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HomeMy WebLinkAbout20121360.tiff " ti VAVDspit • COLORADO April 25, 2012 Mr. Tom Parko, Planning Manager Weld County Department of Planning Services 1555 N 17th Ave Greeley, Colorado 80631 Subject: Weld County referral —Use by Special Review(USR12-0005)- Musket Corporation/Windsor Renewal 1, LLC Dear Tom, The Windsor Town Board reviewed the Windsor Planning Commission's recommendation regarding the abovementioned proposal at their regular meeting of April 23, 2012. The Town Board concurs with the Planning Commission's recommendation. However, additional information from the Town Manager, Town Attomey and applicant was presented to the Town Board regarding discussions that may potentially lead to resolution of some of the issues raised in this recommendation. Based upon this potential, the Town and applicant will continue to discuss and will apprise Weld County of any progress that may be made. • The Town previously provided referral responses to Weld County regarding SPR12-0001 (amended Kodak's site plan), RECX12-0013 (created 10-acre parcel) and SPR12-0003 (loop rail extension) and,although those applications may have been viewed simply as precursors to the present USR, each of those referrals raised their own separate issues that require further consideration. Therefore, the comments contained herein pertain to the cumulative impacts of the subject USR application and the aforementioned applications. The subject property is located within the Town's Growth Management Area(GMA)and is contiguous to the Town's corporate limits. The subject USR proposes direct access to Town of Windsor streets and further proposes that the Town of Windsor provide sanitary sewer service. Use by Special Review Questionnaire Response#2, Goal 2 states,"Conceptual discussions of annexation into the Town of Windsor have occurred." The applicant has not discussed annexation with the Town. Water and Sewer Utilities: The referral materials indicate that water is proposed to be provided by the City of Greeley. The referral materials state in Use by Special Review Questionnaire Response#5, "...sanitary sewer service will be provided by the Town of Windsor utilizing existing infrastructure owned by Kodak...". The applicant has not submitted a request for sanitary • sewer service to the Town. 301 Walnut Street •Windsor,Colorado•80550• phone 970-674-2400 •fax 970-874-2456 www.windsorgov.com EXHIBIT 2012-1360 However,Windsor currently provides sanitary sewer service to all of the surrounding former • Kodak buildings, including the adjacent Carestream facilities and buildings now owned by the applicant's parent company(the Broe Group), and the proposed facility is also located within the Town of Windsor's sewer service area as depicted in the North Front Range Water Quality Planning Association's Areawide Water Quality Management Plan (208 Plan). The applicant needs to clarify how sewage from the proposed site will be treated (both domestic and industrial)and provide documentation of any necessary agreements and/or approvals for treatment of sewage. Traffic Impacts: The referral materials do not address rail traffic impacts. The Traffic Impact Analysis contains some apparent conflicts with the submittal package and inaccuracies specifically as follows: (1) Figure 2 (page 3) of the report does not depict the truck route access to the public street network so the proposed direction of travel to and from the site is unclear. All of the trip generation and text in the report indicate that traffic is coming from the west and exiting to the west on Eastman Park Drive. The truck haul routes need to be clearly identified and documented. (2) Page 4 of the report states the posted speed limit on Eastman Park Drive is 35 mph. However, the actual posted speed is 45 mph. (3) Page 15 of the report states that the Town of Windsor Comprehensive Plan • indicates that the future width of SH 257, Crossroads Blvd., and Eastman Park Drive will be four(4)through lanes. However, Eastman Park Drive is planned to be two (2)through lanes rather than four(4). The Traffic Impact Analysis indicates that Musket will generate approximately 212 daily trips (page 7). According to the CDOT Access Code 2.3(4) (e), "Unless specifically noted, all criteria in the Code are based on automobile operations and performance. To allow for the Impact of larger trucks, buses and recreational vehicles, 'passenger car equivalents"shall be determined. A passenger car equivalent of 3 for each bus and all trucks and combinations of 40 feet in length ()clanger, or a passenger car equivalent of 2 for each vehicle or combination at or over 20 feet