policy.
The existing residence is served by a septic system. permitted under SE -0200074. A copy
of the septic permit is included in the application materials.
During phase one, the seasonal use of the venue, portable restroom trailers are proposed.
The operator will utilize an appropriate sanitary services provider to manage the toilets and
remove and dispose of contents as needed in accordance with applicable requirements.
The construction of the barn for phase two will allow year-round use. A septic system is
proposed for phase two
3. If storage or warehousing is proposed, what type of items will be stored?
Storage and warehousing are not a part of this proposal.
4. Describe where and how storage and/or stockpile of wastes, chemicals, and/or
petroleum will occur on this site.
No storage and/or stockpile of wastes, chemicals. and/or petroleum is proposed.
5. If there will be fuel storage on site indicate the gallons and the secondary containment.
State the number of tanks and gallons per tank.
No on -site fuel storage is proposed.
6. If there will be washing of vehicles or equipment on site indicate how the wash water
will be contained.
No vehicle washing is proposed on -site.
7. If there will be floor drains indicate how the fluids will be contained.
No floor drains are proposed.
8. Indicate if there will be any air emissions. (e.g. painting, oil storage, etc.)
No regulated air emissions are anticipated from this site.
9. Provide a design and operations plan if applicable. (e.g. composting, landfills, etc.)
N/A
Page 8 of 9
10. Provide a nuisance management plan if applicable. (e.g. dairies, feedlots, etc.)
The facility will adhere to the maximum permissible noise levels allowed in the Commercial
Zone District.
Sources of light will be shielded so that light rays will not shine directly onto adjacent
properties where such would cause a nuisance or interfere with the use on the adjacent
properties. Neither the direct. nor reflected. light from any light source will create a traffic
hazard to operators of motor vehicles on public or private streets. No colored light will be
used which may be confused with. or construed as. traffic control devices.
The property owner or operator will be responsible for controlling noxious weeds on the site.
Trash will be collected in a covered. confined trash dumpster and removed at least weekly
by an appropriate trash removal company as described in the Nuisance Management Plan.
The operation is not expected to generate disproportionate amounts of fugitive dust. Lot
surfaces will be rangeland grass and riparian woodland with improved gravel surfaces in
roadways and parking areas. Parking will be internal to the site. The site is located within the
forested riparian environment of the Saint Vrain and South Platte Rivers. Watering of
surfaces will occur as necessary to suppress dust.
The venue is significantly set back from the public right-of-way and existing landowners.
Existing trees and shrubs provide sufficient vegetative screening and sound absorption.
A Written Nuisance Management Plan has been prepared for this request and is included
with the Use By Special Review application
11. Additional information may be requested depending on type of land use requested.
N/A
Building Questions:
1. List the type, size (square footage), and number of existing and proposed structures.
Show and label all existing and proposed structures on the USR drawing. Label the
use of the building and the square footage.
There is an existing single-family residence. equipment buildings and utility sheds. These will
be used by the residents and are not a part of the outdoor venue.
A new barn is proposed for the venue. although it may not be built for several years.
Construction of the barn. provisions for a year-round water source and installation of the
proposed septic system will commence phase two. allowing year-round use of the facility.
The barn structure will meet applicable Code requirements for the proposed use_
Canvas tents will be available for patrons upon request.
Portable restroom trailers are proposed for seasonal and outdoor uses.
Page 9 of 9
v
2. Explain how the existing structures will be used for this USR?
The existing structures will continue to be used by the residents and are not a part of the
outdoor venue
3. List the proposed use(s) of each structure.
See building question no. 1 above.
AGPROfessjonals
Dl-111.OPERS OF AGRICULTURE
November 28, 2018
Mr. Michael Hall
Weld County Department of Planning Services
1555 17th Avenue
Greeley, CO 80631
Subject: St. Vrain River Ranch USR (PRE 18-0214)
Veronica J. and Cameron P. Silbaugh
AGPRO Project #: 2759-01
Dear Michael,
Thank you for your feedback on the St. Vrain River Ranch USR application. A copy of the Weld
County Completeness Review Comments is enclosed for reference. Please see our responses
below:
Planning, Comment No. 1. Community Meeting - No Neighborhood Meeting was held for
this request per Sec. 23-3-210.B.4. of the Weld County Code.
Environmental Health, Comment 2.A. Noise Mitigation — Enclosed are the revised USR
Questionnaire and the Nuisance and Waste Management Plan which have been revised to
address noise mitigation in greater detail.
The property owner or operator will attempt to minimize noise generated during operation and
maintain compliance with Weld County Noise Requirements. The facility will adhere to the
maximum permissible noise levels allowed in the Commercial Zone District.
The surrounding area is primarily crop farming, rural residential and undeveloped riparian
woodland. The property is located near the confluence of the Saint Vrain and South Platte
Rivers. Large undeveloped parcels near and/or containing the rivers owned by Public Service
Company of Colorado are east of the subject property. Public Service Company of Colorado
also owns the parcel along the northwestern boundary which was historically railroad right-of-
way and is currently proposed as a rails -to -trails parcel for recreational use. The St. Vrain River
Ranch will be compatible with the surrounding land uses.
The existing vegetation and landscaping will be retained as much as possible to preserve the
rustic rural charm of the site. The venue is significantly set back from the public right-of-way
and existing landowners. Existing trees and shrubs provide sound absorption and screening.
ENGINEERING, PLANNING, CONSULTING & REAL ESTATE
3050 67th Avenue • Greeley, CO 80634
970.535.9318 /office • 970.535.9854 / fax • www.agpros.com
Page 2 of 2
Environmental Health, Comment 3. Portable Toilets — Enclosed is the revised Water and
Sewage Disposal Plan to clarify the two proposed phases of development and use of the site.
The proposed venue will be constructed and utilized in two phases. The use of the venue
during phase one will be seasonal and will consist of outdoor use, 6:00 A.M. to 12:00 A.M.,
7 -days a week, April 1'` through September 30th• No new structures are proposed with phase
one. Phase two includes the construction of a barn for indoor gatherings. At full build out, the
facility will be operational 6:00 A.M. to 12:00 A.M., 7 -days a week, year-round. The primary
hours of operation for both phases are expected to be 10:00 A.M. to 11:00 P.M., weekends,
Friday through Sunday with the heaviest use anticipated to occur during summer months.
The hours of use will vary event to event depending on patron needs.
During phase one, the seasonal use of the venue, bottled water and portable restroom trailers
will be provided. The operator will utilize an appropriate sanitary services provider to
manage toilets and remove and dispose of contents as needed in accordance with applicable
requirements. The construction of the barn for phase two will allow for year-round use. A
septic system and new tap are proposed for phase two of the venue operations.
Public Works, Comment 4. Traffic Impact Study — A Traffic Impact Study has been
prepared for this proposal and is included with this response letter.
Please contact me at (970) 535-9318 if you have any questions.
Thank you,
Kelsey Bruxvoort
Land Planner
Encl.
1. Weld County Completeness Review Comments
2. Revised USR Questionnaire
3. Revised Nuisance Management Plan
4. Revised Water and Sewage Disposal Plan
5. Traffic Impact Study
L
DEVELOPERS ON AGRICULFURI-
AGPROfessionals
Notices of Inquiry
Prepared for Veronica and Cameron Silbaugh
Use By Special Review (USR)
St. Vrain River Ranch
Notices of Inquiry were issued for the proposed St. Vrain River Ranch USR on Friday, August 10,
2018 to the Towns of Milliken and Platteville. No responses have been received to date. A copy
of the correspondence sent to Milliken and Platteville is included in the application materials.
ENGINEERING, PLANNING, CONSULTING & REAL ESTATE
3050 67th Avenue, Suite 200 0 Greeley, CO 80634
970.535.9318 /office 0 970.535.9854 / fax 0 www.agpros.com
Kelsey Bruxvoort
From:
Sent:
To:
Cc:
Subject:
Attachments:
Hi Pepper,
Kelsey Bruxvoort
Friday, August 10, 2018 1:33 PM
'PMcclenahan@MillikenCO.gov'
'CRinebarger@MillikenCO.gov'; Tim Naylor; Shannon Toomey; 'vsilbaugh@aol.com'
Milliken Notice of Inquiry for St. Vrain River Ranch - Weld County USR
Pre -Application Request.pdf; Pre -Application Questionnaire.pdf; ST-1_07.17.18.pdf;
MILLIKEN NOI.pdf
AGPROfessionals is in the process of submitting a Weld County Use By Special Review application on behalf of Veronica
and Cameron Silbaugh. Our site is located within the Weld County-Millliken IGA. Weld County Planning Staff has advised
us to notify the Town of Milliken prior to the submittal of our application. Please see the attached Weld County Pre -
Application Request for project details. Property information is shown below:
Parcel: 105934300047
Legal: PT SW4 34-4-67 Lying in the E2SW4
Address: 9239 CR 38, Platteville, CO 80651
Owners: Silbaugh, Veronica & Cameron
Please confirm that you've received this request and please provide comments on the attached Notice of Inquiry Form.
The required time period for Notice of Inquiries is 21 -days. If you have no comments, it would help us greatly if you
would respond to that effect.
