HomeMy WebLinkAbout20090723.tiffINVENTORY OF ITEMS FOR CONSIDERATION
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Applicant Turnpike Limited Liability
Company
Case Number USR-1686
Submitted or Prepared
Prior to
Hearing
At
Hearing
-PC-Reae{Wien
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Staff Comments
X
Department of Planning Services Field Check Form
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Planning Commissioner Field Check Form
X
Letter to Applicant
X
Affidavit of sign posting
X
2
Legal Notifications
X
3
Application
X
4
Referral List
X
Referrals without comment
X
Weld County Sheriffs Office, referral dated 12/16/08
X
Town of Keenesburg, referral dated 12/17/08
X
Weld County School District RE -3J, referral dated 12/17/08
X
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Referrals with comments
X
Weld County Department of Public Health and Environment, referral dated
1/14/09
x
Division of Water Resources, referral dated 12/22/08
X
Colorado Department of Transportation, referral dated 12/30/08
X
Weld County Zoning Compliance, referral dated 12/15/08
X
Weld County Department of Building Inspection, referral dated 1/13/09
X
Weld County Department of Planning Services Landscape referral dated
12/15/08
X
Weld County Department of Public Works, referral dated 1/12/09 and
2/24/09,. / -/cci
X
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Maps
X
7
Deed/ Easement Certificate
X
8
Surrounding Property / Mineral Owners
X
9
Utilities
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10
Soil Survey
X
11 :A
PC Exhibits - AI'OlI (4Spoi54_ Ya Ili/ nits ls1r2 (Lt.d //"1109
X
I hereby certify that the items identified herein were submitted to the Department of Planning Services at or prior to the scheduled
F'kc.ninj Beea commissioners hearing.
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Michelle Martin Planner
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• COLORADO
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LAND USE APPLICATION
SUMMARY SHEET
Planner: Michelle Martin
Case Number: USR-1686 Hearing Date: March 17, 2009
Applicant: Corey Huwa do Turnpike Limited Liability Company
Site Address: 4626 County Road 65
Request: A Site Specific Development Plan and 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, (Custom Seeding Business) in the A
(Agricultural) Zone District
Legal Description: Lot B of RE -1514; being part of the NW4 of Section 9, TIN, R63W of the 6th
P.M., Weld County, CO
Location:
South of and adjacent to State Hwy 52 and East of and adjacent to County Road
65
Size of Parcel: +/- 153 total Acres +/- 49.8 USR boundary Acres
Parcel Number: 1477 09 000080
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:
Weld County Sheriffs Office, referral dated 12/16/08
Weld County School District RE -3J, referral dated 12/17/08
Town of Keenesburg, referral dated 12/17/08
With Comments:
• Weld County Department of Public Health and Environment, referral dated 1/14/09
• Weld County Department of Public Works, referral dated 1/12/09 and 2/24/09
• Weld County Department of Planning Services Landscape referral dated 12/15/08
• Weld County Department of Building Inspection, referral dated 1/13/09
Weld County Zoning Compliance, referral dated 12/15/08
Colorado Department of Transportation, referral dated 12/30/08
Division of Water Resources, referral dated 12/22/08
The following agencies have not responded:
• Southeast Weld Fire Protection District
• Weld County Paramedic Services
• Brighton Soil Conservation District
• Colorado Division of Wildlife
EXHIBIT
USR-1686 Turnpike Page 1
2009-0723
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COLORADO
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SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Michelle Martin
Case Number: USR-1686 Hearing Date: March 17, 2009
Applicant: Corey Huwa c/o Turnpike Limited Liability Company
Site Address: 4626 County Road 65
Request: A Site Specific Development Plan and 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, (Custom Seeding Business) in the A
(Agricultural) Zone District
Legal Description: Lot B of RE -1514; being part of the NW4 of Section 9, T1 N, R63W of the 6th
P.M., Weld County, CO
Location: South of and adjacent to State Hwy 52 and East of and adjacent to County Road
65
Size of Parcel: +/- 153 total Acres +/- 49.8 USR boundary Acres
Parcel Number: 1477 09 000080
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.
22-2-20.A.Goal 7 County land use regulations should protect the individual property
owner's right to request a land use change.