in length but less than 40 feet shall be used for these purposes." However, the traffic study does not count each truck as 3 passenger car equivalents when analyzing the traffic. Therefore the study appears to account for only one third of the passenger car equivalents. The traffic study indicates that SH 257, SH 14 and US 34 will be utilized as haul routes, as those are the designated hazardous materials hauling routes in the area(page 9). The analysis also indicates that 80 percent of truck trips will be to the north(page 8). The Town understands that, based upon clarification from Felsburg, Holt and Ullevig who prepared the analysis,truck traffic related to this USR will travel east of SH 257 on SH 392 and not west through downtown Windsor. These haul routes need to be clarified and memorialized in the Traffic Impact Analysis, as well as in development agreements which provide for penalties for non-compliance up to and including revocation of project approval. • • The Town of Windsor is opposed to truck traffic associated with the proposed USR12- 0005 accessing Eastman Park Drive via Litho Plate Drive. The original Kodak plant site was not designed with Litho Plate Drive serving truck traffic. The oil trucks should use Kodak Drive,which has direct access to SH 257, and has historically been the designated truck route for the Kodak plant. Left turn lanes, acceleration and deceleration lanes already exist at the intersection of SH 257 and Kodak Drive. Eastman Park Drive already carries significant truck traffic from businesses such as Metal Container Corporation, TMSI, Owens-Illinois, Hexcel, Vestas and Front Range Energy that have no alternative way to get to SH 257 and future development in Great Western Industrial Park will also need to use Eastman Park Drive. Master Drainage Plan: The Town has serious concerns about the Impact of the rail on the future construction of a large drainage channel identified in the Town's Drainage Master Plan. As stated in the referral materials, the loop railroad is located in the John Law Floodplain. The drainage channel generally follows the John Law Floodplain. Question#14 in the Weld County questionnaire requests an explanation of how the development proposal is compatible with future development of the area as projected by the Comprehensive Plan or Master Plan of affected municipalities. The Town of Windsor's Comprehensive Plan specifically includes the following policy: "Require all developments to design and construct drainage facilities in accordance with Windsor's Storm Drainage Master Plan." The Town of Windsor adopted the Storm Drainage Master Plan in 2003. • In 2007, at the request of the Great Western Development Company(a Broe Company, as is Windsor Renewal 1, LLC),the planned location of the drainage master channel was moved to a location along the corridor between Kodak and the Great Western Industrial Park. The master drainage channel was then taken through hydraulic modeling and final design at this location at a cost to the Town of$148,000 (attached is an overall plan of the channel). Adding three rail crossings over the channel alignment will greatly add to redesign and construction costs. Broe owned the land at the time they proposed the channel relocation (see attached minutes of September 12, 2007 Water and Sewer Board meeting) and they remain the current owner of the property. However, the design of the proposed loop railroad completely ignores the master drainage channel design and location. Any approval of the loop railroad needs to be contingent on addressing design conflicts with the Drainage Master Plan channel design. Additionally, approval should be contingent upon an agreement requiring the railroad to absorb all costs associated with design, railroad review/permitting and construction of any future rail crossings when the channel is constructed. Due to the fact that(a)the Town of Windsor has already invested $148,000 in the design of a planned drainage channel in a location that was mutually agreed upon between the applicant and the Town, and (b)the applicant's change in plans associated with the proposed loop rail will cause the drainage channel to require redesign,the applicant shall: • (1) Address all design conflicts with the Town of Windsor Drainage Master Plan channel • design solely at applicant's expense. (2) Agree to either(a)absorb all costs associated with design and construction of any proposed, existing or future rail crossings of the currently designed channel once it is constructed; or(b)to propose an alternative channel alignment acceptable to the Town and provide final design drawings and associated floodplain study for