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Home My WebLink About20112477.tiff • • 1861 - 2011 Weld County Rfr eferr �� • June 24 1O l = S ��—V1E I EL �.WT ,C IUNTY � 1 _ LI JUN 2 8 9011 The Weld County Department of Planning Services has received the following item for rtptay. aon fY Pu°LIC IVORKS 1)1 Applicant ! Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 Planner Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes, in the A(Agricultural) Zone District. Legal Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Highway 392; West of and adjacent to 17th Street, I Windsor. Parcel Number 0807 18 300006 • 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. You will be notified in writing of the Planning Commission date once the date is determined. ❑ 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. Comments: �� 4,(ci ✓ Z o i1 G-A-y ✓ ? -21— Zoq TA-ocr / 1/ 2_4/1 EXHIBIT Signature Date • Agency IZSI +Weld County Planning Dept. +1555 N 17'h Ave, Greeley,CO. 80631 4(970)353-6100 ext.3540 +(97( 2011-2477 RECEIVED 1861 - 2011 MEMORANDUM JUL 272011 TO: Kim Ogle, Planning Services WtiVrertaLhic(tynBkpIrtment CREEL_Y OFFICE FROM: Donald Carroll, Engineering Administrator 0,4/ W E L B .-C O N T Y Public Works Department SUBJECT: AmUSR-1251, Pat and Amanda Weakland The Weld County Public Works Department reviewed the submitted application for critical items, including but not limited to Site Plan, Traffic Study, Preliminary Drainage Report, Geotechnical Soils Report, and Flood Hazard Development Permit. A detailed review of these items was not completed at this step in process. Comments made during this stage of the review process will not be all inclusive; as revised materials are submitted other concerns or issues may arise. All issues of concern and critical issues during further review must be resolved with the Public Works Department. ACCESS: Access to the Amended proposed USR shall be from State Highway 392 North on 17th to Ash. All access is either from the state highway or from the Town of Windsor's jurisdiction. Please contact the Town of Windsor to verify access permit or for any additional requirements that may be necessary to obtain or upgrade the permit. PARKING AND CIRCULATION: The applicant is utilizing the existing paved parking area with additional overflow parking gravel surface Ovailable. Utilize these two parking lots for your proposed expansion and existing business. STORMWATER DRAINAGE: A drainage report was not required for this location as it is located within the 100-year floodplain of the Cache La Poudre River. The applicant has indicated that the stormwater runoff will follow historic drainage paths. Please add the following notes to the plat: 1. 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. 2. The applicant must take into consideration storm water capture/quantity and provide accordingly for best management practices. 3. Weld County shall not be responsible for the maintenance of on-site drainage related improvements. SPECIAL FLOOD HAZARD AREA: An amended Flood Hazard Development Permit (FHDP) will be required for the new building that is to be constructed. The applicant applied for an amended FHDP on July 15, 2011. The application is currently under review. The floodplain boundary depicted on the site specific development plan does not match the floodplain boundary shown on FEMA's current effective flood insurance rate map (FIRM). Please show the floodplain boundary as shown by FEMA on the current effective FIRM. If the applicant has obtained a Letter of Map evision from FEMA, the floodplain boundary depicted on the LOMR may be used. Please add the following notes to the plat: M:\PLANNING—DEVELOPMENT REVIEW\USR-Use by Special Review\AmUSR-1251 Pat and Amanda Weakland\AmUSR-1251.docx • 1. WARNING: PORTIONS OF THE PROPERTY MAY NOT BE BUILDABLE DUE TO FLOODPLAIN OR FLOODWAY DESIGNATION. Please be advised that portions of the property may not be able to • obtain building permits to construct structures. All construction or improvements occurring in the floodplain as delineated on Federal Emergency Management Agency FIRM Community Panel Map #080266-0605D dated September 27, 1991 and FBFM Panel Map#080266-0001 dated September 27, 1991, shall comply with the Flood Hazard Overlay District requirements of Chapter 23, Article V, Division 3 of the Weld County Code and all applicable FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65. 2. Flood hazard development permits will be required for development activities located within the FEMA mapped Cache La Poudre Floodplain. The FEMA definition of development is any man-made change to improved or unimproved real estate, including by not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation, drilling operations, or storage of equipment and materials. 3. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any development activities, the owner should contact Weld County to determine if the floodplain boundaries have been modified. 