The URL can be used to link to this page

Browse Search

Home My WebLink About20112473.tiff INVENTORY OF ITEMS FOR CONSIDERATION ppl cawt Amanda, Zach and Pat Case NuvubeY AmUSR-1251 Weakland. Submitted or Prepared Prior to At Hearing Hearing " 1 Staff Comments X v Department of Planning Services Field Check Form Planning Commissioner Field Check Form v Letter to Applicant Affidavit of sign posting N' Legal Notifications N 2 Application X Maps N.' Deed/ Easement Certificate N, Surrounding Property/ Mineral Owners Utilities IIIIN. 3 Referral List X N, Referrals without comment Weld County Zoning Compliance, referral dated June 24, 2011 N., Colorado Division of Wildlife, referral dated July 8, 2011 4 Referrals with comments X Weld County School District RE-4 (Windsor), referral dated June 27, 2011 v State Engineer's Office, Division of Water Resources referral dated July 5, 2011 �' Weld County Department of Building Inspection referral dated July 15, 2011 Ni Windsor-Severance Fire Protection District, electronic referral dated July 18, 2011 ,, Weld County Department of Public Works, referral dated July 19, 2011 Weld County Department of Environmental Health, referral dated July 22, 2011 'N, FEMA Region VIII, Mitigation Division, electronic referral dated July 22, 2011 Town of Windsor, referral dated August 4, 2011 ; A 5-, um t iiii5 Surrounding Property Owner /uhr4 6 PC Exhibits © (r' C.DaT, r-Qf'e,-ruJ dat4 &/z7/zoo 2011-2473 R- its, • v t A sC5,, po5-t- f,�4r� heveby certify that the 4 ttev"s LdewtrfLed heretw were subwt ted to the Thepartvaewt of PLavLwL Services at orprLorto Hie scheduledPLawvL/14j Gow r4s5Lov,ers hea'4wa. Kivu O6 ❑ PLavther • 1861 - 2011 . LAND USE APPLICATION SUMMARY SHEET WELD-___-COUNTY Planner: Kim Ogle Case Number: AmUSR-1251 Hearing Date: September 6, 2011 Applicant: Amanda, Zach and Pat Weakland Request: A Site Specific Development Plan and an Amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, 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 E2SW4 Section18, Township 6 North, Range 67 West of the 6'" P.M. Weld County, Colorado Location: North of and adjacent to State Highway 392, West of and adjacent to 17th Street, Windsor • Parcel Id#: 0807-18-3-00-006 Acres: +/- 10.06 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 with comments from the following agencies: ▪ Weld County School District RE-4 (Windsor), referral dated June 27, 2011 ▪ State Engineer's Office, Division of Water Resources referral dated July 5, 2011 ▪ Weld County Department of Building Inspection referral dated July 15, 2011 ▪ Windsor-Severance Fire Protection District, electronic referral dated July 18, 2011 • Weld County Department of Public Works, referral dated July 19, 2011 ▪ Weld County Department of Environmental Health, referral dated July 22, 2011 ▪ FEMA Region VIII, Mitigation Division, electronic referral dated July 22, 2011 ▪ Town of Windsor, referral dated August 4, 2011 The Department of Planning Services' staff has received responses with without comments from the following agencies • Weld County Zoning Compliance, referral dated June 24, 2011 • Colorado Division of Wildlife, referral dated July 8, 2011 I EXHIBIT • I AmUQ- /z5/ Windsor Garden Center and Brewery,AmUSR-1251,page 1 The Department of Planning Services' staff has not received responses from the following agencies: • o Weld County Sheriff's Office North Weld County Water District • Greeley Soil Conservation District State of Colorado Department of Public Health • State of Colorado, Department of Transportation • US Department of the Treasury, Bureau of Alcohol, Tobacco and Firearms • • Windsor Garden Center and Brewery,AmUSR-1251,page 2 • 1861 - 2011 f W E L DEC O U N T Y SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW Planner: Kim Ogle Case Number: AmUSR-1251 Hearing Date: September 6, 2011 Applicant: Amanda, Zach and Pat Weakland Request: A Site Specific Development Plan and an Amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, 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 E2SW4 Section18, Township 6 North, Range 67 West 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 Id#: 0807-18-3-00-006 Acres: +/- 10.06 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 Department of Planning Services' staff 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 Ordinance 2002-6; Weld County Code Ordinance 2008-13) Section 22-2-20.A A.Goal 1. Respect and encourage the continuation of agricultural land uses and agricultural operations for purposes which enhance the economic health and sustainability of agriculture; Section 22-2-20.B.2. A.Policy 2.2. Allow commercial and industrial uses, which are directly related to or dependent upon agriculture, to locate within agricultural areas when the impact to surrounding properties is minimal or mitigated and where adequate services and infrastructure are currently available or reasonably obtainable. These commercial and industrial uses should be encouraged to locate in areas that minimize the removal of agricultural land from production. Section 22-4-30.A.2. WA.Policy 1.2. Encourage land use applications that support the • return of adjudicated waters to agricultural land for agricultural use. Further, Section 22- 4-30.C. 1 WA.Policy 3.1. Encourage using low- water-use plants and water conservation techniques . . . ." Windsor Garden Center and Brewery,AmUSR-1251,page 3 Finally, Section 22-6-20.C. WA.Goal 3. County residents are encouraged to conserve water. Section 22-6-20. A. ECON.Goal 1. Encourage the expansion of existing • businesses and the location of new industries that will provide employment opportunities in the County, and Section 22-6-20. A. 2. ECON.Policy 1.2. Promote the expansion and diversification of the commercial economic base to achieve a well-balanced commercial sector in order to provide a stable tax base and a variety of job opportunities for County citizens. The applicant is proposing to amend the existing permit to include a brewery. The brewery will encumber 1000 SF of a 4800 SF warehouse and include a tasting room and outside patio overlooking the hops farm to the west. In 2007 a hop farm was established west of the Garden Center. This farm is the first on the front range and one of the first in Colorado. The activity of growing hops is directly related to the existing agriculture on the property with the new brewery/ tasting room building being a natural extension of the garden center and hop farm. The vines are grown on soils in a nutrient rich floodplain. Water for irrigating the farm is from the Cache la Poudre Irrigation Ditch No. 2 and a one- third share of an irrigation well. The brewery promotes the diversification of agriculture in the County. B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-40.FF of the Weld County Code provides for a Brewery as a Use by Special Review in the A(Agricultural) Zone District. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The site is surrounded by limited residential development, agriculture, predominately pasture lands and aggregate mining activities. The property under review here is • presently the Windsor Garden Center; the property to the south was mined by Hall-Irwin. The land on the west is in the floodplain with a residential structure to the North. Agricultural lands are adjacent to the North and to the East, the Town of Windsor, and a commercial development yet to be constructed. 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. The facility is within the three mile referral area for the Town of Windsor, who responded to the referral dated August 4, 2011 stating the property is located within the Town's Growth Management Area and is contiguous to the Towns' corporate limits along the eastern property line. The Town's Land Use Map delineates this parcel as Single Family Residential, Parks, Open Space, Mineral Extraction and Floodplains. Further, the property is located in the Town's Main Street Commercial corridor, and the adjacent parcels to the East are zoned commercial. The referral recommends that the applicant submit a petition for annexation. E. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County Code. 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.5 -- The site is located within the Flood Overlay District. The entire parcel is designated Zone A on Flood Insurance Rate map (FIRM) Panel 080266-0605d dated September 28, 1991. Flood Hazard Development Permit No. FHDP-353 for the Windsor Garden Center and Brewery,AmUSR-1251,page 4 garden center was conditionally approved in 2000 and Amended Flood Hazard Development Permit number AMFHDP-731 is currently under review for the proposed • amendments.. . G. 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. The site is designated as "Prime" by the USDA Soil Conservation Service. The current use of the garden Center has removed a majority of the land from production, however, the hops farm will not remove any additional agricultural land from production. The agricultural activities on the property are an important part of the proposed use. H. Section 23-2-220.A.7 -- The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and Development Standards ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and County. 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. The Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the plat: A. The plat shall be amended to delineate the following: 1) All sheets of the plat shall be labeled AmUSR-1251. (Department of Planning Services) • 2) The plat shall be prepared per Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 3) The attached Development Standards. (Department of Planning Services) 4) North 17th Street is within the Town of Windsor's jurisdiction. The applicant shall verify the existing right-of-way and the documents creating the right-of-way and this information shall be noted on the plat. All setbacks shall be measured from the edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated. . (Department of Public Works) 5) State Highway 392 is within the Town of Windsor's jurisdiction. The applicant shall verify the existing right-of-way and the documents creating the right-of-way and this information shall be noted on the plat. All setbacks shall be measured from the edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated. (Department of Public Works) 6) 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 Revision from FEMA, the floodplain boundary depicted on the LOMR may be used. (Department of Public Works) 7) A graphic key and or symbol serving to identify each component that is located within the USR Boundary. The key and corresponding component shall be • summarized in tabular format and be clearly delineated on the plat. (Department of Planning Services) Windsor Garden Center and Brewery,AmUSR-1251,page 5 8) The applicant shall delineate all exterior fights associated with the Brewery and Tasting Room structure, as approved by the Department of Planning Services. • (Department of Planning Services) 9) The applicant shall delineate the location any sign associated with this facility, as approved by the Department of Planning Services. (Department of Planning Services) 10) The applicant shall delineate the location of the trash dumpster. (Department of Planning Services) B. The applicant shall submit evidence that the construction of new structures, including access roads, parking areas are not subject to Section 404 of the Clean Water Act. (Department of Planning Services) C. 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. (Environmental Health) D. 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. (Environmental Health) E. 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. (Environmental Health) F. 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. (Environmental Health) G. 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. (Environmental Health) H. 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. (Environmental Health) Windsor Garden Center and Brewery,AmUSR-1251,page 6 The applicant shall submit a Lighting Plan to the Department of Planning Services for review and approval. At a minimum, information shall be provided concerning lamp type • and construction/ installation of said device. (Department of Planning Services) J. The applicant shall submit a Sign Plan to the Department of Planning Services for review and approval. (Department of Planning Services) Upon completion of 1. above 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 thirty (30) 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) The Department of Planning Services respectively requests the surveyor provide a digital copy of this Recorded Exemption/Subdivision Exemption/Use by Special Review/. