The Greeley Planning Commission on July 22 approved the Cobblestone Preliminary Subdivision preliminary plat, a proposal to divide about 149.6 acres at the southwest corner of 70 First Avenue and the U.S. 34 bypass into 472 residential lots, three tracts, 14 outlots and dedicated rights-of-way, with a condition that final design meet Colorado Department of Transportation improvement requirements.

City planner Jeff Wober said the project “proposing 472 residential lots, 14 out lots, 3 tracts, and dedication of right away on 149.6 acres,” and that staff found the application complies with the Greeley Development Code’s approval criteria.

The plat shows residential-high zoning to the north, residential-low to the south and a residential-estate tract to the west proposed as Tract A, a future park of about 13.5 acres. Wober said the subdivision’s outlots provide open space and stormwater detention totaling just over 40 acres and that two tracts in the northeast (Tracts B and C) are intended for future multifamily development subject to separate review.

Engineering staff member David Harold told the commission the applicant is working on crossing agreements for an irrigation ditch and coordinating with Xcel Energy on an easement overlap and that, "CDOT is looking for improvements around 80 Third Avenue and US 34 and 70 First Avenue and US 34," including acceleration-lane and queuing improvements and potential turn-lane lengthening.

Angie Malewski, landscape architect with BHA Design representing the applicant, addressed pedestrian and vehicle access and traffic concerns and said the project team expects to reconstruct and extend local streets, including relocating 20 Eighth Street and rebuilding it as the main entrance. Malewski said work would include adding lanes and signalization at problem intersections, and that the applicant anticipates providing the improvements CDOT requires: “Frankly, it's an already failing intersection. So we're gonna be having to step in and fix something that has been allowed to get to a point that's beyond what it should have gotten to at this point.”

Commissioners asked about existing easements along the irrigation canal and Xcel Energy infrastructure; Harold said the applicant is coordinating agreements and that staff has not received opposition letters but has received some adjacent-owner emails expressing traffic concerns. Commissioner Mulliman moved to approve the preliminary plat “based on the application received and the proceeding analysis” and added a condition that final design comply with CDOT improvements; the motion was seconded and passed on a voice vote.

The commission decision was for preliminary plat approval only; final plat and any future multifamily development on Tracts B and C must return for subsequent separate reviews and approvals.