HomeMy WebLinkAbout20130425.tiffMEMORANDUM
TO: Chris Gathman, Planning Services DATE: December 5, 2012
FROM: Heidi Hansen, P.E., Public Works
SUBJECT: PUDZ12-0003, Big Thompson Investment Holdings,
Tim Naylor
The Weld County Public Works Department has reviewed this change of zone request. Comments made
during this phase of the subdivision process may not be all-inclusive, as other concerns or issues may arise
during the remaining application process. Any issues of concern must be resolved with the Public Works
Department prior to recording the final plat.
COMMENTS:
Plat Review: A plat map following the checklist in the Weld County Code Section 27-9-20 is required for a
PUD Change of Zone. The current plat map is missing items from the checklist.
All interior roadways must be privately maintained by the subdivision association. The County will not accept
interior roadways for County maintenance.
Construction plans for all on -site improvements (roadways, drainage, etc.) are required with the final plat
submittal. The plans must be signed and stamped by a professional engineer registered to practice in the State
of Colorado.
Drainage Report: The applicant submitted a "Change of Zone Drainage Report" dated 11/5/2012. The
submitted Drainage Report is not adequate for a Change of Zone submittal. The report should be a more
detailed drainage design with drawings following the Change of Zone Drainage Report Checklist (the checklist
is attached) and should have preliminary design of all drainage improvements for the subdivision. The report
and drawings must be stamped and signed by a Professional Engineer registered to practice in the Sate of
Colorado.
The Report must adequately address 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 needs to be amended to clearly show and label existing and proposed culverts,
swales, channels overall drainage area boundary, sub -area drainage boundaries, and the locations of
proposed detention ponds.
• The ponds currently outlet directly into the County maintained roadside ditches. This is unacceptable.
The ponds must outlet onto the project property and be returned to sheet flows before leaving the site
into County Right -of -Way or onto neighboring properties.
• Water Quality is required.
• Please address the 100 year flow conveyances. If the ditches and culverts are designed for the 10 year
storm how will the 100 year storm reach the ponds without causing damage? Will the 100 year storm
overtop the interior roadway?
• The report mentions that an existing irrigation ditch running through the property will be relocated along
the property lines. Please provide a complete design for the relocation of the ditch including the culvert
under the interior roadway and address the relocation in the report text.
• Explain how the joined ponds detain the 100 year flows to the 5 year historic rate. It appears that the 5
year historic rate releasing from the first pond has not been accounted for in the second pond's volume.
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• Provide the routing information used to determine the time of concentration for each basin.
• 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 or it must be shown that no offsite flows enter the
site.
• The proposed grading will need to be provided to review the 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.
• 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
• Drainage Improvements must be located within drainage easements.
• Address the redlines in the drainage report and drawings.
Grading Permit: Prior to recording the Final 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 Final plat for recording.
Improvements Agreement: Prior to recording the Final Plat, the applicant needs to enter into an
Improvements and Road Maintenance Agreement for the onsite and offsite work to be done. The
Improvements will include triggers for onsite and offsite roadway upgrades and auxiliary lanes. Collateral
needs to be submitted to and accepted by the Weld County Board of County Commissioners prior to recording
of the plat.
Traffic Study: Weld County Public Works has received a Traffic Narrative for the Coulson Investments site
prepared and stamped by Eugene Coppola. After reviewing the submitted traffic narrative I have prepared the
following comments:
An annual road inspection will be performed in the spring to establish the condition of CR 62 to determine if
any road damage was caused by the operation of the facility. The applicant will be responsible excavate,
repair, or patch any damage on the roadway to mitigate for heavy truck traffic created by the facility. The type
and method of repair will be determined by the Department Public Works.
A northbound left deceleration turn lane is warranted on CR 47 at CR 62. The submitted traffic study states
that improvements are planned for CR 47 and that it is impractical to build the turn lane at this time. This is an
incorrect statement. The improvements made to CR 47 will be terminating at the intersection CR 47 & CR
60.5(SH263), and will not impact the required improvements triggered by Phase 1 of the development.
The intersection of CR 47 & CR 60.5 (SH 263) is currently maintained by both CDOT and the City of Greeley.
An eastbound left deceleration lane at the intersection is currently warranted. CDOT and the City of Greeley
will determine when improvements to their intersection are required to mitigate impacts from this development.