4. The installation of any septic system within the 100-year floodplain shall comply with the Weld County I.S.D.S. Floodplain Policy. In accordance with the State of Colorado I.S.D.S. Regulations, no septic system shall be installed within the floodway. • • M:\PLANNING—DEVELOPMENT REVIEW\USR-Use by Special Review\AmUSR-1251 Pat and Amanda Weakland\AmUSR-1251.docx • 1 8 6 1 - 2 0 1 1 PUBLIC WORKS DEPARTMENT 1111 H STREET, P.O. BOX 758 GREELEY, 80632 WEBSITE: WWW.CO.WELD.CO.US WEL 0 N T Y PHONE: (970) 356-4000, EXT. 3750 FAX: (970) 304-6497 August 3, 2011 Pat Weakland 6461 W Highway 392 Windsor, CO 80550 Re: Flood Hazard Development Permit application (FHDP-731) Dear Mr. Weakland, The Weld County Public Works Department has reviewed the requested Flood Hazard Development Permit (FHDP) application for an additional storage building housing a brewery that is proposed to be constructed on fill placed at 6461 W Highway 392 and located in the Cache La Poudre River floodplain and floodway. The current FHDP application cannot be conditionally approved at this time based on the comments below. • COMMENTS A FHDP application was submitted to and received by Weld County for review on July 15, 2011. The application was prepared by the applicant's engineer, John Meyers, P.E. number 18596. During review of the FHDP application, it was discovered that the applicant's engineer had used two different vertical datums in order to determine the base flood elevation (BFE) and the building elevations. The base flood elevation is shown as 4792.1 NGVD-29 while the proposed building elevation is shown as 4793.75 ft NAVD-88. There is approximately 3 feet of difference between the two vertical datums. By converting the elevations to the same vertical datum, it is apparent that the proposed building and the existing buildings are approximately 2.35 feet below the regulatory flood datum (BFE + 1 ft). The general conversion to NAVD-88 is NGVD-29 plus approximately 3 feet. To resolve this discrepancy, the applicant is requested have a professional land surveyor determine the actual conversion factor for the property as professional engineers are not allowed to certify elevations. The error in datums also shows that the existing buildings on your property may not be compliant with the floodplain regulations. Section 23-2-480 (J) of the floodplain code states "No encroachments including fill, new construction, replacement of existing structures, substantial improvements, and other development shall be permitted unless certification by a professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of an intermediate regional flood." (Note the intermediate regional flood is the 100-year flood) Those regulations have been in effect since the early 1980's before the fill was placed on the lot. The purpose of this code requirement is to ensure that development occurring on one piece of property does not adversely affect another property owner by pushing flood water onto the other property owner. There should have been a hydraulic study for the original fill and buildings permitted under FHDP-353 • showing what the impact of the fill placement was on the floodplain water surface elevations. If the study was not completed when the original buildings were constructed, it will need to be done now to Page I of 2 M'.\PLANNING-DEVELOPMENT REVIEVJtFHDP-Flood Hazard Development Pennittl31 Windsor Gardner Storage Shed 1FHDP-731 Request for Additional Information doc • show compliance with the floodplain regulations. The fill does not appear to have elevated the buildings 1 foot above the 100-year water surface elevation as required by the floodplain regulations. The study has to include a hydraulic model showing that the placement of the fill and the buildings does not result in an increase of the 100-year water surface elevations. It is not sufficient for your engineer to state his opinion that the fill and buildings will not impact the 100-year water surface elevations. As you will recall, I have previously talked to you and your engineer about the requirement to show no impact to the water surface elevations. Should the new information prove that the existing buildings were constructed below the regulatory flood datum (BFE + 1 foot), steps to bring the existing buildings into compliance with the floodplain regulations will also need to be taken. Non-residential buildings can either be wet floodproofed or dry floodproofed. Wet floodproofing would entail placing flood vents that have a net open area of 1 inch per 1 square foot of building footprint. If the buildings are wet floodproofed, all of the utilities would have to be elevated 1 foot above the base flood elevation. Dry floodproofing would entail making the buildings water tight to prevent flood water from entering the building. In order to address the above issues and move the FHDP process along smoothly, it is suggested that the applicant's engineer schedule a meeting with Public Works to discuss the modeling methodologies. Sincerely, aft fra:tanl Clay Kimmi, P.E., C.F.M. Weld County Public Works Original: Pat Weaklanrl,Applicant CC to File: FHDP-731 AmUSR-1251 Kim Ogle,Planning Services • Page 2 of 2 M\PLANNING-DEVELOPMENT REVIENAFHDP-Flood Hazard Development Perm,t\731 Windsor Gardner Storage ShedWHDP-731 Request for Additional Information.doc MEMORANDUM "l ige TO: KIM OGLE, PLANNING