alternative alignment (3) Agree to waive all fees that the railroad would typically charge the Town for review, permitting and construction of any future channel crossings. Containment: (1) The truck off-loading area will require concrete secondary containment capable of containing 110% of the contents of the largest vessel. (2) The pump area will require concrete secondary containment capable of containing 110% of the contents of the largest vessel. The pump area could use High Density Polyethylene (HDPE) liner as long as there are berms capable of containing a spill and a sump that diverts a spill to the tank storage area. (3) The tank area will require concrete secondary containment capable of containing 110% of the contents of the largest vessel. (4) All other tanks and off-loading areas must have containment walls to capture 110% of any potential spillage in those areas. (5) The existing wall around the 2 existing tanks must be high enough to not only contain 110%of the volume stored in those tanks but the wall needs also to be at least 2 feet higher than the 100 year flood elevation. (6) Musket needs to address any areas where spillage of petroleum can occur so that • water runoff cannot be allowed to go into the sanitary sewer which flows to Windsor's wastewater treatment plant because petroleum will destroy the microorganisms in the treatment process and therefore render the plant inoperable. (7) The northern tank that is proposed for oil storage is apparently damaged and contains a crack that will need to be repaired and Inspected by the appropriate authorities. (8) The applicant shall address all concerns of Windsor-Severance Fire Rescue. Weld County Code: The Weld County Code encourages annexation of such properties and utilization of urban services such as in the below examples: Section 22-2-40. Urban development Goals and Policies states: A. UD.Goal 1. Concentrate urban development within exieting municipalities, an approved Intergovernmental Agreement urban growth area, the Regional Urbanization Areas, County Urban Growth Boundary Areas, Urban Development Nodes or where urban infrastructure Is currently available or reasonably obtainable. C. UD.Goal 3. Until Intergovernmental Agreements are in place with a particular municipality, define a standard County Urban Growth Boundary as a one- quarter-mile perimeter around the municipal limits that are currently • • physically served by central sewer(whether by the municipality or other recognized agencies). 1. UD.Policy 3.1. In the absence of an Intergovernmental Agreement urban growth area, the County recognizes a County Urban Growth Boundary. 3. UD.Policy 3.3. Inside the County Urban Growth Boundary. urban-type uses and services are planned and supported, and annexation is encouraged. The surrounding Kodak, Carestream and former Kodak facilities are all currently served with Town of Windsor sanitary sewer. Summary: The Town of Windsor,Weld County and Great Western Development Company have worked together with great success to attract companies such as Owens-Illinois, Front Range Energy and Vestas to the Great Western Industrial Park. The Town annexed the Great Western 2"d, 3'd and 4'h Annexations,which encompasses the subject property, in early 2007 and since that time the Town and Great Western Development Company have incrementally installed infrastructure to serve the needs of each respective user. Now that portions of the Kodak property are being proposed for redevelopment, those projects should be incorporated into the Great Western Industrial Park so that they may be reviewed comprehensively rather than in a piecemeal fashion in terms of the cumulative needs and impacts of the entire industrial park. Therefore, based upon the referral materials and the aforementioned information, the • Windsor Town Board and Planning Commission recommend that Weld County deny the proposed USR and refer the applicants to the Town of Windsor for annexation. The Town will keep Weld County apprised should on-going discussions between the Town and the applicant result in resolution of any of the aforementioned issues. Thank you for the opportunity to review this proposal. Please let me know if you have any questions. Sincerely, Scott Ballstadt, AICP Chief Planner Enclosures: 9/12/07 Windsor Water and Sewer Board minutes; Law Basin Master Drainage Channel Plan; and PowerPoint slides pc: John Vazquez, Mayor Gale Schick, Chairman, Planning Commission Kelly Arnold, Town Manager Joseph Plummer, AICP, Director of Planning Clay Drake,Windsor Renewal 1, LLC, property owner Bruce Bowden, Musket Corporation, applicant • ATTORNEYS&COUNSELORS AT LAW 633 SEVENTEENTH STREET,SUITE 3000 