At full build out the development will trigger a number of roadway improvements at the facility entrance and the
intersection of CR 47 & CR 62 due to large traffic volumes associated with the facility; the following is a list of
the triggers for turn lanes:
a. 25vph turning right into the facility, onto CR 62, or onto CR 47 during a peak hour.
b. 50 vph turning right out onto CR 47 during a peak hour.
A stop sign will be required to be installed at the facility accesses onto CR 62. The access will have 60' radius
to accommodate the larger trucks entering and exiting the site.
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No parking or staging of commercial vehicles on the county road is allowed. Use on -site parking area.
The applicant has approximately a total of 220 trips per day during phase 1 and 2,603 trips per day at full build
out.
CR 62 is a local gravel road and requires a 60 -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.
CR 47 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. Improvements to
CR 47/49 are included within the Weld County 5 -year plan. This may result in haul route modifications during
the construction.
Public Works may have additional comments with the submittal of a revised drainage report and plans
as well as with the Final Plat submittal.
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Case Name:
Case Number: Date:
Weld County Public Works
Change of Zone Drainage Report Outline
The following checklist is to be utilized as guidance, and may not be all inclusive. Other concerns
not included in this checklist may arise during the review process.
NOTE: A HARDCOPY OF THE DRAINAGE REPORT AND CONSTRUCTION DRAWINGS MUST BE
SUBMITTED TO PUBLIC WORKS FOR REVIEW
Comment Headings
IncludedNot
Included
N/A
All reports shall be typed on 8-1/2" x 11" paper and bound. Drawings
(24" x 36") shall be included. The drawings shall be bound within the
report or included within a pocket attached inside the back cover of the
report. The report shall be a stand-alone document and therefore all
important reference material, supporting documents, and calculations
shall be copied and included within the report appendix. The report shall
include a cover letter presenting the drainage design for review and shall
be prepared or supervised by an engineer licensed in Colorado. Only
original documents sealed in ink will be accepted. The sealed report
shall contain a certification sheet as follows:
"I hereby certify that this report for the preliminary drainage design of
(Insert Name of Project) was prepared by me (or under my direct
supervision) in accordance with the provisions of the Weld County storm
drainage criteria for the owners thereof."
The Drainage Report is stamped, signed, and dated by a registered P.E.
licensed to practice in the State of Colorado.
All submitted construction plan sheets are stamped, signed, and dated by
a registered P.E. licensed to practice in the State of Colorado.
The following items at a minimum should be discussed in the Drainage Report narrative and should
be supported with maps and calculations in the Appendix. Include a copy of this checklist with the
Drainage Report submittal.
I. General Location and Description
A. Location
1.
Township, Range, Section,' -Section.
2.
Local streets within and adjacent to the development.
3
Major open channels, lakes, streams, irrigation and other water resource
facilities within and adjacent to proposed project site.
4
Names of surrounding developments including jurisdiction
(municipalities).
B. Description of Property
1.
Area in acres.
2.
Ground cover and soil types.
3.
Major open channels and property ownership.
4.
General project description.
5
Existing irrigation facilities and facility ownership information within 200 ft.
of property.
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6.
Groundwater characteristics (where applicable).
II. Drainage Basins and Sub -Basins
A. Major Basin Description
1.
Reference to Weld County Master Drainage Plan(s) where applicable.
2.
Major basin drainage characteristics.
3.
Identification of all FEMA-defined 100 -year floodplains and floodways
affecting the property.
B. Sub -Basin Description
1.
Historic drainage patterns on the subject property and adjacent
properties.
Off -site drainage flow patterns and impacts on the subject property
(minimum 200 ft outside property boundary, or until no further off -site
contributing flow area is encountered).
2.
III. Drainage Design Criteria
A. Regulations
1
Discussion of the optional criteria selected or the deviation from the Weld
County Storm Drainage Criteria, if any.
B. Development Criteria Reference and Constraints
1.
Discussion of previous drainage studies (i.e. project master plans) for the
subject property that influence or are influenced by the proposed
drainage design for the site.
2.
Discussion of site constraints such as slopes, streets, utilities, existing
structures, irrigation ditches, and the site plan impacts on the proposed
drainage plan.
C. Hydrological Criteria
Identify design rainfall amounts and source of design storm depth
information, NOAA Atlas, UD&FCD maps, etc.
Identify design storm recurrence intervals. Reference the appropriate
information in the Appendix.
Identify runoff calculation method(s) and any computer models. Include
summaries of the routing and accumulation of flows at all identified
design points for minor and major storm runoff. Reference the results in
the Appendix.
Identify detention discharge and storage calculation methods and
computer models. Reference the results in the Appendix.