SERVICES FROM: MARY EVETT,SUBJECT: MUSR 12 1 WEAKLANDENTAL HEALTH COLORADO DATE: JULY 22, 2011 Environmental Health Services has reviewed this proposal to include a micro-brewery to the existing commercial greenhouse/garden center. There is a 4800 square feet warehouse proposed for the micro-brewery, tasting room and storage for the brewery and greenhouse. According to the application, the greenhouse/garden center employs 6 full-time employees with 2-4 seasonal employees. There will be 2 full-time employees added to the brewery with 2-4 part-time employees. The applicant plans to conduct pre- arranged tours of the brewery for 5-10 people 2-3 times per day and the brewery will be open to the public 4-6 days per week. There will be no food preparation on site. Any food provided will be catered. Therefore, a Retail Food Establishment license will not be • required. Water for the business is provided by the Town of Windsor. Documentation from the Town of Windsor has been submitted indicating that the business may purchase additional water to serve the brewery and tasting room without having to increase the existing water tap size or add another water tap. Existing septic system SP-0000297 serves the greenhouse/garden center business and is permitted for 4 employees and patrons. The existing septic system will require to be reviewed by a Colorado Registered Professional Engineer to determine if it is adequate for the proposed increase in hydraulic load. If the septic system is found to be inadequate, the system will require to be upgraded. A separate septic system may be installed for the micro-brewery/tasting room. The septic system will require to be designed by an engineer. There is an existing 3 bedroom home on the property that is served by an individual well (Permit No. 24745-A). According to the applicant, the domestic well water is used exclusively for the residence. Environmental Health Services was unable to locate a septic permit for the existing residence. A Statement of Existing must be completed by the property owner providing information on the size and location of the existing septic system. An ISDS evaluation will be required to permit the existing septic system. • The applicant submitted a waste handling plan which included removal and disposal of • garbage and the micro-brewery process wastewater. Trash and garbage disposal will be provided by Northern Colorado Disposal of Greeley. The applicant is proposing to initially haul process wastewater from the micro-brewery to two offsite disposal facilities: A-1 Organics in Eaton and City of Fort Collins wastewater treatment facility. Future plans are to recycle the process wastewater to irrigate and fertilize the hop field on the property. The applicant shall provide evidence from the Water Quality Control Division of the Colorado Department of Health and Environment that this proposed discharge is approved. Alternately, the applicant can provide evidence from the WQCD that they are not subject to these requirements. The applicant submitted a dust abatement plan and was found to be adequate. Dust will be controlled by applying water. The parking lot is asphalt and the overflow parking area is recycled asphalt. The access driveway is covered with gravel. 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. All septic systems located on the property shall have appropriate permits from the Weld County Department of Public Health & Environment. The • Environmental Health Division of the Weld County Department of Public Health & Environment was unable to locate a septic permit for the existing residence on the property. Any existing septic system which is not currently permitted through the Weld County Department of Public Health & Environment will require an I.S.D.S. Evaluation prior to the issuance of the required septic permit. In the event the system is found to be inadequate, the system must be brought into compliance with current I.S.D.S. regulations. 2. Any additional hydraulic load to any existing septic system will require to be reviewed by a Colorado Registered Professional Engineer. The review shall consist of observation of the system and a technical review describing the system's ability to handle the proposed hydraulic load. The review shall be submitted to the Environmental Health Services Division of the Weld County Department of Public Health and Environment. In the event the system is found to be inadequately sized or constructed the system shall be brought into compliance with current Regulations. 3. The applicant may install a separate individual sewage disposal system for the micro-brewery/tasting room. The septic system is required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. • 2 • 4. In the event the septic system requires a design capacity of over 2,000 gallons of sewage per day the applicants shall provide evidence that all requirements of the Water Quality Control Division (WQCD) of the Colorado Department of Public Health and Environment (specifically Policies WQSA-6 and WQSA-8 ) have been satisfied. Evidence of compliance shall be provided to the Weld County Department of Public Health and Environment. Alternately, the applicant can provide evidence from the WQCD that they are not subject to these requirements. 