We appreciate your help,
Thank you,
Kelsey Bruxvoort
Land Planner
AGPROfessionals
3050 67th Avenue
Greeley, CO 80634
Office: 970-535-9318
Mobile: 970-744-0068
Fax: 970-535-9854
www.agpros.com
AG PRO fessionals
1)1L:VI. LOI't.RS of \(.RIUL l I
1
Notice of Inquiry
Development within a Coordinated Planning Agreement
or Intergovernmental Agreement (CPA or IGA) Boundary
Date of Inquiry
8/2/2018
Municipality with CPA or IGA
Milliken CPA
Name of Person Inquiring
Veronica J. & Cameron P. Silbaugh c/o Kelsey Bruxvoort (Agpro)
Property Owner
Veronica J. & Cameron P. Silbaugh
Planner
Michael Hall mhall@weldgov.com
Legal Description
Portion of SW4 34-4-67 lying SE of the abandoned UPRR row
Parcel Number
105934300047
Nearest Intersection
CR 38 & CR 19.5
Type of Inquiry
USR
The above person inquired about developing a property inside your designated CPA or IGA boundary. This person
has been referred to community by Weld County Planning to discuss development options on this site. Visit
Chapter 19 of the Weld County Code for specifics on your agreement.
Weld County Comments
OUTDOOR EVENT VENUE FOR UP TO 100 PEOPLE (WEDDINGS, PARTIES, COMPANY PICNICS, ETC.)
TO BE LOCATED ON APPROXIMATELY 5 ACRES OF THE 40 ACRE PARCEL
Annexation Interest?
Name/Title of Municipality Representative
Municipality Comments
Signature of Weld County Planner
Signature of Municipality Representative
Plase return the signed form to:
Weld County Planning Department
1555 N 17th Avenue, Greeley, CO 80631
(970) 353-6100 x3540 " (970)304-6498 fax
Kelsey Bruxvoort
From:
Sent:
To:
Cc:
Subject:
Attachments:
Hi Melissa,
Kelsey Bruxvoort
Friday, August 10, 2018 1:33 PM
'mkconsultinginc@aol.com'
Tim Naylor; Shannon Toomey; 'vsilbaugh@aol.com'
Patteville Notice of Inquiry for St. Vrain River Ranch - Weld County USR
Pre -Application Request.pdf; Pre -Application Questionnaire.pdf; ST-1_07.17.18.pdf;
PLATTEVILLE NOI.pdf
AGPROfessionals is in the process of submitting a Weld County Use By Special Review application on behalf of Veronica
and Cameron Silbaugh. Our site is located within the Weld County -Platteville IGA. Weld County Planning Staff has
advised us to notify the Town of Platteville prior to the submittal of our application. Please see the attached Weld
County Pre -Application Request for project details. Property information is shown below:
Parcel: 105934300047
Legal: PT SW4 34-4-67 Lying in the E2SW4
Address: 9239 CR 38, Platteville, CO 80651
Owners: Silbaugh, Veronica & Cameron
Please confirm that you've received this request and please provide comments on the attached Notice of Inquiry Form.
The required time period for Notice of Inquiries is 21 -days. If you have no comments, it would help us greatly if you
would respond to that effect.
We appreciate your help,
Thank you,
Kelsey Bruxvoort
Land Planner
AGPROfessionals
3050 67th Avenue
Greeley, CO 80634
Office: 970-535-9318
Mobile: 970-744-0068
Fax: 970-535-9854
www.agpros.com
AG PRO
I,! 1. I i WHO C.)} .X{.KID C 1.1 l'4I
fessionals
1
Notice of Inquiry
Development within a Coordinated Planning Agreement
or Intergovernmental Agreement (CPA or IGA) Boundary
Date of Inquiry
8/2/2018
Municipality with CPA or IGA
Platteville CPA
Name of Person Inquiring
Veronica J. & Cameron P. Silbaugh do Kelsey Bruxvoort (Agpro)
Property Owner
Veronica J. & Cameron P. Silbaugh
Planner
Michael Hall mhall@weldgov.com
Legal Description
Portion of SW4 34-4-67 lying SE of the abandoned UPRR row
Parcel Number
105934300047
Nearest Intersection
CR 38 & CR 19.5
Type of Inquiry
USR
The above person inquired about developing a property inside your designated CPA or IGA boundary. This person
has been referred to community by Weld County Planning to discuss development options on this site. Visit
Chapter 19 of the Weld County Code for specifics on your agreement.
Weld County Comments
OUTDOOR EVENT VENUE FOR UP TO 100 PEOPLE (WEDDINGS, PARTIES, COMPANY PICNICS, ETC.)
TO BE LOCATED ON APPROXIMATELY 5 ACRES OF THE 40 ACRE PARCEL
Annexation Interest?
Name/Title of Municipality Representative
Municipality Comments
Signature of Weld County Planner
Signature of Municipality Representative
Plase return the signed form to:
Weld County Planning Department
1555 N 17'h Avenue, Greeley, CO 80631
(970) 353-6100 x3540 (970)304-6498 fax
Drainage Narrative
For
St. Vrain River Ranch USR
Part of The SW 1/4 of Section 34,
Township 4N, Range 67 W of the 6th P.M.
AGPROfessionals
DEVELOPERS OF AGRICULTURE
AGPROfessionals
3050 67th Avenue
Greeley, CO 80634
(970) 535-9318
8/17/2018
St. Vrain River Ranch USR
Table of Contents
Certifications 3
Summary 4
Introduction 5
1. Location 5
2. Property Description 5
Historic Drainage 5
I. Overall Basin Description 5
2. Drainage Patterns Through Property 5
3. Off -site Drainage Flow Patterns 6
Conclusions 6
List of References 7
Appendices
ii
St. Vrain River Ranch USR
Certifications
I hereby certify that this drainage narrative for the proposed St. Vrain River Ranch USR
was prepared under my direct supervision in accordance with the provisions of the Weld
County storm drainage criteria for the owners thereof.
Chad TeVelde, P.E.
AGPROfessionals
8/17/2018
Drainage Narrative Page 3 of 7
AGPROfessionals, 3050 67'" Avenue, Greeley CO 80634 • 970-535-9318 * www.agnros.com
St Vrain River Ranch USR
Summary
The project site for the proposed USR is currently a non -urbanizing, agricultural property
with an existing residence and outbuildings. The applicant is proposing an outdoor venue
on approximately five acres of the 42.03 -acre parcel. The parcel has an unobstructed flow
path and is immediately adjacent to a Federal Emergency Management Administration
(FEMA) regulatory floodplain channel and, therefore, is exempt from stormwater
detention per Article XII, Storm Drainage Criteria, Section 23-12-30 Drainage
Policy.
F. Exceptions.
1. Exceptions to stormwater detention shall not jeopardize the public
health, safety, and welfare of public and private property and shall be
limited to the following:
a. No stormwater detention will be required for sites that meet any of
the following conditions. Requirements of the Municipal Separate
Storm Sewer System (MS4) areas remain applicable.
12) Individual parcel with an unobstructed flow path and no
other parcel(s) between the Federal Emergency
Management Administration (FEMA) regulatory floodplain
channel and the project.
8/17/2018
Drainage Narrative Page 4 of 7
AGPROfessionals, 3050 67' Avenue, Greeley CO 80634 + 970-535-9318 • www agpros,conl
St, Vrain River Ranch USR
Introduction
1. Location
The proposed site is located in part of the southwest '/4 of Section 34, T4N, R67W, , 6th
PM. This site is located north of Highway 66 and northwest of the Town of Platteville,
CO. The properties surrounding the site are undeveloped, agricultural farm land. The
property is partially bordered along the south side by Weld County Road (WCR) 38. The
nearest road to the west is WCR 19, to the north is WCR 42 and to the east is WCR 23. A
vicinity map is shown in Appendix A.
2. Property Description
The applicant is proposing an outdoor venue on approximately five acres of the 42.03 -
acre property. The proposed site is currently a non -urbanizing, agricultural property with
an existing residence and outbuildings.
There are five types of soil: Bankard sandy loam (0% to 3% slopes), Haverson loam (0%
to 1% slopes), Kim loam (1% to 3% slopes), Nelson fine sandy loam (3% to 9% slopes),
and Tassel fine sandy loam (5% to 20% slopes). The majority of the soil is somewhat
excessively drained, hydrologic soil group A (see USDA-NRCS soil report in Appendix
B).
The Saint Vrain Creek runs along the eastern edge of the property, where stormwater
from the site currently discharges.
Historic Drainage
1. Overall Basin Description
The site has a relatively flat topography with slopes ranging from approximately zero to
nine percent predominately towards the southeastern corner of the property. A
topographic map was downloaded from the United States Geological Survey (USGS)
website and is shown in Appendix C. Historically, there have been no previous drainage
issues with the property.
A Federal Emergency Management Administration (FEMA) map of the project area is
included in Appendix D. The property is located on panel 08123C1695E and is currently
located within a 100 -year tloodplain, zone A.
2. Drainage Patterns Through Property
The site is located in rural Weld County and is surrounded by undeveloped, agricultural
land. A Master Plan for the site area is not currently available. The site is mostly
southeast sloping and has a generally flat topography. Historically, the basin drainage
flows towards the southeast into the Saint Vrain Creek.
8/17/2018
Drainage Narrative Page 5 of 7
AGPROfessionals, 3050 67th Avenue, Greeley CO 80634 • 970-535-9318 * www.agpros coat
St Vrain River Ranch USR
3. Off -site Drainage Flow Patterns
Offsite flows from the north and west are intercepted by railroad tracks. Offsite flows
from the south and the east are intercepted by the Saint Vrain Creek. Therefore, an
increase in runoff is not expected.