22-2-20 A.Policy 7.1. County land use regulations should support commercial and
industrial uses that are directly related to, or dependent upon, agriculture, to locate within
the agricultural areas, when the impact to surrounding properties is minimal, or can be
mitigated, and where adequate services are currently available or reasonably obtainable.
The proposed use is directly related to the agricultural industry and supports the
applicant's 6,000 acre family farming operation. The business is located 1,200 feet from
the County Road and is approximately 1,400 feet from the nearest residence. The
applicant has planted trees to screen the outdoor parking areas from the surrounding
USR-1686 Turnpike Page 2
properties and surrounding property owners. Therefore, the impacts on the surrounding
area have been minimized.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural
(A) Zone Districts. Section 23-3-40.R of the Weld County Code allows for A Site Specific
Development Plan and 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, (Custom Seeding Business) in the A (Agricultural) Zone District. Currently the
property is in violation (ZCV08-00125) for the presence of a custom seeding business
without an approved and recorded Use by Special Review permit (USR). If the USR is
approved, the violation will be closed. If denied, the violation case shall be forwarded to
the County Attorney's office but delay legal action for 30 days in order to give the
applicant time to ensure that the custom seeding operation has been removed from the
property.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The surrounding property to the north, south, east and west are zoned Agricultural (A)
and are primarily utilized for single family homes and agricultural uses. Therefore, given
the minimal impact of the proposed use, (custom seeding business), the use will be
compatible with the surrounding agricultural land uses.
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 property is not located within an Intergovernmental Agreement Area but does lies
within the three mile referral area of the Town of Keenesburg. The Town of Keenesburg
in their referral dated 12/17/08 stated that they have reviewed the request and find no
conflicts with their interest. The surrounding area is agricultural in nature with several
residences in the area. Staff believes that the Conditions of Approval and Development
Standards will ensure that the use will be compatible with existing surrounding land 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 but not in the Stormwater/Drainage Impact Fee area.
Effective January 1, 2003, Building Permits issued on the proposed lots will be required
to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
Effective August 1, 2005, Building permits issued on the subject site will be required to
adhere to the fee structure of the Capital Expansion Impact Fee and the
Stormwater/Drainage Impact Fee. (Ordinance 2005-8, Section 5-8-40)
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.
The subject site is primarily classified as "Prime Irrigated Farmlands of National
Importance" as delineated on the Important Farmlands of Weld County map, dated 1979.
This size of the USR boundary (49.8 acres) is currently developed and therefore, is not
conducive to agricultural uses. The applicant is currently farming the remaining 103.76
acres.
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.
USR-1686 Turnpike Page 3
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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 can 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.
1. The plat shall be amended to delineate the following:
A. All sheets of the plat shall be labeled USR-1686. (Department of Planning
Services)
B. The attached Development Standards. (Department of Planning Services)
C. County Road 65 is classified by the County as a local gravel road, which requires
a 60 foot right-of-way at full build out. The applicant shall verify the existing right-
of-way and the documents creating the right-of-way. If the right-of-way can not be
verified, it shall be dedicated. The plat shall delineate the existing right-of-way
and the documents which created it along with any additional right-of-way
reservation required. (Department of Public Works)
D. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
E. A 60 foot radius for the access off of County Road 65. (Department of Public
Works)
F. The applicant shall delineate stop blocks for the parking stalls in front of the
office. (Department of Public Works)
G. The width of the access road shall be delineated on the plat along with the
dimensions of the proposed pole barn. (Department of Public Works)
H. State Highway 52 requires 150 feet right-of-way at full build out. A total of 75 feet
from the centerline of State Highway 52 shall be delineated future right-of-way for
the future expansion of State Highway 52. The plat shall delingate the existing
right-of-way and the documents which created it along with any additional future
right-of-way required. (Colorado Department of Transportation)
The plat shall delineate in the legend the type and size of trees used for
screening. (Department of Planning Services)
J. The applicant shall define the property boundary for the site. (Department of
Planning Services)
K. The applicant shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent public
rights -of -way and adjacent properties. These areas shall be designed and used
in a manner that will prevent wind or animal scattered trash. (Department of
Planning Services)
L. The applicant shall place truck and trailer parking signs on the light poles in the
yard and employee parking signs for the area west of the office. (Department of
Public Works)
USR-1686 Turnpike Page 4
M. The applicant shall include on the plat the existing bridge located about 80 feet
from the access and the existing irrigation ditch on the property adjacent to
County Road 65. (Department of Public Works)
2. The applicant shall address the requirements (concerns) of Weld County Department of Public
Works, as stated in the referral response dated 1/12/09 and email dated 2/24/09. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services. (Weld
County Department of Public Works)
3. The applicant shall submit to the Weld County Department of Planning Services a recorded copy
of the easement for the commercial well including access and operation maintenance of the well.
