HomeMy WebLinkAbout20131677.tiffMEMORANDUM
TO: Chris Gathman, Planning Services DATE: May 22, 2013
FROM: Donald Carroll, Engineering Administrator
Public Works Department
SUBJECT: 2nd COZ13-0001, Wake LLLP,
do A. Bruce Johnson
Weld County Public Works has received the submittal application for the Change of Zone. Comments
made during this phase of the process will not be all-inclusive. As items are submitted Public Works
may have additional comments and requirements.
COMMENTS:
Site Plan Review: A Change of Zone Plat was submitted with the Change of Zone Application.
Drainage plans, roadway plans and proposed lots were not shown with this application. Detailed plans
will be Required with a Final Plat or Site Plan Review Application for the next site submittal.
Drainage Report: Public Works asks that the Final Plat or Site Plan Review application package
include a Master Drainage Report that shows how the applicant proposes to mitigate the project
drainage impacts and convey existing flows to be consistent with our code and requirements.
With a Final Plat or Site Plan Review submittal, the applicant will need to provide a Master Drainage
Report which adequately addresses the requirements listed in Weld County Code Chapter 8, Article 10,
Section 8-11-120. The Drainage Report requirements include but are not limited to:
• The drainage plan map must show existing and proposed culverts and/or bridges, overall
drainage area boundary, sub -area drainage boundaries, proposed flow arrows, and the
locations of proposed detention ponds. A general vicinity map at a scale of 1"=2,000' needs to
be included which shows the upstream off -site drainage areas flowing onto the property.
• Hydrologic computations for onsite and offsite flows. The site must detain all storm water runoff
generated as a result of the proposed development. The detention pond(s) must be sized to
capture the 100 -year developed on -site runoff and release it at the 5 -year historic runoff.
• Hydraulic computations for onsite and offsite flows. The storm water system must be sized to
safely handle the offsite flows that will flow through the site.
• The proposed grading will need to be provided with the Master Drainage Report. Please note
that grading permits will be required for the construction of the storm water system (channels,
ponds, swales, etc), access roads, building sites, and any other activities that disturb more than
one acre of ground.
• If phased construction is proposed, the Master Drainage Report shall need to include a Master
Drainage Plan for the site that addresses how it will provide the necessary construction —phase
stormwater management to prevent offsite impacts by stormwater discharges.
• To protect public safety and prevent offsite damages, sufficient interim Best Management
Practices (detention, erosion, and sediment control) will need to be designed, approved, and
installed prior to commencement of construction.
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Geotechnical Soil Report: An On -site Geotechnical Soils Report needs to be submitted with the Final
Plat or Site Plan Review that includes a preliminary design for the roads to be constructed on -site.
Grading Permit: As part of a Site Plan Review or Final Plat process, the applicant needs to submit a
grading permit showing: proposed grading, erosion control placement, typical details for all BMPs to be
utilized, and a Construction Stormwater permit from the Colorado Department of Public Health and
Environment. The permit must be stamped by a registered professional engineer licensed in the State
of Colorado. Please note that the grading permit will not be released until the applicant has signed the
improvements agreement, posted collateral, and submitted the Site Plan Review plat for recording.
Improvements Agreement: Prior to recording a Final Plat or Site Plan Review Plat, the applicant
needs to enter into an Improvements Agreement for the onsite and offsite work to be done. Collateral
needs to be submitted to and accepted by the Weld County Board of County Commissioners prior to
recording of the plat.
Traffic Study: No Traffic Study was submitted for this Change of Zone application. The Public Works
Department will defer the traffic study if needed, to be included with the submittal of the Final Plat or
Site Plan Review application documents. The detailed Traffic Study should follow the Traffic Study
checklist. Roadway improvements including but not limited to improvements to roadways and
intersections used for haul routes, auxiliary lanes, widened radii, and relocation of accesses may be
required by Weld County Public Works. Once the traffic study is submitted, changes to the site layout,
turn lanes or other improvements may be required by Public Works. The applicant should expect to fully
fund the necessary roadway improvements to mitigate for the traffic generated by this development.
All interior roadways must be privately maintained by the applicant. The County will not accept interior
roadways for County maintenance.
