HomeMy WebLinkAbout20130079MEMORANDUM
TO: Diana Aungst, Planning Services DATE: October 18, 2012
FROM: Heidi Hansen, P.E., Public Works Department
SUBJECT: USR12-0061, Justice Trucking
A Use by Special Review permit for a trucking business.
The Weld County Public Works Department has reviewed this proposal. This project falls under the Use
by Special Review Standard, Weld County Code, Chapter 23, Article II, Division 4, Section 23. Staff
comments made during this phase of the Use by Special Review process may not be all-inclusive, as
other issues may arise during the remaining application process.
COMMENTS:
CR 49 is an arterial road and requires an 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.
Proposed traffic consists of employee traffic for 22 employees and truck traffic of 20 roundtrips.
An access permit application is required for this site. Please submit an access permit application. No
additional accesses will be granted. No fee or photos are required for existing accesses.
Show the approved access on the plat and label with the approved access permit number (will be
provided when application is received).
A minimum of 45 foot radiuses are required to allow trucks to turn.
An improvements and road maintenance agreement is required for this site. Public Works will provide a
draft of the agreement after the Board of County Commissioners hearing for this project. An example
Improvements Agreement is available on the County Planning website under Application Assistance.
Dust Control will be required along the specified haul route.
The provided calculations for the Water Quality Area are acceptable. The Water Quality Area shown on
the plat is acceptable.
This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency
Management Agency (FEMA).
REQUIREMENTS:
1. Please submit an Access Permit Application showing the existing accesses.
2. Show the approved access on the plat and label with the approved access permit number (will be
provided when application is received).
3. Label the turning radiuses into the site. A minimum of 45 foot radiuses are required to allow
trucks or RVs with trailers to turn.
4. The gate must be set back 75 feet from future right-of-way to allow a truck or RV and trailer to pull
completely off of the roadway and open the gate after the future road widening.
5. Add the following notes to the plat:
C:\Urs\kfordW ppData\Local\Tarp\Low\Temporary Internet Files\Contait.l E5\L N W 26GYZ\USR12-0061 [1].docx
a. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist
on the property or become established as a result of the proposed development, the
applicant/landowner shall be responsible for controlling the noxious weeds. All
vegetation, other than grasses, needs to be maintained at a maximum height of 12
inches until the area is completely developed.
b. The historical flow patterns and run-off amounts will be maintained on site in such a
manner that it will reasonably preserve the natural character of the area and prevent
property damage of the type generally attributed to run-off rate and velocity increases,
diversions, concentration and/or unplanned ponding of storm run-off.
c. Weld County is not responsible for the maintenance of drainage related features.
C:\Urs\kfordW ppData\Local\Tarp\Low\Temporary Internet Files\Contait.l E5\L N W 26GYZ\USR12-0061 [1].docx
MEMORANDUM
TO: DIANA AUNGST, PLANNING SERVICES
FROM: MARY EVETT, ENVIRONMENTAL HEALTH
SUBJECT: USR12-0061
DATE: OCTOBER 22, 2012
Environmental Health Services has reviewed this proposal for an oil and gas support
and service facility with parking, staging and maintenance of oil and gas trucks. There
is an existing shop and office building at the site where business operations along with
vehicle repairs and maintenance will be performed. The proposed number of employees
will be 22 which include 2 full-time employees for support/maintenance and 20 drivers.
The site is served by an existing domestic well (Permit No. 249110). The use of the well
is restricted to ordinary household purposes, irrigation of one acre for lawn and garden,
and watering of domestic animals. The applicant will need to provide documentation
from the Colorado Water Resources that the well is appropriately permitted for the
proposed commercial use.