Conclusions
This drainage narrative is consistent with the Weld County Engineering and Construction
Guidelines. An increased risk of damage from storm runoff is not expected since the site
has an unobstructed flow path and is immediately adjacent to a FEMA floodplain
channel. We recommend that the site is exempt from stormwater detention per Article
XII, Storm Drainage Criteria, Section 23-12-30 Drainage Policy.
8/17/2018
Drainage Narrative Page 6 of 7
AGPROfcssionals, 3050 67th Avenue, Greeley CO 80634 • 970-535-9318 • \rim agpros.corrt
St Vrain River Ranch (JSR
List of References
Federal Emergency Management Agency. "FEMA Flood Map Service Center." FEMA
Flood Map Service Center. FEMA, 20 Jan. 2016. Web. 16 Aug. 2018.
<https://msc.fema.gov/portal>.
United States Department of Agriculture - Natural Resources Conservation Service.
"Web Soil Survey." Web Soil Survey. USDA - NRCS, 2006. Web. 16 Aug. 2018.
<http://websoilsurvey.sc.egov.usda.gov/App/WebSoiISurvey.aspx>.
United States Geological Survey. "Maps." Overview - Maps, United States Geological
Survey. USGS, 2016. Web. 16 Aug. 2018. <www.usgs.gov/products/maps/topo-maps>.
Weld County. "Property Portal - Map Search." Property Portal - Map Search. Weld
County, 19 Dec. 2017. Web. 16 Aug. 2018.
<https://www.co.weld.co.us/maps/propertyportaU?accr-R6779991>.
Weld County. "Weld County Engineering and Construction Criteria Guidelines." Weld
County Engineering, July 2017. Web. 16 Aug. 2018.
<www.weldgov.com/UserFiles/Servers/Server_6/F ile/Departments/Public%20Works/En
gineering/WCECG%20-%208-3-17.pdf.>
8/17t2018
Drainage Narrative Pagc 7 of 7
AGPROfessionals, 3050 67th Avenue, Greeley CO 80634 * 970-535-9318 * w«,. agoros.curn
Ths map manner generated static output from an Internet maopng site and ,s Ior
reference only Data layets that appear on the map may a may not be accurate,
current or otherwise'eliade
HIS MAP IS NOT TO BE USED OR NAVIGATION
USDA United States
Department of
Agriculture
\CS
Natural
Resources
Conservation
Service
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies, State
agencies including the
Agricultural Experiment
Stations, and local
participants
Custom Soil Resource
Report for
Weld County,
Colorado,
Southern Part
August 16, 2018
Preface
Soil surveys contain information that affects land use planning in survey areas.
They highlight soil limitations that affect various land uses and provide information
about the properties of the soils in the survey areas. Soil surveys are designed for
many different users, including farmers, ranchers, foresters, agronomists, urban
planners, community officials, engineers, developers, builders, and home buyers.
Also, conservationists, teachers, students, and specialists in recreationwaste
disposal, and pollution control can use the surveys to help them understand,
protect, or enhance the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil
properties that are used in making various land use or land treatment decisions.
The information is intended to help the land users identify and reduce the effects of
soil limitations on various land uses. The landowner or user is responsible for
identifying and complying with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some
cases. Examples include soil quality assessments (http://www.nres usda.gov/wps/
portal/nrcs/main/soils/health/) and certain conservation and engineering
applications. For more detailed information, contact your local USDA Service Center
(https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil
Scientist (http://www.nres.usda.gov/wps/portal/nres/detail/soils/contactus/?
cid=nrcs142p2_053951).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as
septic tank absorption fields. A high water table makes a soil poorly suited to
basements or underground installations
The National Cooperative Soil Survey is a joint effort of the United States
Department of Agriculture and other Federal agencies, State agencies including the
Agricultural Experiment Stations, and local agencies. The Natural Resources
Conservation Service (NRCS) has leadership for the Federal part of the National
Cooperative Soil Survey.
Information about soils is updated periodically. Updated information is available
through the NRCS Web Soil Survey, the site for official soil survey information.
The U.S. Department of Agriculture (USDA) prohibits discrimination in all its
programs and activities on the basis of race, color, national origin, age, disability,
and where applicable, sex, marital status, familial status, parental status, religion,
sexual orientation, genetic information, political beliefs, reprisal, or because all or a
part of an individual's income is derived from any public assistance program. (Not
all prohibited bases apply to all programs.) Persons with disabilities who require
2
alternative means for communication of program information (Braille, large print,
audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice
and TDD). To file a complaint of discrimination, write to USDA, Director, Office of
Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or
call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity
provider and employer.
3
Contents
Preface 2
How Soil Surveys Are Made 5
Soil Map 8
Soil Map 9
Legend10
Map Unit Legend 11
Map Unit Descriptions 11
Weld County, Colorado Southern Part 13
10—Bankard sandy loam, 0 to 3 percent slopes, frequently flooded.. .. 13
25—Haverson loam, 0 to 1 percent slopes 14
32 —Kim loam, 1 to 3 percent slopes .. 16
38 —Nelson fine sandy loam, 3 to 9 percent slopes ........ ...... ..... 17
61 —Tassel fine sandy loam, 5 to 20 percent slopes ...................... 18
85 —Water 19
References 20
How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous
areas in a specific area. They include a description of the soils and miscellaneous
areas and their location on the landscape and tables that show soil properties and
limitations affecting various uses. Soil scientists observed the steepness. length,
and shape of the slopes; the general pattern of drainage; the kinds of crops and
native plants; and the kinds of bedrock. They observed and described many soil
profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The
profile extends from the surface down into the unconsolidated material in which the
soil formed or from the surface down to bedrock. The unconsolidated material is
devoid of roots and other living organisms and has not been changed by other
biological activity.
Currently, soils are mapped according to the boundaries of major land resource
areas (MLRAs). MLRAs are geographically associated land resource units that
share common characteristics related to physiography, geology, climate, water
resources, soils, biological resources, and land uses (USDA, 2006). Soil survey
areas typically consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that
is related to the geology, landforms, relief, climate, and natural vegetation of the
area. Each kind of soil and miscellaneous area is associated with a particular kind
of landform or with a segment of the landform. By observing the soils and
miscellaneous areas in the survey area and relating their position to specific
segments of the landform, a soil scientist develops a concept, or model, of how they
were formed. Thus, during mapping, this model enables the soil scientist to predict
with a considerable degree of accuracy the kind of soil or miscellaneous area at a
specific location on the landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these observations, supplemented
by an understanding of the soil -vegetation -landscape relationship, are sufficient to
verify predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of rock
fragments, distribution of plant roots, reaction, and other features that enable them
to identify soils. After describing the soils in the survey area and determining their
properties, the soil scientists assigned the soils to taxonomic classes (units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
characteristics with precisely defined limits. The classes are used as a basis for
comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
classification used in the United States, is based mainly on the kind and character
of soil properties and the arrangement of horizons within the profile. After the soil
5
Custom Soil Resource Report
scientists classified and named the soils in the survey area, they compared the
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms or landform segments that
have similar use and management requirements. Each map unit is defined by a
unique combination of soil components and/or miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components
of the map unit. The presence of minor components in a map unit in no way
diminishes the usefulness or accuracy of the data. The delineation of such
landforms and landform segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, onsite
investigation is needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale of
mapping, intensity of mapping, design of map units, complexity of the landscape,
and experience of the soil scientist. Observations are made to test and refine the
soil -landscape model and predictions and to verify the classification of the soils at
specific locations. Once the soil -landscape model is refined, a significantly smaller
number of measurements of individual soil properties are made and recorded.
These measurements may include field measurements, such as those for color,
depth to bedrock, and texture, and laboratory measurements, such as those for
content of sand, silt, clay, salt, and other components. Properties of each soil
typically vary from one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for every property presented for every map unit
component. Values for some properties are estimated from combinations of other
properties.
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists
interpret the data from these analyses and tests as well as the field -observed
characteristics and the soil properties to determine the expected behavior of the
soils under different uses. Interpretations for all of the soils are field tested through
observation of the soils in different uses and under different levels of management.
Some interpretations are modified to fit local conditions, and some new
interpretations are developed to meet local needs. Data are assembled from other
sources. such as research information, production records, and field experience of
specialists. For example, data on crop yields under defined levels of management
are assembled from farm records and from field or plot experiments on the same
kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on
such variables as climate and biological activity. Soil conditions are predictable over
long periods of time, but they are not predictable from year to year. For example,
soil scientists can predict with a fairly high degree of accuracy that a given soil will
have a high water table within certain depths in most years, but they cannot predict
that a high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bodies on aerial photographs and
6
Custom Soil Resource Report
identified each as a specific map unit. Aerial photographs show trees, buildings,
fields, roads, and rivers all of which help in locating boundaries accurately.
