HomeMy WebLinkAbout20112953 INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Steve Sharp, dba Steve Sharp Case Number USR11-0013
Transportation
Submitted or Prepared
Prior to At
Hearing Hearing
Staff Comments X
Department of Planning Services Field Check Form X
Letter to Applicant X
V Legal Notifications X
V 2 Application X
Maps X
V Deed/Easement Certificate X
V Surrounding Property/Mineral Owners X
3 Referral List X
Referrals without comment X
• Town of Hudson X
4 Referrals with comments X
• Weld County Public Works Dept X
�r • Weld County Environmental Health Dept. X
• N4 • Division of Water Resources X
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r- .W ld emdy❑„JJ6��6„p��Go,n Dope. X
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Sad C,.,,,..,.attso-6Ls'kacl X
- Division of i dl KS and Wrtdlifc X
--I 6 Surrounding Property Owners/Mineral Owners -Letters X
7 PC Exhibits N/A
7A Planning Commission Sign posting affidavit r(-f .U+/j4 ( c(k/— C6'lwx¢✓ ) X
&ts 7rcm 1_¢_¢, r Ahura_ AbL:./.59 /0/24//( X
9 D„CC R,,,,h.t;,,, X
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I hereby ceni that the items identi ed re submitted to the Department of Planning Services at or prior to the scheduled Planning
Commissi ers hearing.
.__
Tom Parko Planning Manager
• EXHIBIT
2011-2953
i -OW
1861 -2011
• WELO NTY LAND USE APPLICATION
SUMMARY SHEET
Planner: Tom Parko
Case Number: USR11-0013 Hearing Date: November 16, 2011
Applicant: Steve Sharp, d.b.a. Steve Sharp Transportation.
Site Address: 10786 County Road 41
Request: A Site Specific Development Plan and a Special Review Permit for a use
permitted as a use by right, an accessory use, or a use by special review in the
commercial or industrial zone districts (truck and trailer repair and maintenance
shop), provided that the property is not a lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A(Agricultural)Zone District.
Legal Description: Lot A of RE-5111. Being Part of the NW % of Section 9, T2N, R65W of the 6th
PM.
Location: East of and adjacent to County Road 41 and approximately 392 feet south of
County Road 24.
• Size of Parcel(s): 34.6±Acres
Parcel Number(s): 1307-09-2-00-012
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
Without Comments:
• Town of Hudson, referral dated September 14, 2011
With Comments:
• Weld County Department of Public Works, referral dated October 11, 2011
• Weld County Dept. of Public Health and Environment, referral dated October 6, 2011
• Division of Water Resources, referral dated October 5, 2011
The following agencies have not responded:
• Weld County Zoning Compliance
• Hudson Fire Protection District EXHIBIT
• School District RE-3J
• Soil Conservation District
• • Division of Parks and Wildlife
ustl1-oo13
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 1
• 1 8 6 1 -2 0 II SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
W EL`�� O N T Y
u
Planner: Tom Parko
Case Number: USR11-0013 Hearing Date: November 16, 2011
Applicant: Steve Sharp, d.b.a. Steve Sharp Transportation.
Site Address: 10786 County Road 41
Request: A Site Specific Development Plan and a Special Review Permit for a use
permitted as a use by right, an accessory use, or a use by special review in the
commercial or industrial zone districts (truck and trailer repair and maintenance
shop), provided that the property is not a lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A(Agricultural) Zone District.
Legal Description: Lot A of RE-5111. Being Part of the NW % of Section 9, T2N, R65W of the 6th
• PM.
Location: East of and adjacent to County Road 41 and approximately 392 feet south of
County Road 24.
Size of Parcel(s): 34.6±Acres
Parcel Number(s): 1307-09-2-00-012
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with
Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Weld County Code, Chapter 22 of the Comprehensive Plan Sec 22-2-10.B. states "the
intent of the agricultural Goals is, "to support all forms of the agricultural industry and, at
the same time, to protect the rights of the private property owners to convert their
agricultural lands to other appropriate land uses."
Steve Sharp Transportation provides a service to the agricultural industry as well as other
• industries by repairing tractors and large semi-trailers in an enclosed maintenance
facility.
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 2
Agricultural Policy 8.1: Demonstrate adequate sanitary sewage and water systems are
available for the intensity of the development.
•
Steve Sharp Transportation will install and construct a sanitary disposal system equipped
to handle the needs of the business. Water is provided via a well that has been approved
by the Division of Water Resources and is permitted according to the use.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural
(A)Zone District.