DENVER,COLORADO 80202 TELEPHONE:(303)297-2900 FAX:(303)298-0940 W W W.SHERMANHOW ARD.COM Joan Blaik Direct Dial Number: (303)299-8073 E-mail: JBlaik@ShermanHoward.com May 2, 2012 Via E-Mail Mr. Tom Parko, Planner Weld County Department of Planning Services 1555 North 17th Avenue Greeley CO 80631 Re: Case#USR 12-0005 Windsor Renewal I LLC Windsor Transloading Facility Dear Mr. Parko: • We represent Carestream Health, Inc. ("Carestream"), which owns property adjacent to the site of the proposed Windsor Transloading Facility (the "Facility"). For the reasons set forth below, Carestream does not believe that Windsor Renewal I LLC ("WR"), which filed the Application on February 3, 2012 as authorized agent for Musket Corporation ("Musket"), has met its burden of proving that it has met the standards and conditions contained in Sections 23- 2-220(A) and 23-2-230(B), Weld County Code (the "Code"), as well as the standards and conditions of Sections 23-2-240 and 23-2-250 of the Code. The Application does not clearly identify how the Applicant intends to comply with the requirements of the Code for the Use by Special Review process. Moreover, many of the statements made in the Application and the Map of the Windsor Transloading Facility which is part of the Application and based on which Weld County is performing its analysis are unclear, inaccurate or incomplete. The lack of complete information and inaccuracies in the Application make it very difficult to evaluate the adequacy of the utilities and access roads on which the Facility will rely, to address the shared use of those facilities by neighboring private parties, or to evaluate the impact of the Facility on the operations of neighboring property owners. For example, as described below, Eastman Kodak Company ("Kodak") and Carestream are parties to multiple easement agreements and a services agreement designed to facilitate the provision of a complex private integrated system of water, sewer, fire protection and other utilities (some of which the Applicant intends to use) and which are not designed for use by an unknown number of potential occupants of the "Industrial Park." Carestream, Kodak and parties developing property within the property recently acquired by WR, including Musket, each need an • opportunity to gain an adequate understanding of the impacts new uses will have on these BUS_RE\4333499.1 EXHIBIT 5/�S/IY 052_ 12--coos Sherman & Howard L.L.C. Mr.Tom Parko, Planner Weld County Department of Planning Services May 2, 2012 Page 2 systems, ensure the systems have the capacity to handle the growing demand, and allocate related responsibilities among the parties. However, Carestream has not been approached either by Musket or WR to discuss the plans for the Facility and, although it has been negotiating with Great Western Railway (an affiliate of WR) with respect to the use of Carestream's rail tracks to the south of the proposed Facility and specifically to service the Facility as well as other customers of Great Western Railway, none of the information and plans contained in the Application was provided to it by either WR or Great Western Railway. Carestream requests that Musket be required to add additional detail to its Application in compliance with the requirements of Weld County Code Sec. 23-2-260 and to permit the opportunity for adequate evaluation of the Application's satisfaction of the requirements for its approval. Carestream also requests that, as contemplated in Section 23-2-210(B(4) of the Code, Musket and WR be encouraged to communicate with Carestream and Kodak regarding the systems of private utilities and roads which Musket and WR propose to use. BACKGROUND • In 1968 Kodak announced that it had acquired property in unincorporated Weld County and over a period of decades developed a manufacturing campus (the "Kodak Campus") serviced by a private integrated system of utilities, roads and railroads designed specifically to serve the manufacturing uses to which Kodak put the property. A map showing the Kodak Campus,part of which was acquired by Carestream in 2007 and 2010, as well as the remaining property owned by Kodak is attached as Exhibit A. In 2007 Kodak sold its medical imaging business to Carestream and, with it, those facilities on the Kodak Campus used in connection with that business on two parcels of land (the "North Parcel" and the "South Parcel") located to the west of the property where the proposed Facility is to be located. In 2010 Carestream acquired additional property from Kodak located to the south of the South Parcel and south of the proposed location of the Facility. As part of the 2007 and 2010 transactions, Kodak and