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles, Arcinfo 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 dhuerter@co.weld.co.us (Department of Planning Services) 2. Prior to the Release of Building Permits: A. This parcel is located within the FEMA mapped Zone A 100-Year Floodplain and/or possibly the floodway. Weld County Code prohibits the construction of buildings within the floodway. The applicant submitted a Flood Hazard Development Permit on July 15, 2011 for review and comment. The application is currently under review. (Department of • Public Works) B. The applicant shall submit evidence that 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, Such aspects may include providing the as-built certified lowest floor or floodproofing elevation. (FEMA) C. The applicant shall address the concerns of the Windsor-Severance Fire Protection District as stated in their referral dated July 18, 2011. Evidence of approval with all conditions met or mitigated shall be submitted in writing to the Department of Planning Services. (Department of Planning Services) D. Access to the Amended proposed USR shall be from State Highway 392 North on 17th Street 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. (Department of Public Works) 3. Prior to the issuance of the Certificate of Occupancy: A. The applicant must also comply with the provisions of the FHDP including providing elevation certificates for the top of foundation and prior to Certificate of Occupancy as well as providing as-built drawings. (Public Works) • Windsor Garden Center and Brewery,AmUSR-1251,page 7 4. Prior to Operation • A. The applicant shall submit written evidence of compliance with all Local, State and Federal regulations specific to the operation, manufacture and sales of product. (Department of Planning Services) 5. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat not be recorded within the required sixty (60) days from the date of the Board of County Commissioners resolution a $50.00 recording continuance charge shall be added for each additional 3 month period. (Department of Planning Services) 6.. 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) • • Windsor Garden Center and Brewery,AmUSR-1251,page 8 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT • DEVELOPMENT STANDARDS Amanda, Zach and Pat Weakland dba Windsor Gardner and Brewery AmUSR-1251 1. The Site Specific Development Plan and an Amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes in the A (Agricultural) Zone District, as indicated in the application materials on file and subject to the Development Standards stated hereon. (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. 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) 4. 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) 5. 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) 6. The applicant shall operate in accordance with the approved "waste handling plan", at all times. (Department of Public Health and Environment) 7. 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. (Department of Public Health and Environment) 8. 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) 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. The facility shall utilize the existing public water supply (Town of Windsor). (Department of Public Health and Environment) • 13. 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 Windsor Garden Center and Brewery,AmUSR-1251,page 9 recommendations. (Department of Public Health and Environment) • 14. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. (Department of Public Health and Environment) 15. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 16. The applicant shall comply with the provisions of the Flood Hazard Development Permit (FHDP- 731). (Department of Public Works) 17. 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. (Department of Public Works) 18. The applicant must take into consideration storm water capture/quantity and provide accordingly for best management practices. (Department of Public Works) 19. Weld County shall not be responsible for the maintenance of on-site drainage related improvements (Department of Public Works) 20. 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. (Department of Public Works) 21. 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. (Department of Public Works) 22. 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. (Department of Public Works) 23. 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. (Department of Public Works) 24. Future development occurring within the floodplain shall be in compliance with the floodplain codes in effect at that time. (Department of Planning Services) 26. Ingress and egress to the facility shall be from the existing access on 17th Street, a Town of Windsor street. (Department of Public Works) 27. 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. (Building Inspection) Windsor Garden Center and Brewery,AmUSR-1251,page 10 28. Buildings, structures and use shall conform to the requirements of the various codes adopted at • the time of permit application. Currently the following has been adopted by Weld County: 2006 International Building Code; 2006 International Mechanical Code; 2006 International Plumbing Code; 2006 International Fuel Gas Code; 2006 International Energy Conservation Code and the 2008 National Electrical Code, 2003 ANSI 117.1 Accessibility and Chapter 29 of the Weld County Code. (Building Inspection) 29. All building plans shall be submitted to the Windsor Severance Fire Protection District for review and approval prior to issue of building permits. (Windsor Severance Fire Protection District) 32 The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 33 The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 34 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. (Department of Planning Services) 35. 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) 36. 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) • 37. Weld County's Right to Farm statement as delineated on this plat shall be recognized at all times. (Department of Planning Services) 38. Signs shall adhere to Article IV, Division 2 of the Weld County Code. These requirements shall apply to all temporary and permanent signs. (Department of Planning Services) 39 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. 40 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. • Windsor Garden Center and Brewery,AmUSR-1251,page 11 • DEPARTMENT OF PLANNING SERVICES 1 6 6 1 - 2 0 1 I 1555 N 17th AVE GREELEY, CO 80631 PHONE: (970)353-6100, Ext. 3540 FAX: (970) 304-6498 WEL \a-COUNTY August 18, 2011 Pat&Amanda Weakland 8695 CR 88 Ft.Collins CO 80524 Subject: AmUSR-1251- A Site Specific Development Plan and 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 on a parcel of land described as Lot B of RE-1425; being part of the E2SE4 of Section 18, T6N, R67W of the 6th P.M., Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on September 6, 2011, at 1:30 p.m. A • subsequent hearing will be held on September 21, 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 ntp//www.co.weld.co.us/Departments/PlanningZoningLPlanninn DPartntentlindex.html If you have any questions concerning this matter, please call. Respectfully. ' ^ Digitally heby thioriof Random Reason:lam the author of this document Location:1555 N 17th Ave Date:2011.08.18 14:23:47-06'00' Kim Ogle Planner • PLANNING COMMISSION AND BOARD OF COUNTY . COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS AUGUST 26, 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, KIM OGLE, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING AND THE BOARD OF COMMISSIONERS HEARING FOR A SITE SPECIFIC DEVELOPMENT PLAN AND AN AMENDED SPECIAL REVIEW PERMIT FOR A COMMERCIAL GREENHOUSE/GARDEN CENTER DBA THE WINDSOR GARDNER, AND A BREWERY IN THE A (AGRICULTURAL) ZONE DISTRICT. [AMANDA, ZACH AND PAT WEAKLAND, DBA THE WINDSOR GARDENER AND BREWERY] Kim Ogle Name of Person Posting Sign • . Sig re of Person Posting Sign STATE OF COLORADO ) ss. COUNTY OF WELD /nom The foregoing instrument was subscribed and sworn to me thi�day of / 1 ..