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 submit evidence of a Colorado Discharge Permit System (CDPS) from the Water Quality Control Division (WQCD) of the Colorado Department of Health and Environment for any proposed discharge into State Waterways. Alternately, the applicant can provide evidence from the WQCD that they are not subject to these requirements. 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. The installation of the septic system shall comply with the Weld County I.S.D.S. flood plain regulations. Please contact Weld County Public Works to verify flood plain vs. floodway. • 3 6. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. 7. 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. 8. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as delineated in Section 14-9-30 of the Weld County Code. 9. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the facility, at all times. 10.The facility shall utilize the existing public water supply (Town of Windsor). 11.All pesticides, fertilizer, and other 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.If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control • Division. 13.The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. • 4 1861 - 2011 _7 _._ Weld County Referral D.� June 24, 2011 W E L C O U N T Y u The Weld County Department of Planning Services has received the following item for review: Applicant ! Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 I Planner Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes, in the A(Agricultural) Zone District. Legal Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Highway 392; West of and adjacent to 17`" Street, Windsor. Parcel Number 0807 18 300006 • 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. You will be notified in writing of the Planning Commission date once the date is determined. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because pee have reviewed the request and find no conflicts with our interests. ,/ / ee attached letter. Comments: • Signature Date S/ Agency .�( 111 tWeld County Planning Dept. C-1555 N 17th Ave, Greeley,CO. 80631 +.(970)353-6100 ext.3540 C.(970)304-6498 fax • 1 8 6 I - 2011 DEPARTMENT OF PLANNING SERVICES BUILDING INSPECTION DIVISION 1555 N. 17TH AVENUE GREELEY, CO 80631 WELD____-COUNTY 970-353-6100 EXT 3532 FAX 970-304-6498 jgesick(a,co.weld.co.us Date: May 23, 2011 Applicant: Zach and Pat Weakland Project: A Site Specific Development Plan and a Special Review Permit for Oil and gas Support and Service Facility (water supply and storage) in the A (Agricultural) Zoned District. Case Number: Pending AMUSR-1251 Parcel Number: 0807 18 300006 After reviewing the application and documents submitted the Building Department has the following comments: • 1. A building permit is required for any future building. 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, the installation of which is regulated by the code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit. 2. Buildings, structures and use shall conform to the requirements of the various codes adopted at the time of acceptance of the permit application. Currently the following codes have been adopted by Weld County: 2006 IBC; IMC; IPC; IECC; 2008 National Electrical Code; 2003 ANSI 117.1 Accessibility and Chapter 29 of the Weld County Code. 3. It appears that the site may fall into a floodplain. Additional floodplain requirements may be required if this is proven. Sincerely, Jonathan Gesick Plans Examiner/Building Inspector • • Sumbit by Email III186 I = 20 i I •_ Weld County Referral June 24, 2011 WELD__-COUNTY The Weld County Department of Planning Services has received the following item for review: Applicant Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 • Planner !Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit 'for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47,Title 12 of the Colorado Revised Statutes, in the A(Agricultural)Zone District. Legal 'Lot B RE-1425; Part E2SE4 of Section 18,T6N, R67W of the 6th P.M.,Weld •County, Colorado. Location North of and adjacent to State Highway 392:West of and adjacent to 171h Street, Windsor. Parcel Number ,0807 18 300006 The application is submitted to you for review and recommendation. Any comments or recommendation III 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. You will be notified in writing of the Planning Commission date once the date is determined. 0 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. Comments: ff n Wat&MA Lc Signature .