Sec 23-2-240 Design standards
a) Adequate water service. Division of Water Resources issued a commercial well for
the business. Well Permit No. 75579-F was issued on October 5, 2011.
b) Adequate sewer service. A septic disposal system will be constructed and design
according to the use.
c) Structure construction mitigated soil conditions. Geotechnical investigations will be
conducted prior to construction.
d) Adequate fire protection. The Hudson Fire Protection District serves this property.
e) Parking and vehicle storage. Parking shall not be permitted within any public right-of-
way. An adequate parking area shall be provided to meet the parking needs of
employees, company vehicles, visitors and customers.
f) Agricultural zone setback and offset requirements. The proposed facility will meet all
• minimum setback requirements.
g) Access. The proposed access is off of County Road 41. Access Permit No.AP11-
00449.
h) Access to public rights-of-way. Public Access to County Road 41 has been approved
by the County.
i) Buffering from adjacent properties. The majority of property in the vicinity of this
facility is zoned Agriculture. The nearest residence is .25 miles to the south; .88 miles
to the northeast and 1 mile to the west. The owner has agreed to screen the property,
which includes screening outside vehicle storage.
j) Uses by special Review in the Agricultural Zone District shall be located on the least
prime soils on the property. The newly created lot for the USR boundary, which was
created via RE-5111, removed a portion of the property from productive farmland.
However, a good portion of the remaining property was able to retain the center pivot
and will continue to be irrigated for crops.
Sec 23-2-250 Operation standards
A. Comply with noise standards, Sec 25-12-101. The applicant will comply with the
Industrial noise standards.
B. Comply with lighting standards. Exterior lighting is limited to security and all lighting
will be directed downward and not out or up.
• C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 3
There are no facilities and businesses similar to the one proposed in the area. However,
staff has not received public opposition or opposition from surrounding property owners
•
with respect to this case.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
This property is not located in a municipal referral area or in an area with an adopted
Master Plan of an affected municipality. This property is zoned Agriculture and all the
properties surrounding this farm are zoned Agriculture. Future development of the area
will predominately remain in agricultural production and retain rural uses.
E. Section 23-2-220.A.5 --The application complies with Article V of the Weld County Code.
The existing site is within the County Road Impact Fee Area and the Capital Expansion
Impact Fee area.
Effective April 25, 2011, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-
2)
Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee.
(Ordinance 2011-2)
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
• prime agricultural land in the locational decision for the proposed use.
A portion of the property has been removed from productive farm lands and situated on
Lot A of RE-5111 and other portions of the property have been retained for agricultural
use on Lot B of RE-5111.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of health, safety,
and welfare of the inhabitants of the neighborhood and County.
The owner of the property has taken adequate measures to make certain that the health,
safety and welfare of the business. The applicant has complied with all Federal, State
and Local regulations as applicable.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
1. The plat shall be amended to delineate the following:
A. All sheets of the plat shall be labeled USR11-0013 (Department of Planning Services)
B. The attached Development Standards. (Department of Planning Services)
C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County
Code. (Department of Planning Services)
D. Show the approved access on the Site Plan and label it with the approved access permit
number. (Department of Public Works)
• E. Please delineate the location of the water quality feature on the plat and construction
drawings. (Department of Public Works)
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 4
F. Please label the water quality feature as a "No Build/Storage Area" on the plat.
•
(Department of Public Works)
G. County Road 41 is a collector road and requires an 80-foot right-of-way at full build out.
There is presently a 60-foot right-of-way. This road is maintained by Weld County.
Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required
setback is measured from the future right-of-way line. The applicant shall delineate or
dedicate an additional 10-foot of right-of-way parallel to the CR 41 right-of-way for future
build-out. (Department of Public Works)
H. County Road 24 is a local gravel road and requires a 60-foot right-of-way at full build out.
There is presently a 60-foot right-of-way. This road is maintained by Weld County.
Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required
setback is measured from the future right-of-way line.
Please add the following notes to the plat:
A. The applicant is required to comply with all Colorado Department of Health and
Environmental (CDPHE) regulations regarding berming and spill prevention for materials
and liquids stored on site.
B. The applicant is required to comply with all Colorado Department of Health and
Environment, Water Quality Control Division regulations regarding storm water quality
permitting and protection and construction storm water discharges.
C. No parking or staging of commercial vehicles on the county road is allowed.
• 2. Prior to the release of building permits:
A. If more than 1 acre is to be disturbed, a grading permit will be required prior to the start of
construction. The grading permit application must contain: an erosion and sediment
control plan, a grading plan, installation details of all BMPs to be utilized, typical
installation and maintenance notes for all BMPs to be utilized, and a copy of the
approved CDPHE stormwater permit.