(C , 2011 WITNESS my hand and official seal. tt\P IN(pes��1, Notary Public • it A 4°U61.c, My Commission Expires: • EXHIBIT ( .A +a,.: -'!._:°S-i' ft 0 i LIJ Lift„� ""'J zw tx Vslt,:k* (1) Ca) C52 1 0 U Ei. 5 Lill Lij 41 413 Cm) 4;4:-. yr"�,;�i-4:1, 411J C w ¢ R a a I-- CCU .4..,J < ,- O m No S�, x 0.. .-- E 1 z m w z riI,„ ; 44 „ z > Liu cx F CC > W LU w �y o o • r y 0 WEI rill oaam y �y • aa W � . ° � N Z M Z Cm) Cla 0 ‹ ow ° W Z M C NWW � Z amQ ° = = Z M • J O O Q N C9 N O 2 alw cc°s = CI..��., �,4 It W 01= mml _ W mom ow Mill *�i► oioct = z Q W GO 14.I : ; it, .! alp' (A co 1-•: E , ii,„, _di.° ...... ,..., cc, �� ,...1 „. .,,J Q -a � W W .4N RZ o _ U R ", O J • � W Q 4 ZEyM ZJZ <t cii, © m aIX < ' CE-- W x gi Z d'W (9 agxQ aJ c., c� a R R �' 04 �, Mg Cl2 � Omw N a U ° xcp- ti } _ H a X pa mom Z 5 i zu Y g CD C2 „Twat0 W O i QCDa aer ca a imimi.liC) ia. WW jU �A . � C >10 W ��; a� M .,• a OWN W Z W ' w4zzQ • Z CM, CLI a r wide= = ZM - 4 aNL7 (7N 0 " cCt cL, '4§S° 1-- . Oi, OP iiilli err -)- mai4 es- .R ..... LAJ Lid Ir► �o Q O er Z cr v rf 9/15/2011 • A r 1 Itp't 1 III Ilt_ 0 ni . tr View to West from 17th Street • �.1. - r �,A las * , 1 .\_ - . . View to Southwest into Site from 17th Street IIII 9/15/2011 • . . • ' ' 1.2. h\ L. C • ; • /- z7 - j• � s . . `�" ,, 1 0 - J 1 ist4 irt• -1, iilla ..4i 'f 1 • P T - 1 7111 ... • .- - : . - • - - ,.r...,, .• J AWNS 'Y la AWL it, _ /r r , t: !- a <•:-.''-e";;;k11.,„‘", ✓ Y J S 4 � ; k y• '•a-q-.ZlI 1 4- r ••••"0 rt tl. 7 fit,. �+ ieY .14C. 14 '.r =�•' •�' ."F- of {+.. J. .y7 } ' d . 14t, ;;e ,fir ,1 • --= L ` . V-1",--14n.-,Lick; _s;'.r-4•'_ 4 • • • View to (Northwest from Hwy 392 • Iiii,,,, , i '• WINDSOR •GARDENER ER Garden Center ti a ASTERS £ MUMS • . -. „, ._ AR...‘ . . , . . . . ______E HERE .. • i • , .4ccl.:- • I. .., ' . Art .-"'sn _ „t.; . ..ti: .r, g • , !• - 1 OP M ��•: •' fir , .: •.:. • • w. I•l� f' •• •j '�/ 1 Y l 4 . - f T - t 1 • .J .r ,4.= -View to.Southwest across Hwy .92 `mom proj�t', • 2 9/15/2011 0 • . �f _#: , r . lit { � 4 I ,�, • ,�, _ ' P yy ..rte • 4 .4 1 ,. • - - . iew to North on 17th Street fa • . 4 St. I -- 00 0101.1. /- `..... r ` dot- ___ View uth down 17th Street to Highway 392 • 3 9/15/2011 • asitiatitA-7 • anii."T• err Itge View to South across Hwy 392 • 9 t • r' � �' 1. ...2,11!• T 11!• ;ace 6 r tl r :a 110‘ h View to Northeast from 17th Street 4 9/15/2011 • I ii i Imm ii - �r was,. ... , • f. , • , E - . . View to East from 17`h Street • I I 1 f ti az i f 4 ��• �^ • _ �N•y n a • : • c t) I iii n II 1 44 " L 1 ;� ; u I - J ‘ - .t ' a ' t 4 ... •!.• I .1 ' X a 408 ': `E ,I • y, S 5 9/15/2011 • ai*t -lib _ .?ci;41.:_jr:Lit. . .•, ! e4.44 . ,•. may,( • -! Z " I M -1. _. - i�4pl� - J - .i yr .� t• rFC .!XL!'x _ C I', F l • . I' ti I , • View to West towards Larimer County S F d ,. R I .— f .c illilimplopp.H- cH2 O l •. �t . � � ' , Ilk • W Y x - - y Pt • '- i co ,•. Ar1 '• 1 Ai -, s'.4 •;ft i : i. 0.4i, -- , . -,,, - • . • el,., � V 140../.,, .• 0,m !•• L .• t • 1 I i It 3k ..t -, t ' + i fi " r 6 9/15/2011 0 , .V I I r I „ Ste.: • Tasting Room Patio • E -______",SOR GARapEN 1 ER of th I is Y., - . vrjr !tip N, 41 et- 7 9/15/2011 • \,1 , i :0- - - •'--. - r _ - _ - -_ -N• 4i ' _ I . - i r� 4 ' ' if ‘ u . ff. i i . i dir or a ti- . ry.1 i, W lyrr I 0,‘ 7, __________,iti.-7,. f• 'e C-7.1 i �... — llytif t J _tk1 • , High Hops Brew Shop ____ NI :1 511 spo Beer and Wine Making Supplies 0 - 5' 0 8 9/15/2011 • • 3 sop 11/2.. vi• /LP- sr 1 i :4"' ' a ms s+ y� e- ? • ` ��,' _, 11 _ • •„ i tar ' f R -•r r , ¢ - sits . f ti N. • 4T( w«l • , 'ti. , j, , J ' - -4.. - • 4'_1 . •rte_ it 1 ' • f , '• V a Or IC ,._ Hops'4,10-: ;_.41h ,• 0 9 • ,• i� ; .' -_ {-3+i.i..•: fC 4-tt r-. 4 • 4c. �� , Oil** r ..� r • a f: 1• ti iN . L. �( L ,„:".:-.1- 0 I • y n -•-•-4-1..i. 1 f T 4,, emSill-147. . . _t Lglialipleallilleilli •WO II I, ydli1�....�•i, • ,..,err• J M.: att f ms:a• liplirlik - ea • Th C '�'0 c ` •�.. Out {I •- • rA ,Pie _: - �;.•.-Cy, h 7. IF..A .- _. M - -- Y•q . 1 . • • • - t • • • • ... -4-V 4 •ii -. `.1-. . ... Ili, •4„4'4. _ _-. . II • .. . r a I •: I r i f •r, i ii lc i 4- grill .. • - - S' dro:-r:r AI, Rry6 '''-' ligi . • Ill \I\ r/ki\/ .k.%0 \I\J ti•.1 i 4 r I. 4 4 . A . ._ . . . . ,. . _ 4111hilli ill. _ .. ..... . ..,.. . _ . . c it ., di. . . . • . . .. . . .. . a. .. . . .. . . • ,. . ii .. .. 1 . - . it, t. t' .t a f t • r i a 6 v • • • `w....v -v. t t 1' : 7 . .. e-rn .INSI ii iilir ri • '=�7 I ,•____ 7 aja� Iiiikf w 1 : ii- s •w iI It 1 J�• •• •) - a or .! �Z -i1 STS•. - 0 0 - • • -•01 - .,.� / r1 ,S _ A.a... _ w� y, A, i� • a T ' • \A csk IIV.V*. OC wie FAvYtt • . •.- ;ter-: =. . x • , s`. - 'rat . . It 4 , i►t 's . 'T T •1 �y-er � T THE W!NI) SOR GaRDENe= • - • ii ® 1!4tp.• g ..'; ..- . . , . ,� �� F' -- , . - tilt �....� -,� rip*: !'era �, ,�, ' i 1�' 1111th awe t •17. I ... .r. - -.- _ . sit islet. .441% - '. ...4r. -- .. ........iik ,. • r - + P.111% 1 IV . . Ca Ill, 0 .....,, ' o . , ,. .,5 . . 'ANT`- • { .6"&‘21!" '- �- - +•+•.....,_. .._» ....,II look , .414 it r �..._ - . v - t - 1 " b - - - hDflhDc O* k FIELD CHECK Inspection Date: July 28, 2011 • Case Number: AmUSR-1251 Hearing Date: September 6, 2011 Applicant: Amanda, Zach and Pat Weakland Request: A Site Specific Development Plan and an Amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, 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 E2SW4 Section18, Township 6 North, Range 67 West 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 Id #: 0807-18-3-00-006 Acres: +/- 10.06 Zoning Land Use N Agriculture N Agricultural and Rural Residential E Town of Windsor—General E Commercial Development with Town of Windsor, Commercial . Retention pond S Agriculture S Hall-Irwin Gravel Mine W Agriculture W Agricultural property encumbered by Floodplain • Comments: The Windsor Gardener was permitted by County in 2000 and has been in operation continuously from this location; initially access was from SH 392, later this access was closed and a new access was constructed off of Windsor's 17th Street. The new access is three lanes in width, curb and gutter with sidewalk. The original plan was to construct additional green houses on site, however, due to the hop farms, the new tact is to construct a brewery in a new building in lieu of addition greenhouses. Property has outdoor displays for merchandise, a covered lattice with plant material below and a landscape site and perimeter. The building is positioned well off of the Highway, with parking and circulation drives between the building and highway. To the west of the building is the hop farm and future improvements associated with the brewery. The site is on the far fringe of an urbanizing corridor. No violations identified. r -c Signature ❑ Outbuilding(s) ❑ Wildlife • Access to Property -off of Town Street • ❑ Site Distance— D Known Floodplain/ Floodway to west of buildings ❑ Ditch - • ❑ Topography - Slight slope to East and North Note any commercial business/commercial vehicles that are operating from the site. Windsor Gardner Kristine Ranslem m: Kristine Ranslem t: Friday, June 24, 2011 10:35 AM Ot 'patweakland@yahoo.com' Subject: Case AmUSR-1251 Attachments: Applicant letter.pdf; image003.png Please see the attached letter. If you have any questions, please let us know. Thank you! Kysti,we RGiwslewt. Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 i 4 a jail \V EC112:COJNIT I---I Confidentiality Notice:This electronic transmission and any attached documents or other writings are intended only for e person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise tected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. • • 1 8 6 1 - 2 0 1 1 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 PHONE: (970)353-6100, Ext. 3540 FAX: (970)304-6498 W NE L % - O U N T Y u June 24, 2011 Pat&Amanda Weakland 8695 CR 88 Ft. Collins CO 80524 Subject: AmUSR-1251 - Request for 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 on a parcel of land described as Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W 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 Windsor Planning Commission for their review and comments. Please call Windsor at 970-674-2400 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 Windsor 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 Kristine f thisRanslem Reason: signed byauthor ofcument Location:1555 N 17th Ave Date:2011.06.24 09:06:56-06'00' Kim Ogle Planner • Kristine Ranslem oo:lom: Kristine Ranslem t: Friday, June 24, 2011 10:35 AM 'ee@reninsurance.com' Subject: AmUSR-1251 Field Inspection Attachments: PC FIELD CHECK.docx; image002.png We have just received a case (USR-1790) in which we ask that you review the material and send the attached field inspection form to us by July 23, 2011. The following is a quick link to the case in question: http://www.co.weld.co.us/Departments/PlanninclZoning/PlanninclDepartment/index.html#AmUSR- 1251 If you have any questions, please don't hesitate to contact me at the number below. Thank you! KristLWe RGiwsLevy, Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 SQII WECCI-sE OOU NTY u Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. • 1 • Pat and Amanda Weakland The Windsor Gardener 6461 State Highway 392 Windsor, CO 80550 June 21, 2011 Department of Planning Services Planning Division 1555 N. 17th Avenue Greeley, CO 80631 This letter is to address additional information requested for the Weld County Department of Environmental Health. 1. Dennis Wagner, Director of Engineering for the Town of Windsor has stated in the attached letter that The Windsor Gardener can purchase additional raw H2O to fill the proposed brewery and tap room requirements without increasing the tap size or adding another tap. (see attached letter) • 2. Well permit#247465 is used and will continue to be used as a residential well. There will be no change in use. 3. Waste water will be contained on site using storage tanks sufficient to hold brewery discharge. 4. The State Department of Public Health and Environment has been contacted concerning waste water discharge. According to the State Department of Public Health and Environment a discharge permit is not required. They want the waste to be utilized on site following their guidelines once a baseline and volumes are established. (see guidelines submitted previously) 5. Dust abatement will be handled by using irrigation well water applied with a hose as needed. Parking lot is asphalt and overflow parking is recycled asphalt. 6. Trash disposal is handled by Northern Colorado Disposal, 337 E. 8th Street, Greeley • Colorado. The dumpster is located north of the existing greenhouse and west of the proposed building. • 7. A professional engineer will assess the existing septic system to determine if it is sufficient for added use. If it is not, he/she will design a plan to upgrade or add a new septic system if our proposed brewery is passed. 8. There will be no food preparation on site. If food is served it will be catered or prepackaged. • • 1861 - 2011 DEPARTMENT OF PLANNING SERVICES • PLANNING DIVISION 1555 N. 17TH AVENUE GREELEY, CO 80631 WELD COUNTY 970-353-6100 EXT 3540 FAX 970-304-6498 kogle@co.weld.co.us June 1, 2011 Pat and Amanda Weakland The Windsor Gardener 6461 State Highway 392 Windsor, Colorado 80524 Subject: Completeness Review of Land Use Application Amended Special Use 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 Statues, in the (A) Agricultural Zone District Dear Pat: • The Departments of Planning Services, Building Inspection, Environmental Health and Public Works have completed their review of the documents submitted for review post pre-application meeting held in the offices of the Department of Planning Services on December 16, 2011. This letter serves as a joint response from all County departments on the completeness of the submitted materials prior to accepting the application and the application fee. The Department of Planning Services reviewed the Questionnaire component of the submitted materials and the supplemental materials and has three comments. Planning staff requests an electronic copy of the application materials including the maps prepared for this proposed facility. A Current Certificate of Conveyances 3. The application fee The Department of Building Inspection will require building permits prior to construction of all temporary and permanent facilities. 1. Building permits are required for buildings, structures and change of use for buildings which required permits before the beginning of construction or the proposed change of use. • 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; NC; IPC; IECC; 2008 National Electrical Code; 2003 ANSI 117.1 Accessibility and Chapter 29 of the Weld County • Code. The Department of Environmental Health returned an electronic mail referral dated May 29, 2011 requests additional information specific to the following: 1 Town of Windsor Water District (North Weld County Water District) serves the facility. Need documentation from the water district that the existing tap is sufficient for the proposed brewery and tasting room. Domestic well Permit No. 247465 also serves the site. What is this well used for? If for any of the commercial operations, then will need documentation from the Colorado Division of Water Resources that it is permitted for commercial use. 3. Proposing to initially dispose of brewery process wastewater off-site at A-1 Organics or City of Fort Collins Water Reclamation District. How will the wastewater be contained onsite? 