An access permit cannot be granted at this time. Access requirements will be determined when the
Traffic Study is reviewed with the Final Plat or Site Plan Review application. A vehicle tracking control
pad will be required.
CR 64, aka 'O' St., is an arterial road, which requires a 140 -foot right-of-way at full build out. There is
presently a 60 -foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of
SETBACK in the Weld County Zoning (23-1-90), the required setback is measured from the future right-
of-way line.
REQUIREMENTS:
The following item may be a Condition of Approval for the Site Plan Review Plat or Final Plat. The plat
shall be amended to delineate the following:
a. County Road 64 is designated, on the Weld County Road Classification Plan, as an
arterial road, which requires 80 feet of right-of-way at full build out. A total of seventy
(40) feet from the centerline of County Road 64 shall be indicated as "Future County
Road 64 Right -of -Way". The applicant shall verify and delineate on the plat the existing
right-of-way and the documents creating the right-of-way. All setbacks shall be
measured from the edge of future right-of-way. If the right-of-way cannot be verified, it
shall be dedicated. This road is maintained by Weld County. (Department of Public
Works)
The following items may be Development Standards on the Site Plan Review or Final Plat.
1. With a Final Plat or Site Plan Review submittal, the applicant will need to provide a Master
Drainage Report which adequately addresses the requirements listed in Weld County Code
Chapter 8, Article 10, Section 8-11-120.
2. A detailed Traffic Impact Study is required with the Final Plat or Site Plan Review application.
Offsite roadway and/or intersection improvements may be required.
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3. Access requirements will be determined when the Traffic Study is reviewed with the Final Plat or
Site Plan Review application.
4. Prior to recording a Final Plat or Site Plan Review Plat, the applicant may be required to enter
into an Improvements Agreement for onsite and offsite Improvements. Collateral needs to be
submitted to and accepted by the Weld County Board of County Commissioners prior to
recording of the plat.
5. Prior to recording a Final Plat or Site Plan Review Plat, the applicant needs to submit a grading
permit showing: proposed grading, erosion control placement, typical details for all BMPs to be
utilized, and a Construction Stormwater permit from the Colorado Department of Public Health
and Environment. The permit must be stamped by a registered professional engineer licensed
in the State of Colorado. Please note that the grading permit will not be released until the
applicant has signed the improvements agreement, posted collateral, and submitted the Site
Plan Review plat for recording.
6. An On -site Geotechnical Soils Report needs to be submitted prior to recording of the Final Plat
or Site Plan Review that includes a preliminary design for the roads to be constructed on -site.
7. To protect public safety and prevent offsite damages, sufficient interim Best Management
Practices (detention, erosion, and sediment control) will need to be designed, approved, and
installed prior to commencement of construction.
8. Flood Hazard Development Standard -A portion of the site is located in the 100-year/500-year
flood plains.
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MEMORANDUM
TO: Chris Gathman, Planning Services DATE: April 5, 2013
FROM: Donald Carroll, Engineering Administrator
Public Works Department
SUBJECT: COZ13-0001, Wake LLLP, do Johnson/Taylor
Weld County Public Works has received and reviewed the Change of Zone submittal
application. This phase of the planning process is a content review of the submitted materials,
NOT a technical review. Staff comments made during this phase of the process will not be all-
inclusive, as other concerns or issues may arise during the remaining application process. The
critical issues of concern addressed include but are not limited to the Site Plan, Traffic Study,
Preliminary Drainage Report, Geotechnical Soils Report, and Flood Hazard Development
Permit. The Public Works Department will perform a detailed technical review of the project
once the submittal application is deemed acceptable and is promoted to the review phase of the
planning process.
fr Road /Access- CR 64 (O Street) is an arterial road, which requires a 140 -foot right-of-
way at full build out. There is presently a 60 -foot right-of-way. This road is maintained
by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning (23-
1-90), the required setback is measured from the future right-of-way line. The applicant
shall delineate or dedicate an additional 40 -foot of right-of-way parallel to the CR 64 (O
Street) right-of-way for full build -out.
➢ Access Permit Application form — Submitted
➢ Site Plan Review — Submitted, Need to show access points on plat map.