B. The applicant shall submit evidence of a Colorado Discharge Permit System or CDPS
permit from the Colorado Department of Public Health and Environment (CDPH&E),
Water Quality Control Division, to cover stormwater discharges from construction sites (5
CCR-1002-61). Alternately, the applicant can provide evidence from CDPH&E that they
are not subject to the CDPS requirements.
3. Prior to the release of the Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The
septic system is required to be designed by a Colorado Registered Professional Engineer
according to the Weld County Individual Sewage Disposal Regulations.
4. The project will disturb over an acre of land therefore, a State approved Stormwater Management
Plan will be required. Please provide a copy of Storm Water Management Plan application as
submitted to the State. Please provide a copy of the approved permit once it has been obtained.
The applicant is required to comply with all Colorado Department of Health and Environment,
Water Quality Control Division regulations regarding storm water quality permitting and protection
and construction storm water discharges.
• 5. The project will disturb over an acre of land therefore, a Weld County Grading Permit is required
before construction.
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 5
6. The applicant shall submit a waste handling plan, for approval, to the Environmental Health
•
Services Division of the Weld County Department of Public Health & Environment. The plan shall
include at a minimum, the following:
a. A list of wastes which are expected to be generated on site (this should include expected
volumes and types of waste generated).
b. A list of the type and volume of chemicals expected to be stored on site.
c. The waste handler and facility where the waste will be disposed (including the facility
name, address, and phone number).
d. Documentation that floor drain wastes from the maintenance facility will be captured in a
watertight vault and hauled off for proper disposal. Include the business name, address,
and phone number for the company that will be contracted to service the vault.
7. Upon completion of 1-6 above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies the applicant shall submit a Mylar plat along with all other documentation required
as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk
and Recorder by Department of Planning Services' Staff. The plat shall be prepared in
accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar
plat and additional requirements shall be submitted within sixty (60) days from the date of the
Board of County Commissioners resolution. The applicant shall be responsible for paying the
recording fee. (Department of Planning Services)
8. In accordance with Weld County Code Ordinance 2006-7 approved June 1, 2006, should the plat
not be recorded within the required thirty (30) days from the date the Board of County
Commissioners resolution a $50.00 recording continuance charge shall added for each additional
3 month period. (Department of Planning Services)
• 9. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files
format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable).
This digital file may be sent to dhuerteraco.weld.co.us. (Department of Planning Services)
10. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
•
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
•
DEVELOPMENT STANDARDS
STEVE SHARP, DBA STEVE SHARP TRANSPORTATION
USR11-0013
1. A Site Specific Development Plan and a Special Review Permit for a use permitted as a use by
right, an accessory use, or a use by special review in the commercial or industrial zone districts
(truck and trailer repair and maintenance shop), provided that the property is not a lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District. (Department of Planning
Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The number of on-site employees as listed and described in the application prepared by the
applicant are as follows: A total of five (5) employees.(Department of Planning Services)
4. The hours of operations as listed and described in the application are as follows: 7:00AM to
6:00PM, Monday-Sunday with some hours extending to 10:00PM. (Department of Planning
Services)
5. 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. (Department of Public Health and
• Environment)
6. 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. (Department of Public Health
and Environment)
7. 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.
(Department of Public Health and Environment)
8. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
9. 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. (Department of
Public Health and Environment)
10. 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. (Department of Public Health
and Environment)
11. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. (Department of Public Health and Environment)
12. Any septic system located on the property must comply with all provisions of the Weld County
Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and
•
Environment)
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 7
13. A permanent, adequate water supply shall be provided. (Department of Public Health and
• Environment)
14. All potentially hazardous chemicals must be stored and 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). (Department of Public Health and Environment)
15. 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.
16. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code. (Department of Public Health and Environment)
17. Effective April 25, 2011, Building Permits issued on the proposed lots will be required to adhere to
the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2)
18. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere
to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
19. Should 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,
pursuant to Chapter 15, Articles I and II of the Weld County Code. (Department of Public Works)
20. This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the Federal
Emergency Management Agency (FEMA).
21. Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any reasonable
• time in order to ensure the activities carried out on the property comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
22. The historical flow patterns and runoff 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. (Department of Public Works)
23. The applicant must take into consideration storm water capture/quantity and provide accordingly
for best management practices.
24. Weld County will not maintain on-site drainage related areas or medians. This must be
addressed by the homeowner's association or land owner.
25. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards as shown or stated shall require the approval of an amendment
of the Permit by the Weld County Board of County Commissioners before such changes from the
plans or Development Standards are permitted. Any other changes shall be filed in the office of
the Department of Planning Services.
26. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners.
27. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
• market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 8
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
• wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
• miles of state and county roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand bars, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
•
Usr11-0013, Steve Sharp, dba Steve Sharp Transportation, Inc, Page 9
Th
• DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
IGREELEY, CO 80631
WE`D WEBSITE: www100, Ext.
t 3572
E-MAIL: tparko@co.weld.co.us
PHONE: (970) 353-6100, eld. o.us
72
FAX: (970)304-6498
COLORADO
October 13, 2011
Bob Harrison
3500 E 1561h Ave
Brighton CO 80602
Subject: USR11-0013 - A Site Specific Development Plan and a Special Review Permit for a use
permitted as a use by right, an accessory use, or a use by special review in the commercial or industrial
zone districts (truck and trailer repair and maintenance shop), provided that the property is not a lot in
an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A(Agricultural)Zone District.
On parcel(s)of land described as :
PT NE4 9-2-65 LOT B REC EXEMPT RE-1614 (1.31 R)of the 6th P.M.,Weld County, Colorado.
Dear Applicant:
I have scheduled a meeting with the Weld County Planning Commission on November 1, 2011, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 16,
• 2011 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.orq
If you have any questions concerning this matter, please call.
Respectfully.
Digitally signed by Kristine Ranslem
Reason:I am the author of this document
(-)77,0/0y/,/, Location:1555 N 17th Ave
vii! qV Date:2011.10.13 15:10:24-06'00'
Tom Parko
• Planning Manager
PLANNING COMMISSION SIGN POSTING CERTIFICATE (B00(
THE LAST DAY TO POST THE SIGN IS October 21, 2011. THE SIGN SHALL BE
POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD
RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A
SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-
OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN
THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT
THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A
PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, TOM PARKO , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE BOARD
OF COMMISSIONERS HEARING FOR USR11-0013 IN THE AGRICULTURAL ZONE
DISTRICT.
Tom Parko
Name of Person Posting Sign
•
Signature of Person Posting Sign
STATE OF COLORADO )
) ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me this day of
Ofl , 2011. WITNESS my hand and official seal.
z
gY Plfg
N tary Publi 1 •..
BETHAPIY i
SALZMAN
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7
FIELD CHECK Inspection Date: October 17, 2011
• Applicant: Sharp Transportation Case #: USR11-0013
Request: A Site Specific Development Plan and a Special Review Permit for a use
permitted as a use by right, an accessory use, or a use by special review in the
commercial or industrial zone districts (truck and trailer repair and maintenance shop),
provided that the property is not a lot in an approved or recorded subdivision plat or lots
parts of a map or plan filed prior to adoption of any regulations controlling subdivisions
in the A (Agricultural) Zone District.
Legal: Lot A of RE-5111. Being Part of the NW 1/4 of Section 9, T2N, R65W of the 6th
PM.
Location: East of and adjacent to CR 41 and approximately 392 feet south of CR 24.
Parcel ID #: 130709200012 Acres: 34.6 +/-
Zoning Land Use
N "A" Agriculture N Agrarian
E "A" Agriculture E Agrarian
• S "A" Agriculture S Agrarian / Rural Residence
W "A" Agriculture W Agrarian / Rural Residence
Comments:
The property is well maintained and currently utilized for farming. No violations are
present.
( / /WWI
Signature ,
House(s) Derelict Vehicles
Outbuilding(s) ' ❑ ,Non-commercial junkyard (list components)
Access to Property . o irrigation Sprinkler
o Crop Productions ,,o Crops
o Site Distance o Wetlands
o Mobile Home(s) o Oil & Gas Structures
o Other Animals On-Site o Wildlife
• ❑ Water Bodies o Utilities On-Site (transmission lines)
Ditch ❑ Topography
Note any commercial business/commercial vehicles that are operating from the site.
• 1 8 6 1 - 2 0 1 I DEPARTMENT OF PLANNING SERVICES
1555 N 17 AVE
. GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
FAX: (970) 304-6498
WELD,COUNTY
September 13, 2011
Steve Sharp
do Bob Harrison
3500 e 156th Ave
Brighton CO 80602
Subject: USR11-0013 - Request for a Site Specific Development Plan and a Special Review Permit for
a use permitted as a use by right, an accessory use, or a use by special review in the
commercial or industrial zone districts (truck and trailer repair and maintenance shop),
provided that the property is not a lot in an approved or recorded subdivision plat or lots parts
of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District on a parcel of land described as PT NE4 9-2-65 LOT B REC
EXEMPT RE-1614 (1.31R)of the 6th P.M., Weld County, Colorado.
• Dear Applicants:
Your application and related materials for the request described above are being processed. I will
schedule a meeting with you to discuss the referrals after we have received them.