4. Future plans to use the brewery process wastewater to irrigate the hop field. A Colorado Discharge Permit System may be required. The applicant will need to contact the Colorado Department of Public Health and Environment regarding this proposed discharge. 5. The applicant submitted a dust abatement plan. Water will be used to suppress dust. • Applicant needs to provide the water source they are using. Well or public water supply? 6. The waste handling plan shall include the names and addresses of waste handler and disposal site for disposal of trash and garbage. 7. There is an existing septic system for the greenhouse and is designed 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 found to be inadequate, will require to be upgraded. Alternatively, may install a separate septic system for the tasting room/micro-brewery. 8. Will food be served in the brewery tasting room? If so, a retail food establishment license may be required. The Department of Public Works in their referral dated May 26, 2011 states 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. • 7Site Plan Review: The applicant needs to identify the floodplain and floodway boundaries on the plat. The FEMA map panel and date need to be included on the plat. Is there parking proposed next to the new proposed 40' x 120' building or are you going to extend the sidewalk from the existing paved parking lot? If additional parking is being proposed, • please identify on the plat drawing. Traffic Study: A traffic study is not required. A narrative provided identifying numbers of visitors to the tasting room, employees, and additional people utilizing the greenhouse facility. Preliminary Drainage: There was no preliminary drainage report in the packet. The applicant indicated that storm water drainage will follow the historical flows to the Poudre River. Geotechnical Soil Report: The Public Works Department is not requiring a Geotechnical Soil Report. but check with Weld County Building Department as they utilize this for foundation design. Special Flood Hazard Area: This area is in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency Management Agency (FEMA). The parcel is located on FIRM Panel number 080266-0605D dated September 27, 1991 and FBFM Panel 080266-001 dated September 27, 1991. FHDP-353 currently covers the greenhouses that were constructed previously. The existing FHDP will need to be amended for the new building unless the applicant opts to construct the building outside of the 100-year floodplain. The amended FHDP will need to include hydraulic modeling showing what the impact of the building will be on the 100-year water surface elevations. This concludes Public Works evaluation of the submitted materials. This office will proceed with • the application when the issues here have been addressed. Should you have additional questions or require clarification on any of the points presented herein, please contact this office. Thank you. Sincerely, Kim gle Planning Services ec: PA10-111 Planning Correspondence D.Carroll,PW M. Evett,EH J. Gesick,BI • Kim Ogle Om: Mary Evettt: Sunday, May 29, 2011 4:53 PM l Kim Ogle Subject: 7-day completeness review-AMUSR-1251 Pat Weakland brewery and tasting room Here are my comments: 1. Town of Windsor Water District (North Weld County Water District) serves the facility. Need documentation from the water district that the existing tap is sufficient for the proposed brewery and tasting room. 2. Domestic well Permit No. 247465 also serves the site. What is this well used for? If for any of the commercial operations, then will need documentation from the Colorado Division of Water Resources that it is permitted for commercial use. 3. Proposing to initially dispose of brewery process wastewater off-site at A-1 Organics or City of Fort Collins Water Reclamation District. How will the wastewater be contained onsite? 4. Futrue plans to use the brewery process wastewater to irrigate the hop field. A Colorado Discharge Permit System may be required. The applicant will need to contact the Colorado Department of Public Health and Environment regarding this proposed discharge. 5. The applicant submitted a dust abatement plan. Water will be used to suppress dust. Applicant needs to provide the water source they are using. Well or public water supply? �The waste handling plan shall include the names and addresses of waste handler and disposal site for disposal of trash l garbage. 7. There is an existing septic system for the greenhouse and is designed 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 found to be inadequate, will require to be upgraded. Alternatively, may install a separate septic system for the tasting room/micro-brewery. 8. Will food be served in the brewey tasting room? If so, a retail food establishment license may be required. Mary Evett Environmental Health Specialist Weld County Department of Public Health and Environment 1555 N 17th Ave Greeley, CO 80631 tel: 970-304-6415, Extension 2216 x iii1 • 7-Day Completeness Review PRE-APPLICATION MEETING NOTES: PA10-111 Applicant: Zach and Pat Weakland Case#: Pending AMUSR-1251 Request: A Site Specific Development Plan and an amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes in the A(Agricultural) Zone District. Legal Description: Lot B, RE-1425 part E2SW4 18-6-67of the 6th P.M. Weld County, Colorado Location: North of and adjacent to State Highway 392, West of and adjacent to 17th Street, Windsor Size of Parcel: 10.06 +/-acres Parcel Number: 0807-18-3-00-006 RETAIN PACKET AS ENTIRE APPLICATION 000,Public Works ❑ Health o Building ❑ Planning Narrative: Applicant, Pat Weakland owner of the Windsor Gardner, is seeking to amend the existing Permit • USR-1251 to include a Brewery, Tasting Room and outside patio for brewery to the existing permit. Comments: ap - /1 7/2/9PF 7C 2.t7≥ 1, AGGf---55 eJ is/ hr.)O5 c cYZ Date: May 23, 2011 Comments Due No Later than June 1, 2011 Questions, call, thanks Kim, x 3549 triECEDYIE _ MAY 241011 D • WELD COUN FY PUBLIC WORKS DEPT RECEIVED tie JUN 012011 Weld County :ri. o Pgpi • 1 8 6 1 - 2 0 1 1 MEMORANDUM GREELL r .c,,F;HICE TO: Kim Ogle, Planning Services DATE: May 26, 2011 WEL ,___.