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of
soil map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
8
Custom Soil Resource Report
MAP LEGEND
Area of Interest (AOI)
Area of Interest (AO')
Soils
Sod Map Unit Polygons
N Sal Map Unit Lines
Sod Map Unit Points
Special Point Features
V
Ed
O
A.
a
O
O
V
•
0
0
Blowout
Borrow Pit
C ay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Lane I
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severey Eroded Spot
S+nkhole
Slide or Shp
Sock Spot
•
Spoil Area
Stony Spot
Very Stony Spot
Wet Soot
Other
Special L ne Features
Water Features
Streams and Canals
Transportation
i-1-• Rails
ay Interstate Highways
ti US Routes
Major Roads
Local Roads
Background
. Aenal Photography
10
MAP INFORMATION
The soil surveys that comprise your AOl were mapped at
1 24,000
Warning Sod Map may not be valid at this scale
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement The raps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale
Pease rely on the bar scale on each map sheet for map
measurements
Source of Map Natural Resources Conservation Service
Web Soil Survey URL
Coordinate System Web Mercator (EPSG 3857)
Maps from the Web Sod Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area A protection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below
Soil Survey Area: Weld County, Colorado, Southern Part
Survey Area Data Version 16. Oct 10, 2017
Soil map units are labeled (as space allows) for map scales
1 50,000 or larger
Date(s) aerial images were photographedSep 20, 2015 —Oct
15, 2016
The orthophoto or other base map on which the soil Ines were
compiled and digitized probably differs from the background
imagery displayed on these maps As a result, some minor
shifting of map unit boundaries may be evident.
Custom Soil Resource Report
Map Unit Legend
Map Unit Symbol
Map Unit Name
Acres In AOI
Percent of ACM
10
25
Bankard sandy loam, 0 to 3
percent slopes, frequently
flooded
Haverson loam, 0 to 1 percent
slopes
32 Kim loam, 1 to 3 percent slopes
38 Nelson fine sandy loam, 3 to 9
percent slopes
61 Tassel fine sandy loam, 5 to 20
percent slopes
85 Water
Totals for Area of Interest
28.7
0.0
66.6%
0.0%
Map Unit Descriptions
5.1
5.0
0.0
4.3
11.9%
11.5%
0.1%
9.9%
43.1
100.0%
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
descriptions along with some characteristics of each. A few areas of minor
components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
11
Custom Soil Resource Report
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
pure taxonomic classes but rather to separate the landscape into landforms or
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion. and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example, Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas, Alpha -Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar Alpha -Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform. An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
12
Custom Soil Resource Report
Weld County, Colorado, Southern Part
10 Bankard sandy loam, 0 to 3 percent slopes, frequently flooded
Map Unit Setting
National map unit symbol: 2s51 n
Elevation: 4,090 to 5,410 feet
Mean annual precipitation: 12 to 17 inches
Mean annual air temperature. 48 to 52 degrees F
Frost -free period: 130 to 160 days
Farmland classification: Prime farmland if irrigated and the product of I (soil
erodibility) x C (climate factor) does not exceed 60
Map Unit Composition
Bankard, frequently flooded, and similar soils: 80 percent
Minor components: 20 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Bankard, Frequently Flooded
Setting
Landform: Flood plains, ephemeral streams
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Sandy alluvium
Typical profile
A - 0 to 2 inches: sandy loam
AC - 2 to 9 inches: sandy loam
CI - 9 to 17 inches: loamy sand
C2 - 17 to 80 inches: sand
Properties and qualities
Slope: 0 to 3 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Somewhat excessively drained
Runoff class: Very low
Capacity of the most limiting layer to transmit water (Ksat): High (2.00 to 6.00
in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: Frequent
Frequency of ponding: None
Calcium carbonate, maximum in profile: 10 percent
Salinity, maximum in profile: Nonsaline (0.0 to 1.9 mmhos/cm)
Available water storage in profile: Low (about 3.5 inches)
Interpretive groups
Land capability classification (irrigated): 6s
Land capability classification (nonirrigated): 6s
Hydrologic Soil Group: A
Ecological site: Sandy Bottomland (R067BY031 CO)
Hydric soil rating: No
13
Custom Soil Resource Report
Minor Components
Glenberg, rarely flooded
Percent of map unit: 8 percent
Landform: Flood -plain steps, ephemeral streams
Down -slope shape: Linear
Across -slope shape: Linear
Ecological site: Sandy Bottomland (R067BY031 CO)
Hydric soil rating: No
Kitcarson, frequently flooded
Percent of map unit: 5 percent
Landform: Flood plains, ephemeral streams
Down -slope shape: Linear
Across -slope shape: Linear, concave
Ecological site: Wet Meadow (R067BY038CO)
Hydric soil rating: No
Alda, frequently flooded
Percent of map unit: 5 percent
Landform: Flood plains
Down -slope shape: Concave
Across -slope shape: Concave
Ecological site: Salt Meadow (R067BY035CO)
Hydric soil rating: No
Las animas, frequently flooded
Percent of map unit: 2 percent
Landform: Flood plains, ephemeral streams
Down -slope shape: Linear
Across -slope shape: Linear, concave
Ecological site: Salt Meadow (R067BY035CO)
Hydric soil rating: No
25—Haverson loam, 0 to 1 percent slopes
Map Unit Setting
National map unit symbol: 3622
Elevation: 4,500 to 4,800 feet
Mean annual precipitation: 12 to 17 inches
Mean annual air temperature: 46 to 54 degrees F
Frost -free period: 125 to 180 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Haverson and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
14
Custom Soil Resource Report
Description of Haverson
Setting
Landform. Flood plains, stream terraces
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Stratified, calcareous alluvium
Typical profile
H1 - 0 to 4 inches: loam
H2 - 4 to 60 inches: stratified loamy sand to loam to clay loam
Properties and qualities
Slope: 0 to 1 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Well drained
Runoff class: Low
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.60 to 2.00 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 15 percent
Gypsum, maximum in profile: 1 percent
Salinity, maximum in profile: Nonsaline to moderately saline (0.0 to 8.0
mmhos/cm)
Available water storage in profile: High (about 9.6 inches)
Interpretive groups
Land capability classification (irrigated): 3w
Hydrologic Soil Group: B
Ecological site: Loamy Plains (R067BY002CO)
Hydric soil rating: No
Minor Components
Vona
Percent of map unit: 8 percent
Hydric soil rating: No
Fluvaquentic haplustolls
Percent of map unit: 4 percent
Landform: Terraces
Hydric soil rating. Yes
Other soils
Percent of map unit: 3 percent
Hydric soil rating: No
Custom Soil Resource Report
32 Kim loam, 1 to 3 percent slopes
Map Unit Setting
National map unit symbol: 362b
Elevation: 4,900 to 5,250 feet
Mean annual precipitation: 13 to 17 inches
Mean annual air temperature: 46 to 52 degrees F
Frost -free period: 125 to 150 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Kim and similar soils: 90 percent
Minor components: 10 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Kim
Setting
Landform: Alluvial fans, plains
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Mixed eolian deposits derived from sedimentary rock
Typical profile
H1 - 0 to 12 inches: loam
H2 - 12 to 40 inches: loam
H3 - 40 to 60 inches: fine sandy loam
Properties and qualities
Slope: 1 to 3 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Well drained
Runoff class: Very low
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 5.95 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 15 percent
Available water storage in profile: Moderate (about 9.0 inches)
Interpretive groups
Land capability classification (irrigated): 3e
Land capability classification (nonirrigated): 4e
Hydrologic Soil Group: A
Ecological site: Loamy Plains (R067BY002CO)
Hydric soil rating: No
Custom Soil Resource Report
Minor Components
Otero
Percent of map unit: 10 percent
Hydric soil rating: No
38 Nelson fine sandy loam, 3 to 9 percent slopes
Map Unit Setting
National map unit symbol. 362j
Elevation: 4,800 to 5,050 feet
Mean annual precipitation: 13 to 15 inches
Mean annual air temperature: 48 to 57 degrees F
Frost -free period: 145 to 190 days
Farmland classification: Farmland of local importance
Map Unit Composition
Nelson and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Nelson
Setting
Landform: Plains
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Residuum weathered from sandstone
Typical profile
H1 - 0 to 9 inches: fine sandy loam
H2 - 9 to 30 inches: fine sandy loam
H3 - 30 to 34 inches: weathered bedrock
Properties and qualities
Slope: 3 to 9 percent
Depth to restrictive feature: 20 to 40 inches to paralithic bedrock
Natural drainage class: Well drained
Runoff class: Medium
Capacity of the most limiting layer to transmit water (Ksat): Moderately low to high
(0.06 to 2.00 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 10 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Low (about 3.7 inches)
17
Custom Soil Resource Report
Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: B
Ecological site: Sandy Plains (R067BY024C0)
Hydric soil rating. No
Minor Components
Thedalund
Percent of map unit: 10 percent
Hydric soil rating: No
Terry
Percent of map unit: 5 percent
Hydric soil rating: No
61 —Tassel fine sandy loam, 5 to 20 percent slopes
Map Unit Setting
National map unit symbol: 363c
Elevation: 4,850 to 5,200 feet
Mean annual precipitation: 12 to 19 inches
Mean annual air temperature: 46 to 52 degrees F
Frost -free period: 110 to 165 days
Farmland classification: Not prime farmland
Map Unit Composition
Tassel and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Tassel
Setting
Landform: Breaks
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Residuum weathered from sandstone
Typical profile
H1 - 0 to 11 inches: fine sandy loam
H2 - 11 to 15 inches: very fine sandy loam
H3 - 15 to 20 inches: weathered bedrock
Properties and qualities
Slope: 5 to 20 percent
Depth to restrictive feature: 10 to 20 inches to paralithic bedrock
Natural drainage class: Well drained
Runoff class: Medium
18
Custom Soil Resource Report
Capacity of the most limiting layer to transmit water (Ksat): Moderately low to
moderately high (0.06 to 0.20 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 10 percent
Available water storage in profile: Very low (about 2.0 inches)
Interpretive groups
Land capability classification (irrigated): 6e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: D
Ecological site: Sandstone Breaks (R067BY056CO)
Hydric soil rating: No
Minor Components
Otero
Percent of map unit 8 percent
Hydric soil rating: No
Terry
Percent of map unit: 7 percent
Hydric soil rating: No
85 —Water
Map Unit Composition
Water 95 percent
Minor components: 5 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Minor Components
Aquolls
Percent of map unit: 5 percent
Landform: Marshes
Hydric soil rating: Yes
References
American Association of State Highway and Transportation Officials (AASHTO).