�� !"ucrt •( - 1�' Date ' ; 7�r / Agency G .R.AA f .c -`7 S t.1,-L'66I b?y"T.I Ill .:Weld County Planning Dept. •:1555 N 171°Ave,Greeley,CO.80631 4•(970)353-6100 ext.3540 •:•(970)304.6498 lax 1020 Main Street Windsor, CO 8O550 WELD RE-4 SCHOOL DISTRICT Phone: ° • FOUNDATION FOR SUCCESS• EDUCATION FOR LIFE • CITIZENS FOR THE FUTURE karen.trusler@weldre4.k12.co.us Karen Trusler,Superintendent Stephanie Watson,Asst. Superintendent June 27,2011 Mr.Kim Ogle Weld County Planning Department 1555 N. 17'Avenue Greeley,CO 80631 RE: Site Specific Development Plan&Amended Use by Special Review Permit AmUSR 1251 Dear Mr. Ogle: The above referenced project is for property located North of and adjacent to State Highway 392 • and west of and adjacent to 17il' Street in Windsor. The School District understands that this project • proposes the addition of a brewery with associated tasting room and patio to the existing Windsor Gardener. Per the Colorado Revised Statutes at cite 12-47-313, a liquor facility cannot be located within 500 feet of a public school. The proposed site of the brewery is approximately 2,500 feet from Grandview Elementary School. Given the project meets the state's requirement, Weld Re-4 does not • object to the approval of this Plan. If the land use should change, however, the School District respectfully requests the opportunity to respond with comments regarding the impact of any re-zoning or land use changes. • Yotu-continuing cooperation is sincerely appreciated,as is the opportunity to comment upon issues of interest to the County,the School District and our mutual constituents. Should you have questions or desit r further i nfonmation,please contact me at your convenience. Sincerely, c 1 Cyr 4- Stephanie R.Watson Assistant Superintendent of Business Services •• • Sumbit by Email • I861 - 20I 1 Weld County Referral June 24, 2011 WELD,COUNTY The Weld County Department of Planning Services has received the following item for review: Applicant Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 Planner I Kim Ogle • Project A Site Specific Development Plan and art Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47,Title 12 of the Colorado Revised Statutes, in the A(Agricultural)Zone District. Lega/ Lot B RE-1425; Part E2SE4 of Section 18,T6N,R67W of the 6th P.M.,Weld County, Colorado. Location North of and adjacent to State Highway 392;West of and adjacent to 17'"Street, Windsor. Parcel Number 0807 18 300006 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. You will be notified in writing of the Planning Commission date once the date is determined. 0 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. Comments: This project shall be OK as long as the applicant adheres to all Fire District comments and Conditions as they relate to the 2006 IFC as enforced for the construction of the building. Signature Date 07/18/2011 Agency Windsor-Severance Fire • +Weld County Planning Dept. 01555 N 17"Ave,Greeley,CO.80631 4(970)353-6100 ext.3540 6(970)304-6498 fax Aga OF WFNDIOB • A COLORADO August 5, 2011 Mr. Kim Ogle, Planner Ill Weld County Department of Planning Services 1555 N 17th Ave Greeley, CO 80631 Subject: Weld County referral —Amended Use by Special Review (AmUSR-1251) for a commercial greenhouse/garden center dba The Windsor Gardener and a brewery Dear Kim, The Town of Windsor Planning Commission reviewed the abovementioned proposal at their regular meeting of August 4, 2011. The subject property is located within the Town's Growth Management Area and is contiguous to the Town's corporate limits along the eastern property line. . The Town considers the micro-brewery use to be consistent with the adjacent General Commercial zoning. The property is accessed from Windsor's 17th Street and the access point has been planned and improved to align with the future commercial uses to the east. Although the subject property is within the Town's Commercial Corridor Plan area, the Town acknowledges the existing improvements and is prepared to relax some of the architectural, landscaping and other commercial corridor plan requirements given the pattem of existing development on the property. Town staff has informally discussed this with the applicant and is confident that a compromise can be reached and memorialized in an annexation agreement. Windsor already serves the property with water and the Engineering Department has discussed the proposed brewery with the applicants and outlined the Town's requirements regarding changes in water usage in the attached letter dated June 10, 2011. Although connection to the Town's sanitary sewer system is not contemplated at this time, the referral materials state that the existing septic system needs to be evaluated to determine whether it is sufficient for the addition of the brewery or needs to be upgraded or replaced. Therefore, additional information regarding wastewater plans is needed from the applicant. If it is determined that the existing septic system is not capable of handling the increased wastewater, connection to the Town's sewer should be considered and compared to the cost of a new or expanded septic system and/or the long-term expense of hauling wastewater to City of Fort Collins facilities. The applicant had a design for a sewer force main prepared in 2007 that included a pump station near the southeast corner of the property and a force main that ran to the east approximately 740 feet then north another 300 feet where it could discharge into the Town of Windsor's sewer system. . 