-COUNTY 1.011/FROM: Donald Carroll, Engineering Administrator SUBJECT: 7-Day Completeness Review Zach & Pat Weakland, PA10-111 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 needs to identify the floodplain and floodway boundaries on the plat. The FEMA map panel and date need to be included on the plat. Is there parking proposed next to the new proposed 40' x 120' building or are you going to • extend the sidewalk from the existing paved parking lot? If additional parking is being proposed, please identify on the plat drawing. Traffic Study: A traffic study is not required. A narrative provided identifying numbers of visitors to the tasting room, employees, and additional people utilizing the greenhouse facility. Preliminary Drainage: There was no preliminary drainage report in the packet. The applicant indicated that storm water drainage will follow the historical flows to the Poudre River. Geotechnical Soil Report: The Public Works Department is not requiring a Geotechnical Soil Report, but check with Weld County Building Department as they utilize this for foundation design. Special Flood Hazard Area: This area is in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency Management Agency (FEMA). The parcel is located on FIRM Panel number 080266-0605D dated September 27, 1991 and FBFM Panel 080266-001 dated September 27, 1991. FHDP-353 currently covers the greenhouses that were constructed previously. The existing FHDP will need to be amended for the new building unless the applicant opts to construct the building outside of the 100-year floodplain. The amended FHDP will need to include hydraulic modeling showing what the impact of the building will be on the 100-year water surface elevations. • pc: 7-Day Completeness, Zach and Pat Weakland • M:\PLANNING—DEVELOPMENT REVIEW\7-DayCompletenessReviews\2O11\Zach&Pat Weakland.docx 7-Day Completeness Review PRE-APPLICATION MEETING NOTES: PA10-111 Applicant: Zach and Pat Weakland Case#: Pending AMUSR-1251 Request: A Site Specific Development Plan and an amended Special Review Permit for a Commercial Greenhouse/Garden Center dba The Windsor Gardner, and a Brewery pursuant to the provisions of Article 47, Title 12 of the Colorado Revised Statutes in the A(Agricultural) Zone District. Legal Description: Lot B, RE-1425 part E2SW4 18-6-67of the 6th P.M. Weld County, Colorado Location: North of and adjacent to State Highway 392, West of and adjacent to 17th Street, Windsor Size of Parcel: 10.06 +1- acres Parcel Number: 0807-18-3-00-006 RETAIN PACKET AS ENTIRE APPLICATION ❑ Public Works ❑ Health "Building ❑ Planning Narrative: • Applicant, Pat Weakland owner of the Windsor Gardner, is seeking to amend the existing Permit USR-1251 to include a Brewery, Tasting Room and outside patio for brewery to the existing permit. Comments: ap4r./ , u.( Date: May 23, 2011 Comments Due No Later than June 1, 2011 Questions, call, thanks Kim, x 3549 • 1861 - 2011 DEPARTMENT OF PLANNING SERVICES • BUILDING INSPECTION DIVISION 1555 N. 17T" AVENUE GREELEY, CO 80631 WELD__-COUNTY 970-353-6100 EXT 3532 FAX 970-304-6498 jgesick(aco.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 • a) a) LL on U C � N cu w CCLJ O a) C a O a) O C C a C a y N = m C — a) a a (a N C a) N W v v O70 C W +el 15 w o a LL _ 0 LS 0Z a v c w W m ro a Y u 7 co Y D ar .- '^ ra ca a c cu x -o Y E O a N Q Z L C C co (o ro N 2 ro a O rQ E D U - V, wa w0 V1 U LL 0 'C N U VI 2 m I— _ ` \ = fl O 0 01. 0 \ O 0 0 0 0 @ 0 0 c m a o c C V) 2 cc I 00 a C C '..7. L a! a) c y a) 0 o I = a+ co a o c Cl y�j cc -o co N N W E _ a mc C co t v, t x = "' W E lc O a u o E 'E t c ai w > a o o a 't Mg v 'hirr � � z0a � a a • o E D ogp I— , , -O C L •c .- C 0- E al I C ` u u (C a, (C v t CC f° ro w C N E N E v E - U a r..,4 a) C N C tO C a N a a v f° C V, UU 0 D E H. a) = O -O= out O v Q _y - 0 - 00 0 > 0 >as u o. ro = 92 cry 0 a) O a1 U O a) ? a a U-"_ ii LD E 0 u. D C - u a > o o \ o o \ 0 0 0 0 0 ti = v a o w N Y - 3a a a D —cc NS 0 0 Y cr w _ C 1 CC' L 0 ro 1 u � '' _ 4 N v x x ,O+ a u a)Y a) co 00 c a 5 -o v 0 = ?7, a ,., E ,. co Y C N L- al ry OD E E ci > c a cu v = v m E o aa)i c a a a`) O , a o a co N v 41 v a N Jo = = "wo tea c_ m e a, , E a E u E Q « .7 s E m FN , vo • '_' r=a coo 'c f° E E o- ra in 'E = o a CI m U 6.O w u 0 rn v, D w v, • a C \\ Y ` =p 0 \0 0 0 _ O 0 0 c\ o ID \ 0 '\ 0 0 fa CU CO x Self-Estimate of Processing Costs $ 2 z� ' Planning Land Use Application Fee Applicant's outside costs (Consultant, Surveyor, etc.) cljpt,i 'fp catumip�iscww"$ -o Violation Penalty Fee or Late Fees $ -lain Road Impact Fee $ Capital Expansion Fee $ Stormwater Drainage Fee $ \s-` Building Permit Fee $ Traffic Study 144 w $ Drainage Report SSGtWAtikeis $ Improvements Agreement $ Geotechnical Report $ Water Fees Septic Fees $ n; � Recording Fees `t ' (' i (Jo "NCO A— $ Other Fees $ Total Estimate Disclaimer: This document is provided as a tool to estimate costs and identify those permits and services that maybe necessary to obtain land use approval from Weld County. The costs are estimates. Estimates are based on assumptions that will likely change throughout a project or new fee structures may be adopted. • , Kim Ogle Erect: Pre-Application Meeting ation: PLANNING OFFICE, 1555 NORTH 17TH AVENUE, GREELEY, CO 80631 (970) 353-6100 X 3540 Start: Fri 12/17/2010 10:00 AM End: Fri 12/17/2010 11:00 AM Recurrence: (none) Meeting Status: Meeting organizer Organizer: Kim Ogle Required Attendees: AJ; Kristine Ranslem; Lauren Light; Kenneth Swanson; Tom Parko; Heidi Hansen; Donald Carroll Contact: Name: Pat and Amanda Weakland Legal: Lot B, RE-1425 part E2SW4 18-6-67 Acres: 9.66 Parcel # 0807-18-3-00-006 Situs: 6461 SH 392 Existing Permits: USR-1251 for a Nursery and Garden Center (The Windsor Gardener) FHDP-353 •lephone at Work: (970) 686-9771 Dear Mr. Ogle, Thank you for sending me the link for the pre-application requirements. Below is a brief narrative of the proposal, and I hope this will satisfy your needs for this meeting. This information is for land at 6461 Windsor, CO 80550 Legal Description Lot B, RE-1425 part E2SW4 18-6-67 Parcel #0807-18-3-00-006 USR# 1251 We would like to know what is required in order to put a micro brewery on this property. We will be using existing structures and not changing any physical boundaries. We want to brew beer on site and sell it at the garden center under a brewer's license. This meeting will help determine if this is feasible and what is required to make this venture possible. I will bring all the plats that I have on our property and discuss where we want to ice the brewery. We are currently growing hops on the land and selling hop plants at the garden center. We Mj that this endeavor is a great way to keep with Weld County's agricultural heritage. This project would help educate the consumer about micro brewing and showcase the hop field. 