Once the concerns and requirements of the referral agencies have been met or the applicant has shown
an attempt to meet their concerns and requirements, a Planning Commission Hearing will be scheduled.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of
the property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Hudson Planning
Commission for their review and comments. Please call Hudson at 303-536-9311 for further details
regarding the date, time, and place of this meeting. It is recommended that you and/or a representative
be in attendance at the Hudson Planning Commission meeting to answer any questions the Commission
members may have with respect to your application.
If you have any questions concerning this application, please call.
Respectfully.
\ Digitally signed by Kristine Ranslem
1 Reason:l am the author of this document
/
Location:1555 N 17th Ave
Q(] Date:2011 O9.13 101 016-06'00'
Tom Parko
Planner
•
•
1 8 6 1 2 0 1 1
WEL COUNTY
7-Day Completeness Review
August 25, 2011
Applicant: Steve Sharp, dba Steve Sharp Transportation.
Case #: USRl1-0013
Request: A Site Specific Development Plan and a Special Review Permit for
a use permitted as a use by right, an accessory use, or a use by
special review in the commercial or industrial zone districts (truck
and trailer repair and maintenance shop), provided that the
property is not a lot in an approved or recorded subdivision plat or
lots parts of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District.
(Department of Planning Services)
• Legal Description: Lot A of RE-511 1. Being Part of the NW 1/4 of Section 9, T2N,
R65 W of the 6`h PM.
Location: East of and adjacent to CR 41 and approximately 392 feet south of
CR 24.
Size of Parcel: 34.56 +/- acres Parcel Number:
X Public Works X Health X Planning X Building
Attn: Bob Harrison
3500 East 156`h Avenue
Brighton, CO. 80602
With copy to:
Steve Sharp
PO Box 160
Cokeville, WY. 83114
•
1
Dear Mr. Harrison:
The following completeness review notes are provided as a courtesy to the applicant.
While we strive to identify significant issues, the following notes may not identify
all issues, even major ones that may be raised during the formal review of your
application. The information contained herein has been placed on file with the
Department of Planning Services.
REVIEW:
The Departments of Public Health and Environment, Public Works and Planning are in
receipt of the seven (7) day packets received July 28, 2011. Departmental staff has
completed their review and offer the following comments.
Environmental Health
• Submit a detailed waste handling plan and specify that no floor drains will go to
the septic system.
Planning
The IJSR plat shall conform to the requirements contained in Chapter 23; Article
II; Division 4; Sections 23-2-260. Please review this section and submit all items
along with the USR submittal.
Fencing material will be of an opaque material around the parameter of the site
beginning where the driveway ends and extending to the south, west and north.
Public Works
Public Works looked at five critical items:
• SITE PLAN REVIEW:
The applicant has submitted a site plan drawing for review. The plat needs to be
24"x36". On the plat map, show a 300-foot asphalt vehicle tracking control pad,
with a 15" RCP culvert and a stop sign at the entrance.
• TRAFFIC STUDY:
A traffic study was not required at this time. A narrative has been submitted and
will be reviewed when the application has been deemed complete.
t
•
• PRELIMINARY DRAINAGE:
A water quality capture feature (WQCF) is required on site. The area can be in an
existing onsite low point that will capture the storm water and hold contaminants.
The depression must meet the volume calculated using the attached procedures.
• GEOTECHNICAL SOILS REPORT:
A geotechnical soils report is not required by Public Works.
• SPECIAL FLOOD HAZARD AREA:
This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the
Federal Emergency Management Agency (FEMA).
Building
• All structures require permits prior to the start of work. Plans are required for
structural, electrical, mechanical and plumbing. Plans shall be submitted with
Colorado Engineered wet stamps and a complete building permit application.
This completes our portion of the 7-Day Completeness Review. Please address the items
• above and if you have any questions please feel free to call or email us.
tparko 2i'Co.vvcld.co.us
dcariolIrico vvcl3.eu.us
II iuht d_ca.0 cld.c .us
Sincerely,
DigitallyaIXo signed by Torn
,�
ofp//wk, Oate'.2011 &25
O �L21906O0'
Tom Parko
Planning Manager
ec: L. Light, Environmental Health
D.Carroll, Public Works
File: USR11-0013
•
RECEIVED
MEMO RAN D U M AUG 23
Weld CoPlanning Department
1 8 6 1 - 2 0 1 1 GREELEY OFFICE
TO: Tom Parko, Planning Services DATE: August 18, 2011
J �� FROM: Donald Carroll, Engineering Administrator ore/
W E L ' O N T Y Public Works Department
SUBJECT: 7 Day Completeness Review— PRE11-0007
Steve Sharp
Weld County Public Works has received the submittal application for the 7-Day Completeness Review. This
phase of the planning process is a content review of the submitted materials, NOT a technical review.