301 Walnut Street•Windsor, Colorado •80550 • phone 970-674-2400 •fax 970.674-2456 www.windsorgov.com Page 2 • Conformance with Town of Windsor Comprehensive Plan: Section IV.C.2 of the Comprehensive Plan regarding the Growth Management Area (GMA) states: "The GMA is intended to help define those specific areas within the planning area where it is most logical to extend urban services in the near term,that is, within the next ten years. Determination of the GMA boundary was based upon an analysis of utility capacity, projected population growth, land absorption, circulation patterns, environmental constraints, and from discussions with the Planning Commission, Town Board and citizens." Section IV.C.6. further states, "Future development should be contiguous to the existing community or, to help ensure that any such areas can be annexed in the future with urban-level services, these areas must have the capability of being easily served by existing facilities." Section IV of the Comprehensive Plan regarding Land Use Planning includes the following Annexation Goal: "Ensure the logical extension of the Town boundaries so that Windsor may expand in a directed, logical and fiscally responsible manner," as well as the following Overall Land Use Goal: "Promote the development of Windsor in an orderly manner that will provide a well-balanced land use pattern which will provide for the efficient and effective ongoing extension of public services and facilities." Although the property is currently depicted as Single Family Residential and Parks, Open Space, Mineral Extraction & Floodplains on the Town's Land Use Plan Map, the property is located in the Town's Main Street commercial corridor and the adjacent properties are zoned General Commercial. The proposed commercial uses are consistent with the adjacent • zoning and land uses. Recommendation: Based upon the aforementioned information, the Town of Windsor Planning Commission recommends that Weld County refer the applicants to the Town of Windsor for annexation. Thank you for the opportunity to review this proposal. Sincerely, Scott Ballstadt, AICP Chief Planner Enclosures: Town of Windsor Land Use Map June 10, 2011 letter regarding water service pc: Gale Schick, Chairman, Planning Commission Victor Tallon, Vice-Chairman, Planning Commission Joseph Plummer, AICP, Director of Planning Pat Weakland, applicant . VII oWRIER' 401 ,,OA[)QQ MEMORANDUM Date: August 4, 2011 To: Town of Windsor Planning Commission Via: Joseph P. Plummer, AICP, Director of Planning From: Scott Ballstadt, AICP, Chief Planner Subject: Weld County referral—Amended Use by Special Review (AmUSR-1251) for a commercial greenhouse/garden center dba The Windsor Gardener and a brewery Location: North of and adjacent to Main Street;west of and adjacent to 17th Street Land Use Single Family Residential; and Parks, Open Space, Mineral Extraction Depiction: and Floodplains Item #: C-1 Background/ Discussion: The applicants, Mr. and Mrs. Pat and Amanda Weakland, are proposing an amendment to their existing Weld County Use by Special Review to add a brewery to the existing Windsor Gardener facility located at the northwest corner of 17`h and Main Streets. The subject property is located within the Town's Growth Management Area and is contiguous to the Town's corporate limits along the eastern property line. According to the application materials, the proposed amendment would allow for the addition of a micro-brewery to the existing Windsor Gardener, allowing customers to sample beer made with hops that are grown on the site. The brewery would include a tasting room and patio area overlooking the field of hops and tours of the brewery would be offered. The proposal includes a 4,800 square foot warehouse, 1,000 square feet of which would house the brewery and the remainder would be used for storage. Windsor already serves the property with water and the Engineering Department has discussed the proposed brewery with the applicants and has outlined the Town's requirements regarding changes in water usage in the attached letter dated June 10, 2011. Additionally, although connection to the Town's sanitary sewer system is not contemplated at this time, if it is determined that the existing septic system is not capable of handling the increased wastewater, connection to the Town's sewer should be considered and compared to the cost of a new or expanded septic system or the long-term expense of hauling wastewater to City of Fort Collins facilities. Mr. Weakland had a design for a sewer force main prepared in 2007 that included a pump station near the southeast corner of the property and a force main that ran to the east approximately 740 feet then north another 300 feet where it could discharge into the Town of Windsor's sewer system. The Planning Department has reviewed the proposal and considers the micro-brewery use to be consistent with the adjacent General Commercial zoning. The property is accessed from Windsor's 17`h Street and the access point has been planned and improved to align with the future commercial uses to the east. For all intents and purposes,the subject property is part of the Town's Main Street commercial corridor and it would make sense for the existing Garden Center and the proposed micro-brewery to be annexed into Windsor. Page 2 Weld County referral AmUSR-1251 The existing Windsor Gardener