There is an existing septic system that serves the residence (Permit No. SP -0400180)
and is approved for 4 bedrooms or 8 persons. There is no septic permit on file with
Weld County Environmental Health Service for the bathroom in the existing shop/office
building. The following must be addressed for approval of a septic system for the
shop/office building:
1. If the shop is connected to the existing septic system for the residence (SP -
0400180), the existing system must be evaluated by a Colorado Certified
Professional Engineer to determine if adequate for the additional hydraulic load
from employee use. If the existing septic system is adequate, the applicant will
be required to obtain a minor septic permit for the connection from the
shop/office building to the existing septic system. If the septic system is found to
be inadequate for the additional hydraulic load, the existing system will need to
be upgraded to current code, or may install a separate septic system for the
shop/office building. A septic repair permit is required to upgrade the existing
system. A septic permit and soils testing will be required to install a separate
septic system for the shop/office building.
2. If there is a separate, unpermitted septic system for the shop/office building, it
must be evaluated by a Colorado Certified Professional Engineer. The applicant
will be required to submit a Statement of Existing and obtain a septic permit for
the unpermitted septic system. Soils testing will be required to evaluate and
permit an unpermitted septic system. If the septic system is found to be
inadequate, the system will need to be upgraded to current code.
A dust abatement plan was submitted and indicates that the property is gravel based in
all travelled areas, speeds will be controlled and water or magnesium chloride will be
applied to mitigate dust. The applicant needs to revise the dust abatement plan to
include the water source if the well is not approved for this purpose.
A waste handling plan was submitted and indicates that Waste Management of Ault, CO
will provide waste disposal and recycling service for the facility. This includes wastes
generated from light mechanical repairs (vehicle fluids) and the wastes collected in the
vault for the shop floor drains.
We have no objections to the proposal; however, we do recommend that the following
conditions be part of any approval:
We recommend that the following requirements be met prior to allowing the plat to be
recorded:
1. The applicant shall update the dust abatement plan to include the water source
for mitigating dust if the well is not approved for this purpose.
2. In the event washing of vehicles will occur on site the applicant shall ensure that
any vehicle washing area(s) shall capture all effluent and prevent discharges
from the washing of vehicles in accordance with the Rules and Regulations of the
Water Quality Control Commission, and the Environmental Protection Agency.
Vehicle washing areas should be designated on the plat.
3. The Environmental Health Services Division was unable to locate a septic permit
for the existing shop/office building. The following must be addressed for
approval of a septic system for the shop/office building:
a. If the shop is connected to the existing septic system for the residence (SP -
0400180), the existing system must be evaluated by a Colorado Certified
Professional Engineer to determine if adequate for the additional hydraulic
load from employee use. If the existing septic system is adequate, the
applicant will be required to obtain a minor septic permit for the connection
from the shop/office building to the existing septic system. If the septic system
is found to be inadequate for the additional hydraulic load, the existing system
will need to be upgraded to current code, or may install a separate septic
system for the shop/office building. A septic repair permit is required to
upgrade the existing system. A septic permit and soils testing will be required
to install a separate septic system for the shop/office building.
b. If there is a separate, unpermitted septic system for the shop/office building, it
must be evaluated by a Colorado Certified Professional Engineer. The
applicant will be required to submit a Statement of Existing and obtain a
septic permit for the unpermitted septic system. Soils testing will be required
to evaluate and permit an unpermitted septic system. If the septic system is
found to be inadequate, the system will need to be upgraded to current code.
4. The applicant shall submit written evidence from the Colorado Division of Water
Resources, demonstrating that the well is appropriately permitted for the
commercial use.
5. The applicant shall submit evidence of an Underground Injection Control (UIC)
Class V Injection Well permit from the Environmental Protection Agency (EPA)
for any large -capacity septic system (a septic system with the capacity to serve
20 or more persons per day). Alternately, the applicant can provide evidence
from the EPA that they are not subject to the EPA Class V requirements.
6. The applicant shall ensure that floor drain wastes from any vehicle maintenance
facility is captured in a watertight vault and hauled off for proper disposal. The
vault shall be designated on the plat.
We recommend that the following requirements be incorporated into the permit as
development standards:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed
for final disposal in a manner that protects against surface and groundwater
contamination.