Comments made during this phase of the process will not be all-inclusive, and will address the critical issues of
concern including but not limited to the Site Plan, Traffic Study, Preliminary Drainage Report, Geotechnical
Soils Report, and Flood Hazard Development Permit. The Public Works Department will perform a detailed
technical review of the project once the submittal application is deemed acceptable and is promoted to the
review phase of the planning process.
SITE PLAN REVIEW:
The applicant has submitted a site plan drawing for review. The plat need to be 24"x36". On the plat map,
show a 300-foot asphalt vehicle tracking control pad, with a 15" RCP culvert and a stop sign at the entrance.
TRAFFIC STUDY:
Straffic study was not required at this time. A narrative has been submitted and will be reviewed when the
plication has been deemed complete.
PRELIMINARY DRAINAGE:
A water quality capture feature (VVQCF) is required on site. The area can be in an existing onsite low point that
will capture the storm water and hold contaminants. The depression must meet the volume calculated using
the attached procedures.
GEOTECHNICAL SOILS REPORT:
A geotechnical soils report is not required by Public Works.
SPECIAL FLOOD HAZARD AREA:
This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency
Management Agency (FEMA).
•
M:\PLANNING-DEVELOPMENT REVIEW\-2011 Planning Referrals\PRE-APP&7-DAY REVIEWS\PRE11-0007\PRE11-0007, Sharp 7-Day.doc>.
1 �
• 7-Day Completeness Review
PRE-APPLICATION MEETING NOTES: PRE11-0007
Applicant: Steve Sharp
Case#: Pending USR-****
Request: A Site Specific Development Plan and a Special Review Permit for
a use permitted as a use by right, an accessory use, or a use by
special review in the commercial or industrial zone districts (truck
and trailer repair and maintenance shop), provided that the
property is not a lot in an approved or recorded subdivision plat or
lots parts of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District.
Legal Description: Lot A of RE-5111. PT NE '/o of Section 9, T2N, R65W
Location: East of and adjacent to CR 41 and approximately '/2 mile north of
CR 24.
Size of Parcel: 34.6 f
Parcel Number: 1307-09-0-00-009
. RETAIN PACKET AS ENTIRE APPLICATION
n Public Works ❑ Health ❑ Building ❑ Planning
Narrative:
Application is for an oil and gas support and service. Property will accommodate a business
primarily engaged in oil and gas equipment refurbishment and storage.
Comments:
CL.4a1) h— It—II 4.7
Comments Due No Later than August 12, 2011
• Questions, call, thanks Tom, x 3572
l .y
1861 - 2011 MEMORANDUM
TO: PREI 1-0007; Case File, pre-application
W E L O NTY
Y
DATE: July 28, 2011
FROM: Tom Parko, Planning Manager
SUBJECT: Pre-Application Meeting prior to submitting
USR
Attendees:
Bob Harrison, Applicant Representative for Steve Sharp
Don Carroll, Public Works
Tom Parko, Planning
Lauren Light, Environmental Health
Frank Piacentino, Building Dept.
On Thursday, July 28, 2011 an informal discussion took place at the Greeley Administrative Offices
• Conference Room regarding a proposed Semi-Truck and Trailer Repair Business. (The legal description is
Section 09 T2N, R65W of the 6111 P.M. Parcel ID# is 1307-09-0-00-009.
Background Information:
Mr. Sharp owns and operates several truck repair businesses in the West and is looking to open a repair
business in Weld County. Mr. Sharp worked with the County to split his property to accommodate the business
and recently went through the RE process to create Lot A and Lot B of RE-5111.The business will be located
on Lot A of RE-5111 which is approximately 34.6+acres.Access to the site will be from CR 41. Mr. Sharp is
proposing to construct a new 21,000 square foot shop, coupled with a 1,520 square foot office. The site will
have outdoor parking but all repair work will be located in the shop. The first 200 feet of the access will be
paved with the remaining lot in crushed asphalt.The owner has applied for a commercial well. Proposed hours
of operation will be Monday-Sunday, 7AM-7PM. There will be a total of 10 employees; however, only 5
FTE's will be associated with the shop.
Building Department:
The Building Department will require permits for all construction and Mr. Piacentino explained the submittal
process.The new office will be ADA accessible.The type of occupancy is S-1 and since the proposed building
is greater than 12,000 square feet a sprinkler system is required. Grease traps will be installed to capture any
hazardous fluids and a system will need to be in place to separate these fluids from the septic system.