Discussion and justification of other criteria or calculation methods used
that are not presented or referenced by the Weld County Storm Drainage
Criteria.
2.
3.
4.
5.
D. Hydraulic Criteria
1.
Identify conveyance capacities from County references and any computer
models.
2.
Identify detention outlet type.
3.
Identify check/drop structures criteria used.
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Discussion and justification of criteria or calculation methods used that
are not presented in Weld County Storm Drainage Criteria.
IV. Drainage Facility Design
A. General Concept
1.
Discussion of concept and typical historical drainage patterns.
2
Discussion of compliance with off -site runoff considerations and
constraints.
3
Discussion of the content of all tables, charts, figures, or drawings in the
report.
4
Discussion of anticipated hydraulic structures (channels, pipes,
rundowns, etc.).
B. Specific Details
1
Discussion of compliance with drainage criteria (street, inlet, pipe
capacities, etc.)
2
Discussion of drainage problems encountered and solutions at specific
design points.
3.
Discussion of detention storage and outlet design.
4
Discussion of maintenance access and aspects of the design.
2
Provide copies of Draft CDPHE, CAFO, DRMS, or State Engineer's
permit applications where applicable.
V. Conclusions
A. Compliance with the Weld County CODE
1.
Statement of whether or not the design will meet Weld County Code.
B. Drainage concept
1.
Effectiveness of drainage design to control damage from storm runoff.
2.
Influence of proposed development on any applicable Weld County
Master Drainage Plan recommendations.
3
Identification of and intent to obtain written approval of affected irrigation
company or other property owner(s). Weld County may require that the
applicant provide evidence that offsite impacted jurisdictions have been
notified of the proposed plans.
4
Reference all criteria and technical resources utilized.
The Appendices should include at a minimum the following information. The Drainage Report should
be a standalone document and needs to include copies of all pertinent references used in the
generation of the Drainage Report.
VI. Appendices
A. Hydrologic Computations
1
Vicinity Map showing location of the site in relation to surrounding area.
Show the approximate boundaries of the site.
2
FIRMette showing location of the site in relation to the FEMA mapped
floodplains/floodways. Show the approximate boundaries of the site.
3
Soil Survey Information/Map showing soil types and soil hydrologic
groups for the project site.
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Case Number: Date:
4
Rainfall Maps with the project location identified. Maps can be from
UDFCD or NOAA as applicable.
5.
Land use assumptions regarding adjacent properties.
6.
Initial and major storm runoff computations at specific design points. (5-
yr, 10-yr, and 100-yr)
7.
Historic and fully developed runoff computations at specific design points.
8
Computer model input and output. Include model files and/or
spreadsheets on a CD-ROM to be attached to the Drainage Report.
B. Hydraulic Computations
1.
Preliminary culvert sizing.
2
Preliminary storm sewer and storm inlet sizing. Include the street
capacity evaluations.
3
Preliminary swale or channel sizing. The calculations need to show
stability calculations for unvegetated and vegetated conditions.
Preliminary riprap or other revetment design. The calculations need to
include design for bedding and geo-fabric.
5.
Preliminary pond area/volume capacity and outlet sizing. Show
calculations for the 100 -year water surface elevations and overflow
facilities.
6.
Preliminary check dam and/or drop structure sizing.
7.
Changes to calculation methods. If applicant/ design engineer modifies
any portion of the UDFCD spreadsheets used for hydrologic or hydraulic
calculations, the applicant/design engineer shall identify all changes to
calculation assumptions or computer programs as to the type of change
and specific factors that were modified.
8
Any computer model input and output. Include model files and/or
spreadsheets on a CD-ROM to be attached to the Drainage Report.
C. 24 x 36 Maps
1
2.
A General Location (Vicinity) Map shall be provided at a scale of
1"=2,000' or larger in sufficient detail to identify upstream off -site drainage
areas flowing into the proposed development and general drainage
_patterns.
Drainage Plan of the proposed development shall be provided at a scale
of 1"=100' or 1"=200' on a 24"x36" drawing. The plan shall show the
following information:
2a
Existing contours at a 2 -ft maximum interval. Contours must extend at
least 200 feet from all project boundaries or further if necessary to show
upstream and downstream drainage relationships that impact the
proposed development. The plans and report shall describe the
horizontal and vertical datum (NGVD-29, NAVD-88, NAD83, etc) used on
the plans and reconcile the differences where necessary.
2b
Property lines, existing and proposed lot lines, and existing and proposed
easements.