➢ Traffic Study — Not required at COZ.
➢ Preliminary Drainage Report — Not required at COZ.(Conceptual)
➢ Geotechnical Report — Not required
fr Flood Hazard Development Standards — A portion of this site is located in the 100 -year
& 500 -year flood plains.
pc: COZ13-0001
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0001,_Wake LLLP c o Johnson_Taylonl].docx
Memorandum
TO: Chris Gathman, W.C. Planning
DATE: September 17, 2012
FROM: Mary Evett, W.C. Department of Public
Health and Environment
CASE NO.: COZ13-0001 NAME: Wake LLLP
Environmental Health Services has reviewed this proposal to rezone 24.5 acres from
the R-1 (Low Density Residential) Zone District to the Industrial 3 Zone District. An
engineer -designed individual sewage disposal system and a water tap from North Weld
County Water District will be utilized when a business is constructed.
Once a site plan review is submitted, this department will require specific items such as;
dust and waste handling plans, noise abatement plan, and an air emission permit
depending on the land use.
The Department recommends approval with the following conditions:
The following condition is recommended to be part of any approval:
1. A Weld County Septic Permit is required for the proposed business septic system
and shall be installed according to the Weld County Individual Sewage Disposal
Regulations. The septic system is required to be designed by a Colorado
Registered Professional Engineer. Please note, the lot owners shall verify with
the nearest Town/City or Sanitation District to determine the location of the
nearest sewer line. In accordance with the Weld County Code, if a sewer line
exists within 400 feet of the property and the sewer provider is willing to serve the
proposed structure, a septic permit cannot be granted by the Weld County
Department of Public Health and Environment.
The following should appear as notes on the change of zone and final plats:
1. Water service shall be obtained from North Weld County Water District.
2. This subdivision is in rural Weld County and is not served by a municipal
sanitary sewer system. Sewage disposal shall be by septic systems designed
in accordance with the regulations of the Colorado Department of Public
Health and Environment, Water Quality Control Division and the Weld County
Code in effect at the time of construction, repair, replacement, or modification
of the system.
3. During development of the site, all land disturbances shall be conducted so
that nuisance conditions are not created. If dust emissions create nuisance
conditions, at the request of the Weld County Health Department, a fugitive
dust control plan must be submitted.
4. In accordance with the Regulations of the Colorado Air Quality Control
Commission any development that disturbs more than 5 acres of land must
incorporate all available and practical methods that are technologically feasible
and economically reasonable in order to minimize dust emissions.
5. Weld County's "Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
7. A stormwater discharge permit may be required for a
development/redevelopment /construction site where a contiguous or non-
contiguous land disturbance is greater than or equal to one acre in area.
Contact the Water Quality Control Division of the Colorado Department of Public
Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more
information.
8. Activities such as landscaping (i.e. planting of trees and shrubs) and construction
(i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in
the designated absorption field site
aft.
March 25, 2013
Weld County Referral
The Weld County Department of Planning Services has received the following item for review:
Applicant: Wake LLLP, c/o Bruce Johnson Case Number: COZ13-0001
Please Reply By: April 22, 2013 Planner: Chris Gathman
Project: Change of Zone from the R-1 (Low -Density Residential) Zone District to the 1-3 (Industrial) Zone
District.
Location: South of and adjacent to O Street (CR 64); approximately 675 feet west of CR 41.
Parcel Number: 080332000037-R1291486 Legal: PT E2 SECTION 32, T6N, R65W of the 6th P.M.,
Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature
Agency
City of Greeley
Dale 4/25/2013
Weld County Planning Dept. 1555 N 17th Ave, Greeley. CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
Ciryof
Greeleyad°
Great. From the Ground Up. Greeley
April 24, 2013
Chris Gathman
Weld County Planning
1555 N 17th Avenue
Greeley, CO 80631
g.iathman@comeld.co.us
Re: Review of COZ13-0001 (WCR 10:13)
Dear Chris:
Attached with this letter are review comments from City staff regarding the COZ13-0001 (WCR 10:13)
Thank you for the opportunity to review this application.
Please call Brandon Gossard at (970) 350-9824 or Troy Spraker at (970) 336-4145 with any questions you
may have.