Carestream entered into multiple easement agreements (the "Easement Agreements") and a Services Agreement dated April 30, 2007 which was superseded and replaced in 2010 by a Restated Services Agreement (the "Services Agreement"), pursuant to which they provide services to each other in order to facilitate their respective manufacturing processes. The Easement Agreements and the Services Agreement are designed to support the provision of utilities and road and rail services to the Kodak Campus. In December 2012 WR acquired all of the remaining property owned by Kodak with the exception of a parcel located between the North Parcel and the South Parcel where Kodak continues its manufacturing process (the "WR Property"). • BUS_RE\4333499.1 • Sherman & Howard L.L.C. Mr.Tom Parko,Planner Weld County Department of Planning Services May 2,2012 Page 3 The Services Agreement sets forth Kodak's and Carestream's rights and obligations in providing various services to each other. Only Kodak and Carestream are parties to the Services Agreement which does not contemplate providing services to any third parties. Neither the utilities, roads and rail services in place on the Kodak Campus and made the subject of the Services Agreement nor the Easement Agreements were designed or intended to serve the future redevelopment of the Kodak Campus as part of a completely different "Industrial Park" with different uses and demands. In order to facilitate the development of the WR property and the Facility as part of a larger "Industrial Park" the utilities and transportation infrastructure needs to be evaluated and WR and Carestream need to work out new agreements that provide for the growth and expansion of industry in the area without compromising existing systems of limited capacity. OBJECTIONS We have the following objections to the Applicant's Questionnaire Response filed with • the Application. • The Applicant must show that adequate water will be available to the site. Item 5 of the Application states that water will be provided by the Greeley Water District. Page 1 of the Map shows the location of"proposed water service" which appears to connect with "existing water per Kodak Sketch (labeled service water)" also shown on the Map. The water supply to the Kodak Campus is the subject of a Water Agreement dated May 11, 1978 between Kodak and the City of Greeley, as amended by an Amendment to Water Agreement dated October 3, 1995, and an Assignment and Amendment to Water Agreement dated April 30, 2007 among Kodak, Carestream and the City of Greeley (the "Greeley Water Agreement"). In 2007 Kodak assigned to Carestream a portion of Kodak's right to receive treated water under the Greeley Water Agreement and Greeley agreed to provide water to Kodak and Carestream in consideration of the provision of raw water to Greeley by Kodak and Carestream. Pursuant to the Greeley Water Agreement, Kodak is presently obligated to pay Greeley for treated water charges relating to the Kodak and Carestream property and Carestream is required to pay Kodak for treated water charges as provided in the Services Agreement. The Application does not disclose what water the Applicant intends to use and we note that the Applicant has no right to use the treated water provided to Carestream under the Greeley Water Agreement. • The Applicant must show that adequate sewer service will be available to the site. Item 5 of the Application states that sanitary sewer service will be provided by "the • Town of Windsor utilizing existing infrastructure owned by Kodak". Only parts of the BUS_RE14333499.1 Sherman & Howard L.L.c. • Mr.Tom Parko,Planner Weld County Department of Planning Services May 2,2012 Page 4 sanitary sewer system are owned by Kodak. The remainder is owned by Carestream and Carestream's and Kodak's rights and obligations for the provision of the sanitary sewer service are governed by the Services Agreement. Page 1 of the Map appears to depict a proposed sanitary sewer line. Carestream does not know whether the Applicant intends to connect a new sewer line to the existing sanitary sewer system and has not yet determined whether connection of a new sewer line to the sanitary sewer system is permitted under the Kodak/Carestream agreements or will overwhelm the existing sanitary sewer system. • The Applicant must show that adequate fire protection measures are available on the site. Item 5 of the Application appears to state that Windsor Fire Protection District will provide fire protection service, but it does not tell us how the Fire Protection District will provide this service or where it will obtain water for fire protection. Fire protection water service