Health Department:
• A Waste Handling Plan is required. For examples please visit:
http://www.co.weld.co.us/Departments/PlanningZoning/PlanningDepartment/ApplicationAssistance.html
The owner will need to have an engineered designed and approved septic and leach field for the business.
• The Waste Handling Plan will need to show how the hazardous materials are being stored and disposed of.
The owner is contracting with various contractors to come to the site and haul the materials. Some of the
materials generated from this type of business include but are not limited to: tires, oil, transmission fluid,
anti-freeze, etc.
A dust mitigation plan is not required since some of the site will be paved and other portions will have
crushed asphalt.
Public Works:
A drainage narrative is required. Depending on the narrative, PW may require a drainage report. No The
applicant shall provide a short description of the historic stormwater flows across the property and how their
application will affect those flows. The description shall include but not be limited to: I) where the water
originates if it flows onto the property from an offsite source,2)where it flows to as it leaves the property,3)
the direction of flow across the property, and 4) if there have been previous drainage problems with the
property. The application shall also provide flow arrows on the map showing where the stormwater starts,how
it goes across the property, and where it leaves the property. The applicant will still be responsible for
providing a water quality feature that conforms to the methodology outlined in Volume 3, Section 4.4.2 of the
Urban Storm Drainage Criteria manual.
A traffic narrative will be required. CR 41 is paved and the owner will pave the first 200 feet of driveway in
asphalt so no cattle guards are required. A road improvements agreement may be required but cannot be
determined until the traffic narrative is reviewed.
• The site is not located in a designated FEMA floodplain.No water quality report is required.The applicant will
complete the Access permit, but an access was reviewed and approved by PW during Ill.l 1.
Planning Department:
Staff urged the applicant to contact staff for any questions:
Planner On Call available Monday through Friday 7:30 a.m. to 4:30 p.m.
Staff explained the USR process. The applicant shall submit 4 packets for a 7 day completeness review. After
the 7 day completeness review the applicant will be informed of what items are still required to make the
application complete. Staff requested that the applicant submit the remaining material in electronic form.
Upon submittal of a completed application it will be sent out for referral for 28 days. The applicant will then
meet with their Planner to discuss the referrals and address as many of the referrals as possible. At that
meeting the Planning Commission hearing will be scheduled. The Board of County Commissioners hearing
typically follows approximately 3 weeks after the Planning Commission hearing.
The applicant will be required to screen the business using a fence and opaque materials. Landscaping will
required at the entrance and some form of xeriscaping will be used because the commercial exempt well
prohibits outdoor watering.
The owner will be required to provide a lighting plan, a sign plan, and a landscaping plan. The site is not
located in Hudson's IGA. Staff explained that impact fees will apply to this project and gave the impact fee
information to the applicant.
• The above notes are provided as a courtesy to the applicant. While we strive to identifr significant issues, the above
notes may not identib,all issues, even major ones that may be raised during the formal review ofyour application. The
information contained herein has been placed on file with the Department of Planning Services.
6
Steve Sharp Transportation Reams & Patterson, Inc.
• Headquarters Facility for Steve Sharp Transportation
Steve Sharp and his team of dedicated professionals eagerly anticipate
opening a new transportation headquarters, generally located at the
southeast corner of County Road 41 at County Road 24 in Weld County,
Colorado.
That site includes 34.6 acres, and is also known as Lot A of Recorded
Exemption No. 1307-09-2 RE-5111, prepared by Bell Surveying
Company. The property is located in the northwest quarter of Section 9,
Township 2 North, Range 65 West of the Sixth Principal Meridian, and
lies approximately 6 miles northwest of Hudson, Colorado.
Use of property:
Nature of the Steve Sharp Transportation specializes in moving large, heavy equipment
business and objects that cannot be hauled by conventional trucks. Examples
include:
• Mining equipment
• Wind turbines
• • High-power transformers and switchgear
To move this specialized freight, the company uses special trailers that
are large enough to accept the load and have enough axles to distribute
the weight to the highway without violating load regulations. Some
trailers are extremely long, and have steerable axles which permit them
to negotiate conventional road intersections.
Headquarters This proposed facility will include an office to handle the day-to-day
affairs of the company, currently done by three people. An attached
maintenance facility will employ two mechanics to keep the company's
tractors and trailers in top condition.
Compatibility:
Comprehensive The Comprehensive Plan requires that a Use by Special Review be
Plan consistent with the intent of the zoning district, compatible with existing
surrounding uses, compatible with future development, and that there is
adequate protection for the health, safety, and welfare of the public. Uses
in the A (Agricultural) district must demonstrate that the siting decisions
reflect a diligent effort to preserve prime farmland.