This agreement shall be delineated on the plat and an appropriate certificate using the language
set forth in the Weld County Code, Appendix 24-F.E shall be included. (Department of Planning
Services)
4. 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. Evidence of
the Weld County Department of Public Health and Environment approval shall be submitted in
writing to the Weld County Department of Planning Services. The plan shall include at a
minimum, the following:
1) A list of wastes which are expected to be generated on site (this should include expected
volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored on site.
3) The waste handler and facility where the waste will be disposed (including
the facility name, address, and phone number). (Department of Public Health and
Environment)
5. If the applicant intends to utilize the existing septic system, for employee use, the septic system
shall be reviewed by a Colorado Registered Professional Engineer. The review shall consist of
observation of the system and a technical review describing the systems 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. Evidence of the Weld County Department of Public Health
and Environment approval shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Public Health and Environment)
6. A copy of the pesticide applicators license, from the Colorado Department of Agriculture, shall be
provided to Environmental Health Services, Weld County Department of Public Health &
Environment. Evidence of the Weld County Department of Public Health and Environment
approval shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Public Health and Environment)
7. The applicant shall submit evidence of a Colorado Discharge Permit System (CDPS) from the
Water Quality Control Division of the Colorado Department of Health and Environment for any
proposed discharge into State Waterways, if applicable. Evidence of the Weld County
Department of Public Health and Environment approval shall be submitted in writing to the Weld
County Department of Planning Services. (Department of Public Health and Environment)
8. The applicant shall either submit a copy of an agreement with the property's mineral
owner/operators stipulating that the oil and gas activities have been adequately incorporated into
the design of the site or show evidence that an adequate attempt has been made to mitigate the
concerns of the mineral owner/operators. Drill envelopes can be delineated on the plat in
accordance with the State requirements as an attempt to mitigate concerns. The plat shall be
amended to include any possible future drilling sites. (Department of Planning Services)
USR-1686 Turnpike Page 5
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9. The applicant shall submit a Private Improvements Agreement according to policy. The applicant
shall submit to the Department of Planning Services itemized bids for all improvements. The
agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of
County Commissioners prior to recording the Use by Special Review plat. Or the applicant may
submit evidence that all the work has been completed and approved by County Staff (Department
of Planning Services) (Department of Planning Services)
10. Upon completion of 1 through 9 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)
11. 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)
12. 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 maps@co.weld.co.us. (Department of Planning Services)
13. 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)
USR-1686 Turnpike Page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Turnpike Limited Liability Company
USR-1686
1. A Site Specific Development Plan and 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, (Custom Seeding Business) in the A (Agricultural) Zone District 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. 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)
8. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
9. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
10. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations
governing the regulation of food service establishments. (Department of Public Health and
Environment)
11. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. (Department of Public Health and Environment)
12. Sewage disposal for the facility shall be by septic system. Any septic system located on the
property must comply with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
13. All pesticides, fertilizer, and other 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)
USR-1686 Turnpike Page 7
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14. Any vehicle washing areas shall capture all effluent and prevent discharges in accordance with
the Rules and Regulations of the Water Quality Control Commission, and the Environmental
Protection Agency. (Department of Public Health and Environment)
15. The applicant shall comply with all provisions of the Underground and Above Ground Storage
Tank Regulations (7 CCR 1101-14). (Department of Public Health and Environment)
16. 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)
17. This application is proposing a well as its source of water. The applicant should be made aware
that while they may be able to obtain a well permit from the Office of the State Engineer, Division
of Water Resources, the quantity of water available for usage may be limited to specific uses, i.e.
domestic use only, etc. Also, the applicant should be made aware that groundwater may not meet
all drinking water standards as defined by the Colorado Department of Public Health and
Environment. We strongly encourage the applicant to test their drinking water prior to
consumption and periodically test it over time. (Department of Public Health and Environment)
18. 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)
19. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of
Planning Services)
20. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to
the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee.