2004. Standard specifications for transportation materials and methods of sampling
and testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard D2487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep -water habitats of the United States. U.S. Fish and Wildlife
Service FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric
soils in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service.
U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/
nres/detail/national/soils/?cid=nres 142p2_054262
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for
making and interpreting soil surveys. 2nd edition. Natural Resources Conservation
Service, U.S. Department of Agriculture Handbook 436. http://
www. nres. usda.gov/wps/portal/nres/detail/national/soils/?cid=nres142p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://
wwwnres. usda.gov/wps/portal/nres/detail/national/soils/?cid=nres 142p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www.nres usda.gov/wps/portal/nres/detail/soils/
home/'acid=nres 142p2_053374
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/
detail/national/landuse/rangepasture/?cid=stelprdb1043084
20
Custom Soil Resource Report
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430 -VI. http://www.nres.usda.gov/wps/portal/
nres/detail/soils/scientists/?cid=nres142p2_054242
United States Department of Agriculture, Natural Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States,
the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook
296. http://www.nres.usda. gov/wps/portal/nres/detail/national/soils/?
cid=nrcs142p2_053624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. http://
www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf
21
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AGPRO fessionals
DEVELOPERS OF AGRIC:ULI'URE
Traffic Narrative
Prepared for Veronica and Cameron Silbaugh
St. Vrain River Ranch Use By Special Review (USR) Application
Traffic Narrative
The subject property is located on Weld County Road (WCR) 38 northeast of the bend where
WCR 38 joins with WCR 191/2. The proposed St. Vrain River Ranch outdoor venue will allow up
to 200 people on -site for private gatherings. Weddings are anticipated to be the primary use for
the venue, however the facility may be used for quinceaneras, company picnics, retirement
parties, rotary clubs, etc. The existing residence, associated outbuildings. residential uses and
agricultural uses will continue to be operated as a Use By Right separate of the venue activities.
The anticipated users of the facility are the current residents, event attendees, wedding planners,
wedding officiants. musicians, caterers/food truck vendors, and contract maintenance workers.
The facility will be operational 6:00 A.M. to 12:00 A.M., 7 -days a week. The primary hours of
operation will be 10:00 A.M. to 11:00 P.M., weekends, Friday through Sunday. The hours of use
will vary event to event depending on patron needs.
Traffic to the site will come from WCR 38 to the west and from WCR 19/2 to the south. It is
anticipated that 50% of traffic will come from the west and 50% will come from the south.
The facility access features two ingress/egress points on WCR 38 and WCR 19'/2. Enclosed is an
exhibit of the existing access. The site access is historical to the property and allows vehicles to
safely navigate the curve where WCR 38 and WCR 191/2 join. The access provides users with
adequate sight lines down both WCR 38 and WCR 19%2 and functions as
acceleration/deceleration lanes outside the public right-of-way. No change to the existing access
point is proposed.
Typical vehicles accessing the site include personal vehicles as well as vendor trucks. Arrivals
and departures will be staggered throughout the duration of each event and car-pooling by
attendees is anticipated. Traffic volumes will vary significantly as volumes are dependent on the
type of event and number of attendees. Anticipated traffic volumes for a typical event are shown
below:
Pickups and cars:
Vendor vehicles:
40 trips/day for personal vehicles
up to 3 vehicles, one round-trip per day each
The highest traffic volumes are expected during morning hours between 10:00 AM to 12:00 PM
and during evening hours between 6:00 P.M. to 8:00 P.M.
ENGINEERING, PLANNING, CONSULTING & REAL ESTATE
3050 67'h Avenue, Suite 200 0 Greeley, CO 80634
970.535.9318 / office O 970.535.9854 / fax 0 www.agpros.com
rWELD COUNTY
t',NI INF M/4 MMNt.
Traffic Narrative - Access Exhibit
St. Vrain River Ranch USR18-XXXX
—1111110
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. 1
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• Ne:erce only Data layers ma: appear o•i this rrap may or may no. De 3CCar.,
Curer : a )117.-1 wise! f?l Zt ee
ERIS MAP IS NOT TO BE USID FOR NAVIGATION
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Denver
Legend
Parcels
Highway
County Boundary
Venue location
Silbaugh property
boundary
Notes
St. Vrain River Ranch USR
WCR38and WCR191/2
Traffic Impact Study
KE Job #2018-069
Prepared for:
AGPROfessionals
3050 67th Avenue, Suite 200
Greeley, CO 80634
Prepared by:
KELLAR ENGINEERING
www.kellarengineering.com
970.219 1602 phone
November 28, 2018
Sean K. Kellar, PE, PTOE
This document together with the concepts and recommendations presented nerein as an instrument of service is intended only for the
specific purpose and client for which it was prepared Reuse of and improper reliance on this document without written authorization from
Kellar Engineering LLC shall be without liability to Kellar Engineering LLC
TABLE OF CONTENTS
1.0 Introduction
2.0 Existing Conditions and Roadway Network
2.1 Recent Traffic Volumes
3.0 Pedestrian/Bicycle Facilities
4.0 Proposed Development
4.1 Trip Generation
4.2 Trip Distribution
4.3 Traffic Assignment
4.4 Short Range Total Peak Hour Traffic
5.0 Traffic Operation Analysis
5.1 Analysis Methodology
5.2 Intersection Operational Analysis
5.3 Auxiliary Lane Analysis
6.0 Findings
List of Figures:
Figure 1:
Figure 2:
Figure 2b:
Figure 3:
Figure 4:
Figure 5:
Figure 6:
Figure 7:
Vicinity Map
Site Plan
Site Plan (aerial)
Recent Peak Hour Traffic
2020 Background Peak Hour Traffic
Trip Distribution
Site Generated Peak Hour Traffic
2020 Short Range Total Peak Hour Traffic
Page
3
3
3
7
7
7
8
8
8
9
9
9
9
18
Page
4
5
6
11
12
13
14
15
St. Vrain River Ranch Traffic Impact Study Page 1
TABLE OF CONTENTS (continued)
List of Tables:
Table 1:
Table 2:
Table 3:
Table 4:
Appendices:
Appendix A:
Trip Generation
Recent Peak Hour Operations
2020 Background Peak Hour Operations
2020 Short Range Total Peak Hour Operations
Traffic Counts
Appendix B: Level of Service (LOS) Tables
Appendix C: Aerial Image and Street View
Appendix D: Weld County Functional Classification Map
Appendix E: HCM Calculations (Synchro)
Page
10
16
16
17
Page
20
22
23
25
26
St. Vrain River Ranch Traffic Impact Study Page 2
1.0 Introduction
The purpose of this Traffic Impact Study (TIS) is to identify project traffic generation
characteristics, to identify potential traffic related impacts on the adjacent street system. and to
develop mitigation measures required for identified traffic impacts. This TIS is for the proposed
St. Vrain River Ranch project located at WCR 38 and WCR 19 '/2. Weld County. CO in Weld
County. CO. See Figure 1: Vicinity Map.
Kellar Engineering LLC (KE) has prepared the TIS to document the results of the projects
anticipated traffic conditions in accordance with Weld County's requirements and to identify
projected impacts to the local and regional traffic system.
2.0 Existing Conditions and Roadway Network
The project site is located north where Weld County Road 38 (WCR 38) and Weld County Road
19 1/2 (WCR 19 1/2) intersect in Weld County. CO. WCR 38 has one thru lane in each direction
and a posted speed of 55 mph. WCR 19 1/2 has one thru lane in each direction and a posted
speed of 55 mph adjacent to the project site. WCR 38 and WCR 1/2 are both classified as
collector roadways on the Weld County Functional Classification Map. WCR 38 and WCR 19 '/2
intersect at a curve with a 20 mph advisory posting. The proposed project has access via two
existing ingress/egress points on WCR 38 and WCR 19 1/2. See Figure 2 and Figure 2b.
2.1 Recent Traffic Volumes
Recent peak hour traffic volume counts were conducted using data collection video cameras.
The traffic counts were conducted in 15 -minute intervals on Saturday. 11/10/18 from 4:00 PM to
6.00 PM. the anticipated peak hours for the proposed use. The traffic counts are shown in
Figure 3 with the count sheets provided in Appendix A.