2c.
Streets with names.
2d
Existing drainage facilities, pipes, structures, irrigation facilities, and
sizes.
2e.
Overall drainage area boundary and sub -area boundaries.
2f.
Proposed contours and flow directions using arrows.
2g'
Location of proposed storm sewers, swales, open channels, culverts,
detention ponds, and other appurtenances.
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2h.
Proposed outfall point(s) for runoff from the development area and
facilities to convey flows to the final outfall point without damage to
downstream properties.
2i
Locations and elevations of all defined 100 -year floodplains and
floodways affecting the property.
2j.
Location and types of proposed permanent erosion control features.
3.
Historic Drainage Basin Map. Show drainage basin boundaries (on -site
and off -site), 2 ft on -site and off -site drainage boundaries, design points,
historic flow path, flow path length, and flow path slope.
4
Fully Developed Drainage Basin Map. Show drainage basin boundaries
(on -site and off -site), 2 ft on -site and off -site drainage boundaries, design
points, developed flow path, flow path length, and flow path slope. Show
drainage easement including metes and bounds description around all
drainage related features. Show any other drainage easements that may
exist on the project site.
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Memorandum
TO: Chris Gathman, W.C. Planning
DATE: November 9, 2012
FROM: Lauren Light, W.C. Department of Public
Health and Environment
CASE NO.: PUDZ12-0003 NAME: Big Thompson
Investment Holdings, LLC
Environmental Health Services has reviewed this proposal to rezone 56 acres from the
Agricultural Zone District to the Planned Unit Development Zone District. North Weld
County Water District will provide water taps and the City of Greeley will provide sewer
taps.
A letter from North Weld County Water District, dated September 6, 2012, was included
in the application materials; however, the District did not address the availability of water
service for a 6 lot industrial subdivision. The letter also indicates a water service
agreement will be required.
The application states sewer will be provided by the City of Greeley but no information
was included in the application from Greeley.
Once a site plan review is submitted, this department will require specific items such as;
dust and waste handling plans and an air emission permit depending on the land use.
The Department recommends denial until will -serve letters from North Weld Water
District and the City of Greeley have been received and approved by the Weld County
Attorney.
If approval is granted, the Department recommends the following conditions:
The following should appear as notes on the change of zone and final plats:
1. Water service shall be obtained from North Weld Water District.
2. Sewer service shall be obtained from the City of Greeley.
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. If land development creates more than a 25 -acre contiguous disturbance, or
exceeds 6 months in duration, the responsible party shall prepare a fugitive dust
control plan, submit an air pollution emissions notice, and apply for a permit from
the Colorado Department of Public Health and Environment.
6. 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.
Submit by Email
November 01, 2012
Weld County Referral
The Weld County Department of Planning Services has received the following item for review:
Applicant: Big Thompson Investment Holdings, LLC Case Number: PUDZ12-0003
Please Reply By: November 29, 2012 Planner: Chris Gathman
Project: Change of Zone request from Agricultural for a proposed 6 -lot Planned Unit Development
(PUD) for C-3, I-1, 1-2 and 1-3 Industrial Uses (in conjunction with PUDK12-0003).
Location: North of and adjacent to County Road 62 and West of and adjacent to County Road 47.
Parcel Number: 080335400024-R6777780 Legal: PT S2SE4 SECTION 35, T6N, R65W LOT B REC
EXEMPT RE -4915 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
Date
12/17/2012
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
i
City of
Colorado
reele
Great. From the Ground Up.
December 17, 2012
Chris Gathman
Weld County Planning
1555 N 17`h Avenue
Greeley, CO 80631
SENT VIA EMAIL ONLY
Re: Review of PUDZ12-003 (WCR 35:12)
Dear Chris:
Attached with this letter are review comments from City staff regarding the PUDZ12-0003 (WCR 35:12).
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 Glos4haeofrir
son, P.E.
Engineering Development Manager
Derek.Glosson@GreeleyGov.com
cc: Brandon Gossard, Planner II Brandon.Gossard@GreeleyGov.com
Troy Spraker, Staff Engineer Troy.Spraker@GreelevGov.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 Sough timely, courteous and cost-effective service.
C;itvul'/G
Greeley
Great. From the Giound Up.