1 • ifiCP \ MEMORANDUM TO: PA10-111, Case File, pre-application 8-058 W I 0 . DATE DecOember 16, 2010 COLORADO FROM: Kim Ogle, Planning SUBJECT: Pre-Application Meeting prior to submitting An Amended Special Use Permit (AmUSR-1251) for a Micro Brewery Attendees: Zach Weakland, Applicant Pat Weakland, Applicant Heidi Hansen, Public Works Ken Swanson, Building Kim Ogle, Planning On Friday, December 16, 2010, an informal discussion took place at the Greeley Administrative Offices Conference Room regarding an amendment to the existing permit (USR-1251 for a Nursery and Garden Center, dba, The Windsor Gardener, including FHDP-353 fro site improvements) to include a new mirco-brewery, tasting room and on-going retail sales. (The • property is described as Lot B, RE-1425 part E2SW4 18-6-67, [Parcel No. 0807-18-3-00-006] having a situs address of 6461 Hwy 392, Windsor, CO 80550.) Background Information: The applicant is requesting an amendment to the existing land use permit to add a micro- brewery component to the existing retail sales venue. Weakland indicates that they will be using existing structures and not changing any physical boundaries, with the intent to brew beer on site and sell it at the garden center under a brewer's license. Weakland indicates that they are currently growing hops on the land and selling hop plants at the garden center. Weakland suggests that this endeavor is a great way to keep with Weld County's agricultural heritage. This project would help educate the consumer about micro brewing and showcase the hop field. There is an existing access from SH 392 onto 17th Street Windsor that will continue to be used. The property owner/ applicant indicated that the micro brews will be sold in the retail venue, Greenhouse, in an area partitioned from the retail component. The applicant indicates that the Ah Ha reaction is sought in the creation of this space. Sales will be in Greenhouse and batching in an old garage! Quonset structure north of Greenhouse near existing single family residence. It is unknown at this time how the garage structure was permitted. The tastings or small brewfests will be in the residence first floor/walk out basement (garden level) for accessibility. The hops are presently being grown on site and sold at the Garden Center, this proposal is an outgrowth of this initial endeavor. Health Department • North Weld County Water District provides water and an engineered evaluation of the septic systems may be required. Environmental Health will request a Waste Handling Plan, the plan must include contact information including the recyclers by name, address and telephone number. Staff advised the applicants to speak with the Environmental Health Department to address the parameters of water and sanitary requirements. • The brewery operation intends to utilize the waste water to irrigate the grounds and to utilize the organic remnants of batching for composting on site. Staff suggested to contact the CDPH&E for a discharge permit. Building Department At such time that a building is constructed or requires a change of use, stamped sets of building plans will be required. From the_information provided the garage would be newly classified as a F@ (Factory) and will require an architect or engineer to validate existing condition and prepare associated new documents for review. In addition to the building permit fees, staff noted that additional fees may be required such as Road Impact Fees, Stormwater Drainage, and Capital Expansion fees. For more information, contact Ken Swanson at the Building Department at 970- 353-6100 ext. 3540. Minimum parking for employees and delivery vehicles will be required. Public Works No Traffic Study is required, narrative only Drainage standards per PW and design professional An amendment to the existing FHDP may be require if development extends past the first three structures as delineate on the applicant's USR-1251 plan Planning Department Planning indicated that the brewery will compile with CRS 12-47, an the definition of a brewery as defined in 23-1-90 Weld County Code. • Staff urged the applicant to contact staff for any questions: Planner-on-Call available Monday through Thursday 7:30 a.m. to 4:30 p.m. Staff explained the Site Plan Review 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. The applicant was provided business cards for each county employee for reference should questions present themselves. The above 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. End memorandum. • 1/49 • 47O • i33 ais mu co tl � q1 >- E- 0 li Al N (IOJ tl3WINtll • 40 2 r , i 6 ill i � " ell i 1}P . \ V i v IP 1/42 474/O <, i A ,:ii, :,\ , ..„ . .g O se N .. _ 1. 332:11911311 C . . 1 - -N\\ ., .\ w‘ N‘ 1 : :. . a / I II Ihr 0 O. *I\ \ 1%1 ;-1 , li \\N \ ‘ 1 aft aW\ "0\ ' i \ , k _ .. , , le A %."% .: a •kkt ks \NIANFT. g 1 ILO * ‘- ‘44:0.V* . , el • <,• ..•. <•.. .•..\,:%.\\-,\.\\.,•. ..,•.\\... • \.\\..\\* ' R r; . . k. N N, ' \ \- 'as. N • le\t\ s . v‘' v‘ N:i •*\ , .k‘;44.4 C4\‘' ,.` : \ , •,, ......,•_,:.c,•Nsic .,:_ct_gs. .<.,..sc. • .c,..s.,.,:_ s- \• � niHno0 8314118r7 *NM 11,4 , 0 0I 0 w • WELD COUNTY, COLORADO DEPARTMENT OF PLANNING SERVICES u+ ei 1555 N 17TH AVENUE GREELEY,CO 80631 PHONE:970-353-6100, EXT.35401 FAX: 970-304-6498 �Date:�/ 2 ' 20 I I Receipt No. [ Received From: h\f \ '+r'%'' Mit9 Permit Type No. Description Fee 4221-RE/SE 4221-ZPMH 4221-USR � ,/rXJN 4J 4221-SITE PLAN REVIEW 4221-CHANGE OF ZONE 4221-PUD 4221-MINOR/MAJOR SUB • #OF BUILDABLE LOTS 4221-ADDITIONAL 30% FEE FOR SUB's 4221-RE-SUBDIVISIONS 4221-BOA 4221-ZPCV/ZPAS 4430-MAPS/POSTAGE 4430-COPIES 4730-INVESTIGATION FEE 6560-RECORDING FEE ❑ CASH\CHE NO.I 0 CREDIT CARD TOTAL FEE �zN, Receipted By:J t.tS_ DL# Exp. • 46(t ri APPLICATION FLOW SHEET • Wilk Applicant: Pat and Amanda Weakland Case#: AmUSR-1251 Request: A Site Specific Development Plan and an Amended Special Use 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 Statues, in the (A)Agricultural Zone District Legal: Lot B RE-1425; Part E2SE4 of Section 18, T6N, R67W of the 6'" P.M Address: 6461 State Highway 392, Windsor Location: North of and adjacent to State Highway 392, West of and adjacent to 17th Street, Windsor Size of Parcel: 9.66+/_acres Parcel No: 080718300006 DATE BY 6-23-2011 Drop Application Received Application Complete 6-23-2011 Ogle PC Hearing Date: Action: PC Sign to be Posted By: Referrals Listed File Assembled Via /I K-a. Referrals Mailed • Chaindexed Letter to Applicant Mailed Date Public Notice Published in County Newspaper / Surrounding Property& Mineral Owners Notified CaUV1 f a- Field Check by DPS Staff Planning Commission Resolution Sent to Applicant Planning Commission Meeting Minutes Filed in Case Case Sent to Clerk to the Board CC Hearing: Action: CC Sign Posted Overlay Districts Zoning Agricultural Airport Yes No_x_ Geologic Yes No_x_ Flood Hazard Yes_x_ No Panel #080266 0000 C Hello