St. Vrain River Ranch Traffic Impact Study Page 3
Figure 1: Vicinity Map
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St. Vrain River Ranch Traffic Impact Study Page 4
Figure 2: Site Plan
SILBAUGH OUTDOOR VENUE
USE BY SPECIAL REVIEW USR18-XXXX
IN THE SW1/4 OF SECTION M, TOWNSHIP 4 NORTH,
RANGE 6? WEST OF THE 6TH P M., WELD COUNTY. CO
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St. Vrain River Ranch Traffic Impact Study Page 5
Figure 2b: Site Plan (aerial)
WELD COUNTY
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Venue access road •
WGS_1984 Web_Mercator Au.dlery_Sphera
C Weld County Colorado
Traffic Narrative - Access Exhibit
St. Vrain River Ranch USR18-XXXX
Facility Access
MX 0, 0 ..tt ge:remrc SL
^rrrra:: c>> .:,Ira -3#t s r.;p
Venue location
Silbaugh property
boundary
Page 6
St. Vrain River Ranch Traffic Impact Study
3.0 Pedestrian/Bicycle Facilities
Currently there are no existing sidewalks or bicycle facilities adjacent to the project site.
Additionally. the project is not anticipated to generate additional pedestrian or bicycle trips Any
additional pedestrian or bicycle traffic from this project. if any, would be negligible.
4.0 Proposed Development
The proposed St. Vrain River Ranch project consists of a special event venue development.
Vehicular access to the project site is from two existing ingress/egress points on WCR 38 and
WCR 19 '/z. This site access is historical to the property to navigate the curve where WCR 38
and WCR 19 % join. See Table 1: Trip Generation and Figure 2b: Site Plan (aerial).
4.1 Trip Generation
Site generated traffic estimates are determined through a process known as trip generation.
Rates and equations are applied to the proposed land use to estimate traffic generated by the
development during a specific time interval. The acknowledged source for trip generation rates
is the Trip Generation Report published by the Institute of Transportation Engineers (ITE) The
Institute of Transportation Engineers. (ITE) Trip Generation Manual. 9th Edition does not
provide detailed data on the specific uses associated with the project. As such. KE was able to
estimate the peak hour trip generation based upon correspondence with the client and project
team.
Based upon information provided by the client, the proposed St. Vrain River Ranch outdoor
venue will allow up to 200 people on -site for private gatherings. Weddings are anticipated to be
the primary use for the venue. however the facility may be used for birthday parties. company
picnics. retirement parties. rotary clubs. etc. The anticipated users of the facility are the current
residents. event attendees. wedding planners. wedding officiants. musicians. caterers/food truck
vendors. and contract maintenance workers. The primary peak use of the facility will be on
weekends. Typical vehicles accessing the site include personal vehicles as well as vendor
trucks. Arrivals and departures will be staggered throughout the duration of each event and car-
pooling by attendees is anticipated. Traffic volumes will vary on the type of event and number
of attendees. Anticipated traffic volumes for a typical weekend event are below:
St. Vrain River Ranch Traffic Impact Study Page 7
Pickups and cars:
Vendor vehicles
40 trips/day for personal vehicles
up to 3 vehicles. one -round trip per day each
Therefore. a typical event at the St. Vrain River Ranch is projected to generate approximately
46 weekend (Saturday) daily trips. and 35 total weekend (Saturday) peak hour trips. See Table
1: Trip Generation.
4.2 Trip Distribution
Distribution of site traffic on the street system was based on the area street system
characteristics. existing traffic patterns and volumes. anticipated surrounding development
areas. and the proposed access system for the project. The directional distribution of traffic is a
means to quantify the percentage of site generated traffic that approaches the site from a given
direction and departs the site back to the original source. Figure 5 illustrates the trip distribution
used for the projects analysis.
4.3 Traffic Assignment
Traffic assignment was obtained by applying the trip distributions to the estimated trip
generation of the development. Figure 6 shows the site generated peak hour traffic assignment.
4.4 Short Range Total Peak Hour Traffic
Site generated peak hour traffic volumes were added to the background traffic volumes to
represent the estimated traffic conditions for the short range 2020 horizon. These background
(2020) and short range (2020) total traffic volumes are shown in Figure 4 and Figure 7
respectively. The short range analysis year 2020 includes the proposed development for the
project plus an increase in background traffic per the growth rates from the NFRMPO (North
Front Range Metropolitan Planning Organization).
St. Vrain River Ranch Traffic Impact Study Kw 8
5.0 Traffic Operation Analysis
KE's analysis of traffic operations in the site vicinity was conducted to determine the capacity at
the identified intersection. The acknowledged source for determining overall capacity is the
Highway Capacity Manual.
5.1 Analysis Methodology
Capacity analysis results are listed in terms of level of service (LOS) LOS is a qualitative term
describing operating conditions a driver will experience while traveling on a particular street or
highway during a specific time interval LOS ranges from an A (very little delay) to an F (long
delays). A description of the level of service (LOS) for signalized and unsignalized intersections
from the Highway Capacity Manual are provided in Appendix B
5.2 Intersection Operational Analysis
Operational analysis was performed for the short range 2020 horizon. The calculations for this
analysis are provided in Appendix E Using the short range total traffic volumes shown in Figure
7, the projects intersections are projected to operate acceptably. See Table 4 for the 2020
Short Range Total Peak Hour Operation.
5.3 Auxiliary Lane Analysis
The auxiliary lane analysis for the study intersections were conducted using CDOT State
Highway Access Code (SHAC). Based upon the SHAC. a left -turn deceleration lane is required
at an intersection with a projected peak hour ingress turning volume greater than 10 vph.
Additionally. a right -turn deceleration lane is required at an intersection with a projected peak
hour ingress turning volume greater than 25 vph. and a right -turn acceleration lane is required at
an intersection with a projected peak egress turning volume greater than 50 vph.
Based upon the projected traffic of the development and the State Highway Access Code
(SHAC). auxiliary lanes are not projected to be required.
St. Vrain River Ranch Traffic Impact Study ('dgc
Table 1: Trip Generation
ITE Code
Land Use
Size
Weekend Daily Trips
Saturday Peak Hour
Rate
Total
Rate
In
Rate
Out
Total
*
I
Events
varies
46
*
23
*
12
35
The Institute of Transportation Engineers' (ITE) Trip Generation Manual. 9'h Edition does not provide detailed data for this particular use. As such, KE was able to
estimate the peak hour trip generation based upon correspondence with the client and project team. See Section 4.1
St. Vrain River Ranch Traffic Impact Study Page 10
Figure 3: Recent Peak Hour Traffic
N
WCR 38
16 ----Do-
lead
Saturday Peak Hour
f-- 0
NTS
St. Vrain River Ranch Traffic Impact Study
Page 11
Figure 4: 2020 Background Traffic
N
WCR 38
17 -►
Legend
Saturday Peak Hour
NTS
St. Vrain River Ranch Traffic Impact Study
Page 12
Figure 5: Trip Distribution
N
NTS
St. Vrain River Ranch Traffic Impact Study
Page 13
Figure 6: Site Generated Traffic
N
WCR 38
f-- 5
9 -►
Legend
Saturday Peak Hour
NTS
St. Vrain River Ranch Traffic Impact Study
Page 14
Figure 7: 2020 Short Range Total Traffic
WCR 38
44- 33
26 -►
Legend
Saturday Peak Hour
�-- 5
N
NTS
St. Vrain River Ranch Traffic Impact Study
Page 15
Table 2: Recent Peak Hour Operations
Intersection
Movement
Level of
Service (LOS)
Weekend
Peak
LOS
WCR 38/WCR 19.5
EB Left/Thru
A
EB Approach
A
WB Thru/Right
A
WB Approach
A
SB Left/Right
A
SB Approach
A
Overall
A
Table 3: 2020 Background Peak Hour Operations
Intersection
Movement
Level of
Service (LOS)
Weekend
Peak
LOS
WCR 38/WCR 19.5
EB Left/Thru
A
EB Approach
A
WB Thru/Right
A
WB Approach
A
SB Left/Right
A
SB Approach
A
Overall
A
St. Vrain River Ranch Traffic Impact Study
Page 16
Table 4: 2020 Short Range Total Peak Hour Operations
Intersection
Movement
Level of
Service (LOS)
Weekend
Peak
LOS
WCR 38/WCR 19 5
EB Left/Thru
A
EB Approach
A
WB Thru/Right
A
WB Approach
A
SB Left/Right
A
SB Approach
A
Overall
A
St. Vrain River Ranch Traffic Impact Study Page 17
6.0 Findings
Based upon the analysis presented in this TIS. the proposed St. Vrain River Ranch
project located at WCR 38 and WCR 191/2. Weld County. CO will be able to be
successfully meet Weld County's requirements. All intersections are projected to
operate acceptably upon development of the St. Vrain River Ranch project. See
Appendix E for Synchro HCM outputs.
The findings of the TIS are summarized below
• The proposed project is anticipated to generate approximately 46 weekend
(Saturday) daily trips and 35 total weekend (Saturday) peak hour trips.
• The study intersection (WCR 38 and WCR 19 1/2) is projected to operate
acceptably with the development of the project and background traffic in the 2020
Short Range Total future.
• The existing street improvements are sufficient to accommodate the proposed
project's traffic
• The site access to the property is safe and appropriate from a traffic engineering
perspective based upon the projected traffic volumes_ The existing site access to
the property provides adequate sight distance to WCR 38 and WCR 19 '/2. The
locations of the two ingress/egress points are tangent to the curve where WCR
38 and WCR 19 1/2 join. The geometry of these access points provides the ability
for vehicles to enter and exit the property in a safe manner
• Based upon the projected traffic of the project and the State Highway Access
Code (SHAC). auxiliary lanes are not projected to be required.
• Manual traffic control by police officers (wearing proper PPE) or by certified traffic
control technicians is recommended to direct large event traffic at the WCR 38
and WCR 19 1/2 intersection during peak hours.