facilities were developed in unincorporated Weld County and staff would recommend that the Town acknowledge the existing improvements and consider relaxing some of the architectural and other commercial corridor plan requirements given the pattern of existing development on the property. Any agreed upon concessions could be memorialized in the annexation agreement which ultimately requires Town Board approval. As such, Public Works Department questions regarding the water tap and Parks and Recreation Department questions regarding proposed landscaping could also be discussed with the applicants and addressed in the annexation agreement. Conformance with Comprehensive Plan: The subject property is located within the Town's Growth Management Area and is contiguous to the Town's corporate limits along the eastern property line. Section IV.C.2 of the Comprehensive Plan regarding the Growth Management Area (GMA) states: "The GMA is intended to help define those specific areas within the planning area where it is most logical to extend urban services in the near term, that is, within the next ten years. Determination of the GMA boundary was based upon an analysis of utility capacity, projected population growth, land absorption, circulation patterns, environmental constraints, and from discussions with the Planning Commission,Town Board and citizens." Section IV.C.6. further states, "Future development should be contiguous to the existing community or, to help ensure that any such areas can be annexed in the future with urban-level services, these areas must have the capability of being easily served by existing facilities." Section IV of the Comprehensive Plan regarding Land Use Planning includes the following Annexation Goal: "Ensure the logical extension of the Town boundaries so that Windsor may expand in a directed, logical and fiscally responsible manner," as well as the following Overall Land Use Goal: "Promote the development of Windsor in an orderly manner that will provide a well- balanced land use pattern which will provide for the efficient and effective ongoing extension of public services and facilities." Although the property is currently depicted as Single Family Residential and Parks, Open Space, Mineral Extraction & Floodplains on the Town's Land Use Plan Map,the property is located in the Town's Main Street commercial corridor and the adjacent properties are zoned General Commercial. The proposed commercial uses are consistent with the adjacent zoning and land uses. Conformance with Vision 2025: Annexation of the property would be consistent with the Economic Vitality vision statements, goals and strategies of the Town of Windsor Vision 2025 document. Recommendation: Based upon the aforementioned information, staff recommends that the Planning Commission forward to Weld County a recommendation that the applicants be referred to the Town of Windsor for annexation. 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EL IAD • • Imo; ��r I ---1--- ----.7•""-'•--f&,:-..),,,,,,4' . . ��iR II�. , — j' ��•,„ I `fir 1` _� �►� �= � �l11! �� .� Y,' I �Itll i 1 =i ►� >ti�r�� 11118 � ` l f _ 111 I1�� ! l. i • ' +� '�; 5. !11 , I 1, ''I\i'\...._.,---------j-P-" ._ .., " - •• • • i____. , , • -41 i 1 11 i Jr,_ '• • • >• )''''• .. • • •E r - Lo m •• • . • /.• ,...-"":".'""I'T'er"-,..„ ,.- LiEe fill'I . . • I [ / e� as I� �� 0_ 03 c 6, m a. .c L • o U a, M io 1 a v y t LL ❑ I7-:. 7 o c • EID c9 N B I 11 t " RECEIVED Sumbit by Email JUL 0 8 2011 1 8 6 1 2 0 1 1 Weld County Planning Department • GREELEY OFFICE ._ Weld County Referral June 24, 2011 WELD- _-COUNTY The Weld County Department of Planning Services has received the following item for review: Applicant Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 Planner Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes, in the A(Agricultural)Zone District. Legal Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Highway 392; West of and adjacent to 17th Street, Windsor. Parcel Number 0807 18 300006 • 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. You will be notified in writing of the Planning Commission date once the date is determined. I I 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. Comments: Signature fat -Uuhee. Date /c'5%i1 • Agency V.viisio n eP hhlzr"Ret5rAwrer, 9Weld County Planning Dept. 41555 N 17th Ave,Greeley,CO.80631 9(970)353-6100 ext.3540 9(970)304-6498 fax I 'w OFD ZO,p DEPARTMENT OF NATURAL RESOURCES y7 T 9° DIVISION OF WATER RESOURCES iii , r. P :m>y * John W.Hickenlooper s 18 76 Y Governor -- - Mike King June 30, 2011 Executive Director Dick Wolfe,P.E. Director/State Engineer Kim Ogle Weld County Planning Department 1555 N 171h Ave Greeley, CO 80631 Re: Case No. AmUSR-1251 Applicant: Pat&Amanda Weakland E1/2 SE'/., Sec. 18, T6N, R67W, 6th P.M. Water Division 1,Water District 3 Dear Mr. Ogle: We have reviewed the above referenced application for a Site Specific Development Plan and Amended Use by Special Review Permit for a hop farm and brewery operation on a ten acre parcel. The applicant intends to conduct tours of the hop farm and brewery, which will have a tasting room and patio. The property will also contain a