• (Ordinance 2005-8 Section 5-8-40) (Department of Planning Services)
21. The property owner shall allow any mineral owner the right of ingress or egress for the purposes
of exploration development, completion, recompletion, re-entry, production and maintenance
operations associated with existing or future operations located on these lands. (Department of
Planning Services)
22. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
23. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code.
24. A building permit shall be obtained prior to the change of use, or construction of any new
structures. (Department of Building Inspection)
25. A plan review is required for each building for which a building permit is required. Two complete
sets of plans are required when applying for each permit. Include a Code Analysis Data sheet
provided by the Weld County Building Department with each Building permits Submittal plans
shall include a floor plan showing the specific uses of each area for the building. The Occupancy
Classification will be determined by Chapter 3 of the 2006 International Building Code. The plans
shall also include the design for fire separation and occupancy separation walls, when required
by Chapter 5 and 7 of the 2006 International Building Code. Fire Protection shall conform to
Chapter 9 and exiting requirements by Chapter 10. (Department of Building Inspection)
26. Buildings 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; and the 2008 National Electrical Code and Chapter 29 of the Weld
County Code. (Department of Building Inspection)
USR-1686 Turnpike Page 8
27. All building plans shall be submitted to Southeast Weld Fire Protection District for review and
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approval prior to issue of Building Permits. (Department of Building Inspection)
28. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan. Neither the direct nor reflected light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be
used which may be confused with or constructed as traffic control devices. (Department of
Planning Services)
29. The landscaping on site shall be maintained in accordance with the approved Landscape and
Screening Plan. (Department of Planning Services)
30. Hours of operation shall be from 7:00am to 7:00pm Monday through Saturday. (Department of
Planning Services)
31. The site shall be limited to no more than forty one (41) employees on site. (Department of
Planning Services)
32. 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)
33. Personnel from the Weld County Government 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
Development Standards stated herein and all applicable Weld County regulations.
• 34. 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.
35. 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.
36. Prior to the Use by Special Review (USR) area being leased, transferred, or sold the applicant
shall apply in writing and receive written approval in the appropriate county land division process
(recorded exemption, subdivision, planned unit development, or subdivision exemption).
37. 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
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
USR-1686 Turnpike Page 9
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 burs, 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.
USR-1686 Turnpike Page 10
Wi�Yc
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COLORADO
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January 19, 2009
DEPARTMENT OF PLANNING SERVICES
SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT, CO 80504
PHONE: (720) 652-4210, Ext. 8730
FAX: (720)652-4211
Turnpike Limited Liability Company
3964 Hwy 79
Keenesburg CO 80643
Subject: USR-1686- A Site Specific Development Plan and Use by 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 (Custom Seeding Business) in the A (Agricultural) Zone District on a parcel of land described as
Lot B of RE -1514 being part of NW4 of Section 9, Ti N, R63W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 17, 2009, at 1:30 p.m. This meeting
will take place in the Hearing Room, Southwest Weld Planning Department, 4209 CR 24.5, Longmont, Colorado. A
subsequent hearing will be held on April 1, 2009 at 10:00 a.m., in the Chambers of the Board of County Commissioners,
Weld County Centennial Center, 915 10th Street, First Floor, 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 packets one week priorto the scheduled Planning Commission Hearing.
If you have any questions concerning this matter, please call.
Michelle Martin
Planner
• • WIARAW
•
December 15, 2008
DEPARTMENiOF PLANNING SERVICES
SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT, CO 80504
PHONE: (720) 652-4210, Ext. 8730
FAX: (720) 652-4211
Turnpike Limited Liability Company
3964 Hwy 79
Keenesburg CO 80643
Subject: USR-1686 - Request for a Site Specific Development Plan and Use by Special Review Permit
for a Use Permitted as a Use by Right, an Accessory, or a Use by Special Review in the
Commercial or Industrial Zone Districts (Custom Seeding Business) in the A (Agricultural)
Zone District on a parcel of land described as Lot B of RE -1514 being part of the NW4 of
Section 9, Ti N, R63W 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 been received them.
Once the concerns and requirements of the referral agencies have been met or the applicant has show 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 Keenesburg Planning
Commission for their review and comments. Please call Keenesburg at 303-732-4281 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 Keenesburg 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,
Michelle Martin
Planner
•
•
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS 3/1/09 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, Michelle Martin, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN
WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR USR-1686 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
Michelle Martin
Name of Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me this
WITNESS my hand and official seal.