St. Vrain River Ranch Traffic Impact Study Page 18
Appendix A: Traffic Counts
(3O3) 216-2439
www.aNtrafficdata_net
Peak Hour - All Vehicles
I) 0 000 0 (t)
(44)
27 •..
Location: 1 WCR 38/WCR 19.5 & WCR 38 PM
Date and Start Time: Saturday, November 1O, 2O18
Peak Hour. O4:3O PM - O5 -3O PM
Peak 15 -Minutes: 05.15 PM - O5:3O PM
1 MICR SRC" se 5
J l LL,
osLo
0.68 W 013 E r
'6 s 16 r0
... s
°n
el 1irco
—1 c.c.' or
re, SKR . 1 1
0 0 toe 0 0
a
S
44)
27
001
16
Mole Total study counts contained in paten ,s
Traffic Counts
WCR 38
Interval Eathound
Start Tn
WCR 38
Westbound
Peak Hour - Pedestrians/Bicycles on Crosswalk
a0 0a
10 N to
o VW�E CODo
-HOF
1 1
WCR 38/WCR 19.5
Northbound
Southland
WCR 38MMCR 19.5
Raing Pedestran Crossngs
11 -Turn Left Tlw Riga U -Tun Left Dim Right U -Tr Left TFw Rght U -Tun Lei Trim R,ght Total Hoot West Ears South No*
4-00 PM 0 0 3 0 0 0 8 0 0 0 0 0 0 0 0 0 11 39 0 0 0 0
4 15P 0 0 4 0 0 0 3 0 0 0 0 0 0 0 0 0 7 37 0 0 0 0
0 0 2 0 i 0 0 0 0 0 0
4h40PY 0 0 S 0 0 0 6 0 0 0 0
WPM 0 0 2 0 0 0 7 0 0 0 0
0 a 0 01 43 0 0 •i i
0 0 0 11 42 0 0 0 0
a 0 0 9 _36 0 0 0 0
5.30 PM 0 1 4 0 0 0 4 0 0 0 0 0 0 0 0 0 9 0 0 0 0
545 PM 0 0 3 0 0 0 2 0 0 0 0 0 0 0 0 0 5 0 0 0 0
Cant Total
0 1 30 0 0 0 44 0 0 0 0 0 0 0 0 0 75 0 0 0 0
Peak Hour
0 0 16 0 0 0 27 0 0 0 0 0 0 0 0 0 43 0 0 0 0
St. Vrain River Ranch Traffic Impact Study Page 20
(333) 216-2439
www_aihrafficdata. net
Peak Hour - All Vehicles
itl
-
16 0.61
II
o s
t
0 0
o 0 _DJ l l.. V` a
0�
N
Oll 11 On E
0 0 S 5 r 0
t
1 7 it OM to
Locaton: 2 WCR 19.5 & WCR 38 WCR 19 5 PM
Date and Start Time: Saturday. November 10. 2018
Peak Hour: O4:3O PM - O5:3O PM
Peak 15 -Minutes: O5:15 PM - O5 -3O PM
0
— 0
toe
— 0
0
Not To stidr courts rand in parewheses
Traffic Counts
Peak Hour - Pedestrians/Bicycles on Crosswalk
r1i
Jae oaL
h f e 0
I
5
C
a3 0a
WCR 3811VCR 19 5 WCR 381NCR • 9 5 WCR *5 WCR ti5
M enai Easio�a+d Westland
NoAiorN Saddmund Ruing Peden Gassings
Start Tme U -Tan St Thu Right U-Trw+ Let Thy Right U-Twt Let Tin EW U-Tiw+ 1St Thu Re MS West East Sob Non
400 RI 0 0 0 0 0 0 0 0 0 0 8 0 0 0 3 0 11 39 0 0 0 0
s '5 DV 0 0 0 0 3 0 0 0 0 3 3 0 0 0 4 0 7 37 0 0 0 0
4:30 PII 0 0 0 0 0 0 0 0 0 0 8 0 0 0 2 0 10 43 0 0 0 0
4:45PY 0 0 0 0 0 0 0 0 0 0 6 0 0 0 5 0 11 44 0 0 0 0
5T PM 0 0 0 0 0 0 0 00 0 7 0 0 0 2 0 9 35 0 0 0 0
5 33 DV 0 0 0 0 0 0 0 0 0 0 4 0 0 0 4 3 8 0 0 0 0
5452%J 0 0 0 0 0 0 0 0 0 0 2 0 0 0 3 3 5 0 0 0 0
Can -Cal 0 0 0 0 0 0 0 0 0 0 44 0 0 0 X 0 74 0 0 0 0
Peak 4oa
0 0 3 0 0 0 0 0 0 0 27 0 0 0 '6 0 43 0 0 0 0
St. Vrain River Ranch Traffic Impact Study Page 21
Appendix B: Level of Service
LOS) Table
Level of Service Definitions
Level of Service
Signalized Intersection
Unsignalized Intersection
(LOS)
Average Total Delay
Average Total Delay
(sec/veh)
(sec/veh)
A
≤10 I≤10
B
>l0and ≤20
>10and ≤15
C
> 20 and ≤ 35
> 15 and ≤ 25
D
>35and≤55
>25and≤35
E
>55and≤80
>35and ≤50
F
>80
>50
St. Vrain River Ranch Traffic Impact Study Page 22
Appendix D: Weld County Functional Classification Map
I I
I
r-
I I
-L -I-
- 1 1
- 1 -
Ma
•
I
•
ltttttt.
III
--F-I I I
I I I I
I •
•
_
Legend
- Highway
Paved Local
Gravel Local
a 4 -Lane Controlled -Access County Highway
a Arterial
a Collector
a Arterials Not Constructed
® Future Alignment To Be Determined
Note. The minimum right-of-way fa WCR 29 between SH 392
and WCR 100 will be 100' except at the following intersections
it will be 140': SH 392, WCR 74, SH 14, WCR 90, WCR 100
St. Vrain River Ranch Traffic Impact Study Page 25
Recent Saturday Peak Hour
3: WCR 38/WCR 19.5 & Exist. Access
Kellar Engineering LLC
11/27/2018
Int Delay, s/veh
ovemen : EBL EBT WBT WBR SBL SBR
0
Lane Configurations 4 1+ V
Traffic Vol, veh/h 0 16 27 0 0 0
Future Vol. veh/h 0 16 27 0 0 0
Conflicting Peds. #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - 0 -
Veh in Median Storage. # - 0 0 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 85 85 85 85 85 85
Heavy Vehicles. % 8 8 8 8 3 3
Mvmt Flow 0 19 32 0 0 0
Conflicting Flow All 32
Stage 1
Stage 2
Critical Hdwy 4.18
Critical Hdwy Stg 1
Critical Hdwy Stg 2
Follow-up Hdwy 2.272
Pot Cap -1 Maneuver 1542
Stage 1
Stage 2
Platoon blocked. %
Mov Cap -1 Maneuver 1542
Mov Cap -2 Maneuver
Stage 1
Stage 2
51 32
▪ 32 -
- 19
- 6.43 6.23
- 5.43
- 5A3 -
- 3.527 3.327
- 955 1039
- 988
- 1001
- 955 1039
- 955
- 988 -
- 1001
Approach EB WB
HCM Control Delay. s 0
HCM LOS
0
A
Capacity (veh/h)
HCM Lane V/C Ratio
HCM Control Delay (s) 0
HCM Lane LOS A
HCM 95th %tile Q(veh) 0
1542
0
A
HCM 2010 TWSC
Sean Kellar. PE. PTOE
Synchro 9 Report
2020 Background Saturday Peak Hour
3: WCR 38/WCR 19.5 & Exist. Access
Kellar Engineering LLC
11/27/2018
Int Delay. s/veh
0
Lane Configurations 4 I
Traffic Vol, veh/h 0 17 28 0
Future Vol. veh/h 0 17 28 0
Conflicting Peds, #/hr 0 0 0 0
Sign Control Free Free Free Free Stop
RT Channelized - None - None
Storage Length - - 0
Veh in Median Storage. # - 0 0 - 0
Grade, % 0 0 0
0
0
0
0
0
0
Stop
None
Peak Hour Factor 85 85 85 85 85 85
Heavy Vehicles.