Project Review Comments Date: 12/17/2012
Project Name:
Location:
Reviewed By:
Department:
Submittal:
Case #:
WCR 35:12
North of CR 62 West of CR 47
Brandon Gossard Phone: (970) 350-9824
Community Development / Planning
11/07/12 Submittal #: 1
WCR 35:12
For additional information on the City Code or the Design Criteria, see the City of Greeley web
site at the following location:
Planning: http: //greel evgov. corn/Comm unitvDevelopment/PlanningDivision. aspx
Engineering: http://greeleygov.com/CommunioiDevelopment/engineering.aspx
Please provide written responses to the comments below with next submittal. A Word document
of the comments is available upon request.
Annexation
o Annexation of the subject property is not required, since sewer service is located more
than 400' from the proposed use. However, if the applicant requests city sewer and/or
water services, a pre -annexation agreement will be required, which would include timing
for annexation, construction of infrastructure to city standards, and adherence to most city
design standards.
o The applicant may be able to serve the site with a septic system and North Weld water. If
they choose not to do so, note that there are several challenges towards providing city
sewer (see Engineering comments below), which will have to be addressed and funded by
the applicant.
o The site is located directly adjacent to the municipal limits of the City of Greeley and is
therefore potentially eligible for, and meets the contiguity requirements of, annexation.
Proposed Use
o Please provide additional details on the characteristics of the proposed trucking operation
(e.g. truck washing operations, number of initial employees, proposed service demands,
etc.).
Growth Boundaries
o The proposed PUD sketch plan is located 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.
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Design Standards
o If development occurs in Weld County, right-of-way dedication should be required at this
time. Due to the site's location adjacent 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.
o County Road 47 will become a regional north -south connection with the southerly
connection to County Road 49. Right-of-way should be dedicated at this time to allow
for the construction of additional improvements to County Road 47.
o Many design elements included within the proposed PUD sketch plan do not meet City
development standards as it relates to right-of-way width, road surface, and setbacks. 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. All internal industrial local roadways within the City
of Greeley require the dedication of sixty (60) feet of right-of-way. Parking and structure
setback to any right-of-way within the City of Greeley is twenty-five (25) feet.
Page 2 of S
Ow or —4%%141\
Greele y
Great. Front the Ground tip.
Project Review Comments Date: 12/17/2012
Project Name:
Location:
Reviewed By:
Department:
Submittal:
Case #:
WCR 35:12
North of CR 62 West of CR 47
Troy Spraker Phone: (970) 336-4145
Community Development / Engineering
11/07/12 Submittal #: 1
WCR 35:12
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: //greeleygov. com/Comm unityDevelopment/PlanningDivision. aspx
Engineering: http://greelevgov.com/CommunityDevelopment/engineering.aspx
Please provide written responses to the comments below with next submittal. A Word document
of the comments is available upon request.
Sanitary Sewer
o Advisory — The City of Greeley acknowledges that the sanitary sewer is only within 400'
of a small portion of the property in the southwest corner and therefore it is understood
that Weld County may not require this development to connect to the existing municipal
sanitary sewer system. Please note that if it is desired by the developer, however, the
City of Greeley would be willing to provide sanitary sewer service for this development.
o Advisory — The sanitary sewer lift station that provides conveyance for the sewer main
located south of this development is still in the State review and approval process, and
therefore has not been installed. Per communications with the State it is anticipated that
this lift station will be approved by the end of January 2013 and the lift station will be
installed shortly thereafter. Please note that the lift station was designed for the future
development of the airport with a maximum capacity of 120 gpm, where 100% of the
available capacity is allocated to the airport. It is anticipated that the airport will utilize
their allocated capacity over the next 20+ years. If this development will utilize City of
Greeley sanitary sewer service, then discussions with the Greeley/Weld airport will be
required to upsize the pumps in the lift station to handle the additional flow contribution
from this development. It is anticipated that the redesign and upgrading of the lift station
could be postponed until future development occurs within the airport and surrounding
properties, however an agreement with the airport would need to occur at this time to
determine the responsibilities of each development.
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o Advisory -- Once the City receives a status update on the State review and approval for
the lift station then the City will inform the County of anticipated construction and
operation dates. In the mean time, the City of Greeley respectfully asks that if any
meetings are scheduled between the developer, Weld County, or the Greeley/Weld
Airport to discuss utility service that the City be invited to participate is these discussions
to determine how best to provide utility service for this development.
o Advisory — The developer should investigate whether it is physically possible to extend
gravity -feed sanitary sewer to the development. To aid in this investigation, note that the
invert at the northern manhole is 4645.33 with a rim elevation of 4651.00 (vertical datum
NAVD 1988).
o New — Please clarify the use of the proposed truck wash. It is unclear if the truck wash is
to be used for washing the external portions of trucks and trailers to remove road grime or
if the proposed truck wash will be utilized for washing the interior portions of the trailers
used to haul milk and/or cattle. Depending on the use of the truck wash, varying levels of
sanitary sewer pre-treatment would be required, if it is connected to the sewer system.