is provided by Kodak to Carestream in accordance with the terms of the Services Agreement and the Applicant has no right to use the water owned by Carestream under the Greeley Water Agreement. • • Uses must comply with storm water management standards. Item 8 of the Application states that the development of the site will use the existing storm water facilities. Kodak and Carestream are parties to an Amended and Restated Easement Agreement (Reciprocal Storm Sewer Easements) which permits each of them to use the other's property for the flow of storm water over their property. The Storm Water Easement Agreement requires each party to comply with all laws and regulations, all applicable requirements of the Colorado Discharge Permit System-Stormwater Permit, and the requirements of the Kodak Colorado Division Storm Water Management Plan. The Application does not discuss the implications of these requirements. Moreover, there is nothing in the Application to assure Carestream that the Applicant has considered any of the issues related to storm water discharge over Carestream's property,that the Applicant has an adequate spill prevention and containment plan or the fact that the Poudre River may be contaminated if there is an oil spill at the Facility. The Application says only that the development of the site will use the existing storm water facilities and not impede the historical flow routes. There are a number of statements made in the Application that are inaccurate or misleading. For example: (1) Page 1 of the Map submitted with the Application mistakenly represents that the two cooling towers on the Carestream property are abandoned and that the building to the east • BUS_RE'4333499.I Sherman & Howard L.L.C. Mr.Tom Parko, Planner Weld County Department of Planning Services May 2, 2012 Page 5 of the towers is not in use. The towers and building are integral components of Carestream's power plant operation which serves its manufacturing activities on the South Parcel. (2) Applicant also states that adequate roadway and rail infrastructure has been established to serve the existing and new uses within the "Industrial Park". Carestream and Great Western Railway (an affiliate of WR) are presently negotiating a license for Great Western Railway to use Carestream's railroad tracks to accommodate the proposed rail traffic contemplated by the Application, but that license is not yet in place. We would also point out that Applicant has not specified which roads the 7,800 gallon tanker trucks will use to deliver the crude oil. Only certain roads within the former Kodak Campus are intended and designed to support heavy loads. In 2007 Kodak granted Carestream easements on roads throughout the former Kodak Campus. These easement agreements include obligations for maintenance and repair of the roads which could be significantly increased by heavy tanker trucks using the roads. Carestream is also concerned that tanker trucks making 14 round trips spread out throughout the day (Application, paragraph 5) will adversely affect Carestream's ability to cross from the parcel immediately south of the Facility to its manufacturing plant. In conclusion, the Application is lacking the necessary detail for the County to analyze its compliance with the Code or for Carestream to determine what effect the Facility will have on Carestream's operations on its property. The activity contemplated by Applicant at the new Facility is not designed to fit within the complex system of easement and other agreements between Kodak and Carestream which were intended to serve their manufacturing processes on the former Kodak Campus. V ruly yours, Blaik JB/vlh cc: Julie Lewis,Carestream Health, Inc. Mark Caton, Carestream Health, Inc. Chris Schmachtenberger, Carestream Health,Inc. Alex Yeros,Windsor Renewal I LLC Bruce Bowden,Musket Corporation • DUS_RE\4333499.1 EXHIBIT A I EASTMAN PARK DR . CARD 66 NOTES: I POINT OF ���,. ‘\POINT OF `SOUT-ERLY R.O.W. I� COMMENCEMENT BEGINNING , _ EAST/AN PARK DRIVE O NOTE DELETED ♦•.; :s DDD1 JMDD .o...e t.❖.❖.. •❖..S❖o. ill C16 1.�+••••••••❖. ® 10' WIDE "TETHER" TO CONNECT °•�'�'�'�'•'�•� ..., � KODAK WITH GREELEY. ;. KODAK„ ♦'� xx ... :• ON6.'�• I o o •v�••iii i❖ ei r —____\`•�•! gal 1 CS6A itv/�/�/]' / it( LAW DITCH7 II l.AW DITC a Jl ___ , \ I'W*/4I - - - - 1 0 )1 PROPERTY ,' ' 73 -1 n Ft.A. 1 r -- -- 30 1 PR0PERT WHITNEY \\�:❖:•:0�1 �\�\\\�� ! C34 ^� DITCH H�Ih��;�► :•:'\ ' ' ' im CEL TO BE j 0 `-' REM0 C60 ••••••••• - - �A� rf m RTO 6' .s. - , C1-1 ?�g 61 POLYCHROME PHOus 22 1 J 8 CORRIDOR I �r:�•• `,I CARESTREAM �,,�fff,,, i1 • ,.••' j \� 70.8 ACRES T- F. 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