Mvmt Flow
8 8 8 8 3 3
0 20 33 0 0 0
Conflicting Flow All 33
Stage 1
Stage 2
Critical Hdwy
Critical Hdwy Stg 1
Critical Hdwy Stg 2
Follow-up Hdwy 2.272
Pot Cap -1 Maneuver 1541
Stage 1
Stage 2
Platoon blocked,
4.18
53 33
- 33
- 20
- 6.43 6.23
- 5.43
- 5A3 -
- 3.527 3.327
- 953 1038
- 987 -
- 1000 -
Mov Cap -1 Maneuver 1541
Mov Cap -2 Maneuver
- 953 1038
- 953
Stage 1
Stage 2
- 987
- 1000
HCM Control Delay, s
HCM LOS
0
0
0
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn 1
Capacity (veh/h) 1541
HCM Lane VIC Ratio
HCM Control Delay (s)
HCM Lane LOS
A A
HCM 95th %tile Q(veh) 0
HCM 2010 TWSC
Sean Kellar, PE. PTOE
Synchro 9 Report
2020 Short Range Total Saturday Peak Hour
3: WCR 38/WCR 19.5 & Exist. Access
Kellar Engineering LLC
11/27/2018
Int Delay, s/veh
ovement
Lane Configurations
Traffic Vol, veh/h
Future Vol. veh/h
1.7
BIlEBT WBT *BR SBL SB
4 1 V
9 26 42 14 7 5
9 26 42 14 7 5
Conflicting Peds. #Ihr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 0
Veh in Median Storage. # - 0 0 - 0
Grade, % 0 0 0
Peak Hour Factor 85 85 85 85 85 85
Heavy Vehicles, % 8 8 8 8 3 3
Mvmt Flow
11 31 49 16
8 6
Conflicting Flow All 66 0 0 110 58
Stage 1
Stage 2
- 58
- 52
critical Hdwy 4.18
Critical Hdwy Stg 1
Critical Hdwy Stg 2
Follow-up Hdwy 2.272
Pot Cap -1 Maneuver 1498
Stage 1
- 6.43 6.23
- 5.43 -
- 5.43 -
- 3.527 3.327
- 885 1005
- 962 -
Stage 2
- 968
Platoon blocked. %
Mov Cap -1 Maneuver 1498
Mov Cap -2 Maneuver
Stage 1
Stage 2
- 879 1005
- 879
- 962
- 961
CM Control Delay. s 1.9
0
8.9
HCM LOS
A
Capacity (veh/h)
HCM Lane V/C Ratio
HCM Control Delay (s)
HCM Lane LOS
1498
- 927
0.007 - 0.015
7.4 0 - - 8.9
A A - A
HCM 95th %tile Q(veh) 0
0
HCM 2010 TWSC
Sean Kellar. PE, PTOE
Synchro 9 Report
SILBAUGH OUTDOOR VENUE
USE BY SPECIAL REVIEW USR18-XXXX
IN THE SW I/4 OF SECTION 34, TOWNSHIP 4 NORTH,
RANGE 67 WEST OF THE 6TH P M . WI'I.D C'Ot IN FY. ('O
r
I
I
I
I
Lf_CI NI)
X
.�u
USR 18-XXXX - SITE PLAN
r
..Y
X
X .y
DEVELOPERS OF AGRICULTURE
4
S11,13AUGI I OLU 1 DOOR VENUE
USR 18-XXXX - SITE PLAN
H. I f l .l l I I 1 0 - - I
USR-2
AGPROfessionals
DEVELOPERS OE AGRICULTURE
Nuisance and Waste Management Plan
Prepared for Veronica and Cameron Silbaugh
Use By Special Review (USR)
St. Vrain River Ranch
Introduction
The St. Vrain River Ranch is an outdoor venue for up to 200 people located in the Southwest
Quarter of Section 34, Township 4 North, Range 67 West of the 6t P.M. The venue will be
operated on approximately 5 -acres of the 40 -acre parcel near the Saint Vrain River. The venue
will offer a cost-effective outdoor space for private gatherings. Weddings are anticipated to be the
primary use for the venue. however the facility may be used for quinceaneras, company picnics,
retirement parties. rotary clubs. etc. The facility will take advantage of the rustic rural charm of the
site.
The anticipated users of the facility are the current residents. event attendees. wedding planners.
wedding officiants. musicians. caterers/food truck vendors. and contract maintenance workers.
The proposed venue will be constructed and utilized in two phases. The use of the venue during
phase one will be seasonal and will consist of outdoor use. 6:00 A.M. to 12:00 A.M.. 7 -days a
week. April 1St through September 30'. No new structures are proposed with phase one. Phase
two includes the construction of a barn for indoor gatherings. At full build out. the facility will be
operational 6:00 A.M. to 12:00 A.M.. 7 -days a week. year-round. The primary hours of operation
for both phases are expected to be 10:00 A.M. to 11:00 P.M., weekends. Friday through Sunday
with the heaviest use anticipated to occur during summer months. The hours of use will vary event
to event depending on patron needs_
The facility operators will use the methods described below to minimize potential nuisances and
waste produced as a result of the proposed uses.
Noise
The property owner or operator will attempt to minimize noise generated during operation and
maintain compliance with Weld County Noise Requirements. The facility will adhere to the
maximum permissible noise levels allowed in the Commercial Zone District.
The surrounding area is primarily crop farming. rural residential and undeveloped riparian
woodland. The property is located near the confluence of the Saint Vrain and South Platte Rivers.
Large undeveloped parcels near and/or containing the rivers owned by Public Service Company
of Colorado are east of the subject property. Public Service Company of Colorado also owns the
parcel along the northwestern boundary which was historically railroad right-of-way and is
ENGINEERING, PL.k\\ING, CO\SI I. LING & REAL ESTATE
3050 67th Avenue. Suite 200 0 Greeley, CO 80634
970.535.9318 /office 0 970.535.9854 fax 0 www.agpros.com
Page 2 of 2
currently proposed as a rails -to -trails parcel for recreational use. The St. Vrain River Ranch will
be compatible with the surrounding land uses.
The existing vegetation and landscaping will be retained as much as possible to preserve the
rustic rural charm of the site. The venue is significantly set back from the public right-of-way and
existing landowners. Existing trees and shrubs provide sound absorption and screening.
Light
Outdoor lighting may include wall -mounted lights, low profile garden walkway lights and string -
lights. Light poles are not proposed. Sources of light will be shielded so that light rays will not
shine directly onto adjacent properties where such would cause a nuisance or interfere with the
use on the adjacent properties. Neither the direct. nor reflected. light from any light source will
create a traffic hazard to operators of motor vehicles on public or private streets. No colored light
will be used which may be confused with, or construed as, traffic control devices.
Waste Management
The property owner or operator will be responsible for controlling noxious weeds on the site. Trash
will be collected in a covered. confined trash dumpster and removed at least weekly by an
appropriate trash removal company.
During phase one, the seasonal use of the venue, portable restroom trailers are proposed. The
operator will utilize an appropriate sanitary services provider to manage the toilets and remove
and dispose of contents as needed in accordance with applicable requirements. The construction
of the barn for phase two will allow year-round use. A septic system is proposed for phase two.
Dust Abatement
The operation is not expected to generate disproportionate amounts of fugitive dust. Lot surfaces
will be rangeland grass and riparian woodland with improved gravel surfaces in roadways and
parking areas. The site is located within the forested riparian environment of the Saint Vrain and
South Platte Rivers.
Parking will be internal to the site. Watering of surfaces will occur as necessary to suppress dust.
Directors:
Bill Szmyd, President
Steve Brandenburg
Larry Brandt
Paul Bukowski
Kathy Gallivan -Grist
Ed Martens
Emily McMurtrey
AGPROfessionals
Attn: Kelsey Bruxvoort
3050 67th Ave.
Greeley, CO 80631
Dear Ms. Bruxvoort:
Little Thompson Water District
February 4,2°19
District Manager:
Michael T. Cook
835 E Highway 56
Berthoud, CO 80513
P: 970-532-2096
F: 970-532-3734
www.LTWD.org
This letter is in response to your request for evaluation of water service for the existing 5/8 -inch
standard residential tap for the property generally located at the northeast corner of Weld County Road
38 and Weld County Road 19.5, Platteville, CO, or more generally described as follows:
PORTION OF THE SW 1/4 of SEC. 34, T4N, R67W — WELD COUNTY, CO
Parcel 105934300047
The District provides water service within its service area as defined by the District. The provision of
water service by extension of existing water lines of the District to the above property and the
installation of taps for lots is done under the terms of the Rules and Regulations of the District
established by the Board of the District from time to time. You may obtain a copy of the Rules and
Regulations from the District. The Board of the District may alter and amend the Rules and Regulations
at any time, and the provisions of service are subject to alteration and amendment based on changes in
the Rules and Regulations of the District.
We currently own and operate a 6 -inch waterline that lies along Weld County Road 38, east of WCR
19 that transitions to a 1 -inch waterline before continuing east and crossing the railroad tracks to
serve the property through Tap Number 385.
through the existing 5/8 -inch standard residential tap for the first phase of the proposed use, subject to the
limitations in this letter and the following additional limitations on the provision of water service:
We will continue to provide service to the above property
1) All improvements to District facilities required to provide service will be the financial
responsibility of the developer in accordance with the District Rules and Regulations. All
improvements must conform to District Specifications.
2) Where fire hydrants are required for the site, there is a $2,000 per fire hydrant fee that needs
to be paid prior to installation of the fire hydrant (installed by your contractor). The
Developer would also be responsible for any system upgrades required to meet any fire flow
requirements. No fire flow requirements were identified at this time.
This commitment letter will expire two years from the date of this letter. This letter does not commit
to providing water for the second phase of the proposed property usage which includes construction of
a barn to facilitate indoor functions and likely additional provisions for water and sewer use by the
YOU ARE HEREBY ADVISED THAT THE RULES, REGULATIONS AND
TARIFFS OF THE DISTRICT ARE SUBJECT TO CHANGE WITHOUT NOTICE; AND
attendees.
THIS LETTER IS ISSUED WITH THE SPECIFIC LIMITATION THAT THE DISTRICT
MAY CHANGE THE RULES, REGULATIONS AND TARIFFS APPLICABLE TO THE
ABOVE PROPERTY AT ANY TIME WITHOUT NOTICE TO YOU OR ANY PERSON.
If you have questions, please contact me.
Regards.
Amber Kauffman, PE
District Engineer
Hello