Contact Joe Kunovic the City of Greeley Industrial Pre-treatment Supervisor at (970)
350-9363 for additional information and pre-treatment requirements under this scenario.
Water Service
o Advisory — Either the North Weld County Water District or the City of Greeley could
provide water service to the development. Please note that the City of Greeley has a 16"
water main located on the south side of CR 62 which could provide water for the
development and would alleviate the need to install 4 miles of 16" water main as stated in
the 'Will Serve' letter from North Weld County Water District, dated September 7th
2012. The developer should be aware that the 16" water main serving this development
is on a long dead-end main, however an agreement to create an interconnect with North
Weld County Water District for a secondary water supply may be allowed but will need
to be further discussed with North Weld County Water District. The City of Greeley
would like to meet with the developer and North Weld County Water District to further
discuss how water service will be provided to this development, if the applicant chooses
to be served by Greeley city water.
Water and Sewer
o Advisory — Should the City of Greeley provide water and/or sewer to this development
then the site shall be constructed according to the City of Greeley Design Criteria and
Construction Standards and a pre -annexation agreement will be required. The pre -
annexation agreement would outline the terms and conditions of development and how
this property will be integrated into the City of Greeley.
o Advisory — If a connection to the City of Greeley water and sewer system is pursued then
the construction must meet water and sewer design criteria. If services are pursued
through North Weld County Water District and a septic system is utilized for waste
disposal, then the City requests that the County require a 30' exclusive water and sewer
easement to be extended through the site to the north property line for future extensions
Page 4 of S
of the water and sewer mains. The easement should be centered on the airport property
line in the northwest portion of the site. This development is located within the City of
Greeley Long Range Expected Growth Area, so it is anticipated that ultimately this
development will be located within Greeley City limits and overall planning of the site
and future development of the overall area must be carefully considered.
Fire
o Code — The proposed development is required to meet fire code and fire flow
requirements as outlined in the currently adopted 2009 International Fire Code.
Roadways
o Advisory - CR 47 is master planned to become a major arterial roadway and access to
CR 47 will be limited; therefore please consider extending a connecting roadway to the
north property for future vehicular connectivity and provide a temporary secondary point
of access to CR 47 for Fire protection. To allow increased connectivity, the internal
roadways within this proposed development should be dedicated as public right of way.
Page 5of5
WEST GREELEY. CONSERVATION DISTRICT
November 01, 2012
Weld County Referral
The Weld County Department of Planning Services has received the following item for review:
Applicant: Big Thompson Investment Holdings, LLC Case Number: PUDZ12-0003
Please Reply By: November 29, 2012 Planner: Chris Gathman
Project: Change of Zone request from Agricultural for a proposed 6 -lot Planned Unit Development
(PUD) for C-3, l-1, 1-2 and 1-3 Industrial Uses (in conjunction with PUDK12-0003).
Location: North of and adjacent to County Road 62 and West of and adjacent to County Road 47.
Parcel Number: 080335400024-86777780 Legal: PT S2SE4 SECTION 35, T6N, R65W LOT B REC
EXEMPT RE -4915 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.
IN
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
tlE12- We have reviewed the request and find no conflicts with our interests.
See attached letter.
Date
//- /49 -
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
Applicant: Big Thompson Investment Holdings, LLC
Case # P'UDZI2-0003
Location: S2SE4 Section 35, T6N, R65W
.r r� Miles
00.022E05 0.1 0.15 0.2
West Greeley Conservation District
(970) 356-8097
Case# PUDZ12-0003
Applicant: Big Thompson Investment Holdings, LLC
Planner: Chris Gathem
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
Map Soil Name
Symbol
Soil Texture
Shallow Dwellings bwellings with Small Septic Tank Prime Farm
without I Commercial Absorption Land (if
Excavations basements
basements I Buildings Fields irrigated;
Additional Comments
8 Ascalon Loam
41 Nunn Clay Loam
51 Otero Sandy Loam
Slight Moderate
Moderate Severe
Slight Slight
Moderate
Severe
Slight
Moderate Slight Yes
Severe Severe Yes
Slight Slight No
The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete soils
description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel free to
call our office.
ONSERVATION
Produced by the West Greeley Conservation District
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