Derek Glosson, P.E.
Engineering Development Manager
Derek.Glosson; GreeleyGov.com
cc: Brandon Gossard, Planner II Brandon.Gossard@GrccicyGov.com
Troy Spraker, Staff Engineer Troy.Spraker!n7,GreeleyGov.com
Attachment
Community Development -Engineering Development Review • 1100 10th Street, Ste. 402, Greeley, CO 80631 • Fax (970) 336-4170
We promise to preserve and improve the quality of life for Greeley through timely, courteous and cost-effective service.
Cit. orK..--L
Greeley
Great From the Ground Up.
Project Review Comments
Project Name:
Location:
Reviewed By:
Department:
Submittal:
Case #:
Date: 4/24/2013
WCR 10:13
SW Corner of WCR 64 and WCR 41
Brandon Gossard Phone: (970) 350-9824
Community Development / Planning
4/10/2013 Submittal #: 1
WCR 10:13
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction Specifications, Volumes I, II, & III. Sections of the Code or
Construction Specifications are shown in brackets as part of the review comments below.
For additional information on the City Code or the Design Criteria, see the City of Greeley web
site at the following location:
Planning: http://ereelevgov.com/CommunitvDevelopment/PlanningDivision.a.spx
Engineering: http://greelevgov.com'CommunitvDevelopment/engineering.aspx
Provide written responses to the comments below.
A Word document of the comments is available upon request.
General Comments
❑ This site is within the City of Greeley's Long Range Expected Growth Area (LREGA).
The LREGA is the area within which the City is expected to grow over the next 20+
years and a full range of municipal services will be available.
• The proposed zoning would allow for a substantial potential increase in traffic, intensity
and potential impacts to adjacent properties. Particular attention should be paid to the
compatibility with future site plans with Eaton Draw and the existing residential to the
east of the site.
❑ The intersection of County "O" Street and US 85 is located just north and very close to
the north bound merge lane of US 85 Bypass and Business routes. Adding additional
truck and heavy equipment traffic to this roadway and intersection should be discussed
with CDOT.
❑ If development occurs in Weld County, right-of-way dedication should be required for
the eventual width of "O" Street. Due to the site's location proximate to municipal limits
and within the adopted growth boundary of the City, the amount of required right-of-way
should be based on City of Greeley standards in order to facilitate the site's eventual
integration into urban -scale development.
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❑ In order to more easily integrate the site into the City and allow for future infrastructure
improvements to urban standards, it is recommended that any improvements constructed
should comply with City standards. This includes parking, access, and structures being
set back at least twenty-five (25) feet from the future right-of-way for "O" Street.
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CIty of
Greeley
Great. From the Ground Up.
Project Review Comments
Project Name: WCR 10:13
Location:
Reviewed By:
Department:
Submittal:
Case #:
Date: 4/24/2013
SW Corner of WCR 64 and WCR 41
Troy Spraker Phone: (970) 336-4145
Community Development / EDR
4/10/2013 Submittal #: 1
WCR 10:13
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction Specifications, Volumes I, 11, & 111. Sections of the Code or
Construction Specifications are shown in brackets as part of the review comments below.
For additional information on the City Code or the Design Criteria, see the City of Greeley web
site at the following location:
Planning: http://greelevgov.com/CommunitvDevelopment/PlanningDivision.aspx
Engineering: http://i'reelevgov.com/CommunitvDevelopment/engineering.a.spx
Provide written responses to the comments below.
A Word document of the comments is available upon request.
Eaton Draw Floodplain
❑ Advisory. The City of Greeley has initiated a floodplain study to be completed on the
Eaton Draw from Ilwy 392 to the Cache La Poudre River. This floodplain study is
anticipated to be completed by the end of 2013. Depending on the study results the
floodplain boundaries are likely to change.
Right of Way
❑ Code. Per the City of Greeley 2035 Comprehensive transportation plan O Street is slated
to be a 2 lane minor arterial roadway with a right-of-way width of 100'. Per the Weld
County Property information website it appears that the existing right-of-way along O
Street is 60', therefore incorporate this future right-of-way into the design of the
development.
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