2. No permanent disposal of wastes shall be permitted at this site. This is not
meant to include those wastes specifically excluded from the definition of a solid
waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.,
as amended.
3. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions.
4. The applicant shall operate in accordance with the approved "waste handling
plan", at all times.
5. Any vehicle washing area(s) shall capture all effluent and prevent discharges
from drum the washing of vehicles in accordance with the Rules and Regulations
of the Water Quality Control Commission, and the Environmental Protection
Agency.
6. Fugitive dust and fugitive particulate emissions shall be controlled on this site.
The facility shall be operated in accordance with the approved "dust abatement
plan", at all times.
7. This facility shall adhere to the maximum permissible noise levels allowed in the
Residential Zone as delineated in Section 14-9-30 of the Weld County Code.
8. Adequate drinking, hand washing and toilet facilities shall be provided for
employees and patrons of the facility, at all times.
9. Sewage disposal for the facility shall be by septic system. Any septic system
located on the property must comply with all provisions of the Weld County
Code, pertaining to Individual Sewage Disposal Systems.
10.In the event the facility's water system serves more than 25 persons on a daily
basis the water system shall comply with the Colorado Primary Drinking Water
Regulations (5 CCR 1003-1). Evidence shall be provided to the Weld County
Department of Public Health and Environment that the system complies with the
Regulations.
11.All potentially hazardous chemicals must be handled in a safe manner in
accordance with product labeling and in a manner that minimizes the release of
hazardous air pollutants (HAP's) and volatile organic compounds (VOC's). All
chemicals must be stored secure, on an impervious surface, and in accordance
with manufacturer's recommendations.
12. Process wastewater (such as floor drain wastes) shall be captured in a
watertight vault and hauled off for proper disposal. Records of installation,
maintenance, and proper disposal shall be retained.
13.The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
14. This application is proposing a well as its source of water. The applicant should
be made aware that while they may be able to obtain a well permit from the
Office of the State Engineer, Division of Water Resources, the quantity of water
available for usage may be limited to specific uses, i.e. domestic use only, etc.
Also, the applicant should be made aware that groundwater may not meet all
drinking water standards as defined by the Colorado Department of Public
Health and Environment. We strongly encourage the applicant to test their
drinking water prior to consumption and periodically test it over time.
Department of Planning Services
1555 N 17th Ave
Greeley, CO 80631
(970) 353-6100
October 24, 2012
Building Department Review Comments
USR12-0061
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR A MINERAL RESOURCE DEVELOPMENT
FACILITY - AN OIL AND GAS SUPPORT AND SERVICE FACILITY (PARKING, STAGING AND MAINTENANCE OF OIL AND GAS
TRUCKS) IN THE A (AGRICULTURAL) ZONE DISTRICT
Parcel: 105319300033
Dear Sir/Madam,
The Weld County Building Department has reviewed the history and investigated any complaints or violations that
accompany the parcel the establishment resides on. The findings are as followed:
The current storage shed and 6000 sf steel building wereconstructed under an ag-exempt certificate of
compliance permit. There have not been any inspections completed on these buildings. In order to occupy these
buildings for the proposed use a Change of Use permit will be required. Congruent to this permit Weld County will
require an "As -Built Agreement" for both buildings to be completed by the owner of the parcel. The fire
department must be notified, complete their inspections, and a letter of notification must bereceived by our
office. An engineer must assess both buildings for structural stability and compliance with the current adopted
Weld County Codes. A copy of the "As -Built Agreement" can be obtained the Planning and Development Office.
Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the
occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any
electrical, gas, mechanical or plumbing system, or to cause any such work to be done, shall first make application
to the building official and Weld County to obtain the required permit.
For further information or comments please contact the Weld County Building Department.
Sincerely,
Th
Jonathan Gesick
Plans Examiner and Building Inspector
970-353-6100 x-3532
Hello