greenhouse and warehouse,The submitted material does not appear to qualify as a "subdivision" as defined in § 30-28-101(10)(a), C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005 and March 11, 2011 memorandums to county planning directors, this office will only perform a cursory review of the referral information and provide comments. The comments will not address the adequacy of the water supply plan for this property or the ability of the water supply plan to • satisfy any County regulations or requirements. There is an existing residence located on the property, which will continue to be served by the Town of Windsor and a domestic well, operating under permit no. 247465-A. Water from the well may be used for ordinary household purposes inside one single-family dwelling, the irrigation of 0.75 acres of home gardens and lawns, and the watering of domestic animals. The applicants have stated that there will be no change in the use of the well as a result of this proposal. Water for the brewery and tap room will be provided by the Town of Windsor. A letter from the Town of Windsor dated June 10, 2011 indicates that water is currently provided to the property through a '/. inch water service, and that raw water is allocated to the property in the amount of 1 unit of Colorado- Big Thompson (CBT) project water, which on average yields 195,000 gallons per year. The letter indicates that additional water is available with the dedication of additional water rights or cash-in-lieu, currently $10,000 per 326,000 gallons. The applicant also owns two shares in the Cache La Poudre Irrigation Ditch #2, and '/% share of an irrigation well, which is proposed to be used for dust control purposes during construction at the site. So long as the well with permit no. 247465-A is used in accordance with its permitted conditions, and with the Town of Windsor as the water supplier for the brewery and tap room, this office has no objection to the proposal. If you or the applicant have any questions in this matter please contact Sarah Brucker of this office at(303) 866-3581. Sincerely, an Williams, P.E. d . Water Resources Engineer Office of the State Engineer 1313 Sherman Street, Suite 818 •Denver, CO 80203 • Phone:303-866-3581 •Fax:303-866-3589 http://water.state.co.us Sumbit by Email 1861 - 2011 • ✓ _. Weld County Referral June 24, 2011 WELD -COUNTY The Weld County Department of Planning Services has received the following item for review: Applicant Pat&Amanda Weakland Case Number AmUSR-1251 Please Reply By July 23, 2011 Planner Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes, in the A(Agricultural)Zone District. Legal Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Highway 392; West of and adjacent to 17`h Street, Windsor. Parcel Number 0807 18 300006 • 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. You will be notified in writing of the Planning Commission date once the date is determined. pi 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. Comments: Typically CDOT would request additional traffic information, but because the intersection of 17th Street and SH 392 was recently constructed with auxiliary lanes, it is unlikely that this proposal will significantly impact that intersection. CDOT has no comment regarding access. I would like to mention that this area has had drainage issues in the past. CDOT is confident that the County will address them. Signature Gloria Hice-Idler Date 6/27/11 Agency CDOT Permits • +Weld County Planning Dept. +1555 N 17'"Ave,Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax • • Sumbit by Email 1861 - 2011 / _ _• Weld County Referral W E L DEC O U N T Y June 24, 2011 The Weld County Department of Planning Services has received the following item for review: Applicant Pat &Amanda Weakland j Case Number AmUSR-1251 Please Reply By July 23, 2011 • L � I Planner Kim Ogle Project A Site Specific Development Plan and an Amended Use by Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardener, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes, in the A(Agricultural)Zone District. Legal Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Highway 392; West of and adjacent to 17th Street, I Windsor. Parcel Number 0807 18 300006 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. You will be notified in writing of the Planning Commission date once the date is determined. ' 1 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. Comments: The Site Specific Development Plan Application for Plat Amendment dated June 16,2011 addresses flood hazard protection for the site, including erosion, septic,and building pad protection. Additional aspects of the project required for local approval under floodplain management regulations adopted for the National Flood Insurance Program should be coordinated with the local floodplain administrator, Clay Kimmi, PE, CFM, at 970-304-6496. Such aspects may include providing the as-built certified lowest floor or floodproofing elevation. Signature Michael K. Gease, CFM Date 7/22/11 Agency FEMA Region VIII, Mitigation Division • +Weld County Planning Dept. +1555 N 17'"Ave,Greeley,CO.80631 +(970)353-6100 ext.3540 4(970)304-6498 fax Hello