In addition to traditional farming and ranching, the A District "is also
intended to provide areas for the conduct of Uses by Special Review
which have been determined to be more intense or to have a potentially
• greater impact than Uses Allowed by Right" (23-3-10). Some examples of
1
I ,.
Steve Sharp Transportation Reams & Patterson, Inc.
these permissible uses include equipment storage or repair, /
manufacturing, and outdoor storage. We submit that the intensity of the
proposed use is modest, and that the design of the project appropriately
manages its external effects. The traffic is low, consisting of passenger
vehicles and a few trucks per day. Screening has been provided, and the
building is set back 500 feet from County Road 41. There are no
proposed activities that pose a significant hazard to the public. The
architecture is consistent with other commercial uses in the Hudson
area.
A Zone District The property has historically been irrigated by a center-pivot system,
which has been taken out of service for a period as ordered by the water
court. The design of this project permits irrigation to resume using a
reduced sector of irrigation; the property lines are substantially radials of
the center pivot system. According to the map shown on the site plan,
the soils of this property offer moderate promise for farming.
Project summary Weld County requires submittal of a narrative summarizing the project
and the activities that will be conducted there. We will complete the
questionnaire, asking for information from you as needed.
Adjoining uses The surrounding area is mixed in character. Most of the land is in
agricultural use, but oil and gas wells and tank batteries are common.
There are many commercial-style steel buildings in use, both as
accessories to farms and as significant commercial uses. There are
homes at a density of one to four per square mile, and those nearby are
shown on the vicinity map of the site plan. '
Details of use
Employees The normal activity at the facility will require three people in the office
and two in the shop, for a total of five. The productive operations of the
company are all conducted away from the facility, picking up freight at
one distant location and hauling it to another. Ideally, trucks drop a load
and proceed directly to pick up another; only when necessary does a
truck go to the headquarters. On a busy day, two to five trucks might
arrive or depart.
Hours Routine office and maintenance activities will occur from 7:00 a.m. to
6:00 p.m. Trucks will ordinarily enter or leave the facility between 6:00
a.m. and 10:00 p.m., but in exceptional cases may enter or leave at any
time.
Structures There will be a single building on the property. The main portion,
housing the maintenance facility, will measure 100 by 140 feet with an
attached covered work area measuring 50 by 140 feet. The low extension
to the west, 36 by 40 feet, will house the offices. Total building coverage
is 22,440 square feet.
Animals None are planned.
Vehicles Daily traffic will consist largely of passenger cars, pickups, and delivery
trucks. Over-the road tractor-trailer units will come or go a few times a
2
A
Steve Sharp Transportation Reams & Patterson, Inc.
• day. The tractors are long wheelbase conventional tractors, pulling a
variety of lowboy and flatbed trailers ranging from 40 feet to as much as
150 feet in length. The larger trailers are equipped with steerable axles to
permit maneuverability comparable to ordinary-length trailers.
Fire protection We have been discussing the project with the Hudson Protection District,
who will provide fire protection services.
Water The project will include a domestic 15 gpm well to be constructed with
the other improvements. There will be no on-site irrigation of
landscaping; any plantings will follow xeriscape design.
Sewage The facility will be served by a septic tank and leach field.
Storage Tractors and trailers not being used by company operations will be
stored in the areas shown on the plan.
Site design
Landscaping No significant landscaping is planned. The domestic well will not be used
for irrigation, and landscaping will be limited to the re-establishment of
existing dryland vegetation.
Reclamation Operations will not generate any hazardous waste or other materials
requiring reclamation. There will be no fueling on site. Oil, tires and
other waste will be disposed of in accordance with all regulations.
•
Drainage Under current conditions, storm water from the site collects in a sump at
the southeast corner of County Road 41 and County Road 24, on
adjoining property owned by Steve Sharp. This condition will continue
after development. The small amount of new impervious area, the
permeable nature of site soils, and the lack of evidence of stormwater
damage suggest that this arrangement will be satisfactory.
Schedule The contractor will begin work immediately upon issuance of permits,
and expects to complete construction within six months, weather
permitting.
Waste Waste will be separated and handled by type:
• Ordinary office and shop trash will be stored in a standard
steel container on the north side of the shop, A
commercial refuse hauler will service the container
weekly.
• Tires will be stored in a fenced enclosure adjacent to the
trash container, and be picked up by a commercial
recycling company.
• Waste oil will be collected in drums and stored inside for
periodic pickup by a waste oil recycling company.
•
3
t
Steve Sharp Transportation Reams & Patterson, Inc.
Trench drains and floor drains within the building will run 4
to a sand and oil interception vault, which will be emptied
by a commercial servicing company.
41
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