My Commission Expires: l L la,r4206c1
Signature of Person Posting Sign
day of CA , 2009.
•
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Michelle Martin
From:
�ent:
To:
Subject:
Lauren Light
Wednesday, February 11, 2009 4:05 PM
Michelle Martin
usr-1686
Condition of approval 4 can be deleted as the inspector just got back and the permit has
been finaled.
Lauren Light, M.B.S.
Environmental Planner, Environmental Health Services
Weld County Department of Public Health & Environment
1555 N. 17th Ave.
Greeley, CO 80631
970-304-6415 Ext. 2211 (office)
970-304-6411 (fax)
•
•
1
Michelle Martin
From:
Sent:
To:
Subject:
Lauren Light
Wednesday, February 11, 2009 2:54 PM
Michelle Martin
RE: RE: Turnpike USR
The following items can be deleted from conditions of approval:
1. Dust abatement has been received.
6. They will not be washing vehicles at this time so development standard 12 will cover
the future.
7. Fuel tanks have not been purchased yet so development standard 13 will ensure they
pursue permits if needed.
9. Is covered by development standard 14.
10. I received a copy of the well permit.
As I receive more items from the applicant, I will let you know what else can be removed
from staff comments.
Lauren Light, M.B.S.
Environmental Planner, Environmental Health Services
Weld County Department of Public Health & Environment
1555 N. 17th Ave.
Greeley, CO 80631
970-304-6415 Ext. 2211 (office)
970-304-6411 (fax)
Original Message
IlliFrom: Michelle Martin
Sent: Tuesday, February 10, 2009 3:53 PM
To: Lauren Light
Subject: FW: RE: Turnpike USR
Lauren,
When you get the chance could you please let me know what items have been address and can
be removed from staff comments (usr-1686). Thanks.
Michelle Martin
Planner II
4209 CR 24.5
Longmont, CO 80504
mmartin@co.weld.co.us
PHONE: (720) 652-4210 x 8730
FAX: (720) 652-4211
Please tell us how we're doing:
http://www.co.weld.co.us/departments/planning/comp_ improve_comments.cfm
Original Message
From: Corey Huwa [mailto:chuwa@acsseeding.com]
Sent: Tuesday, February 10, 2009 2:22 PM
To: Michelle Martin
Subject: Fw: RE: Turnpike USR
•I have a few things to tidy up & I will have this & the rest to you.
Forwarded Message
From: Lauren Light cllight@co.weld.co.us>
To: "chuwa@acsseeding.com" <chuwa@acsseeding.com>
1
Sent: Mon, 9 Feb 2009 11:21:49 -0700
Subject: RE: Turnpike USR
1. I was out of the office on Friday so I just got a chance to review your
items. The dust abatement plan is great.
•
2. Please include on the waste handling plan how you will dispose of the
chemicals. Perhaps the small business generator program at HHW site in Weld
County? Also if you do have leftover waste oil (that does not go to
neighbors) I would like to be able to tell anyone who inquires who you would
use for that? For example, Gaptor waste recovery and their address and
phone number.
3. You were going to drop off an original copy to our office, per Todd.
4. O.K.
5. The copy of the license is kept in our files in case we get an inquiry
from a neighbor or citizen.
6. O.K.
7. O.K.
8. You may need for construction. Please check with the State.
9. If you add buildings, you will need to check with the State.
10. Thank you.
Send the revised waste handling to me and we can check that off the list
too. Thanks for addressing all these conditions.
eLauren Light, M.B.S.
nvironmental Planner, Environmental Health Services
Weld County Department of Public Health & Environment
1555 N. 17th Ave.
Greeley, CO 80631
970-304-6415 Ext. 2211 (office)
970-304-6411 (fax)
Original Message
From: Corey Huwa [mailto:chuwa@acsseeding.com]
Sent: Friday, February 06, 2009 1:14 PM
To: Lauren Light
Subject: Turnpike USR
Lauren,
Cuuld you please look these over before I submit to Michelle, sounds like we
are getting tight for the 3-17-09 hearing & I want to make sure everything
is in order.
1) Please see attached dust abatement plan.
2) Please see attached waste handling plan.
3) High plains eng. has already forwarded you the septic review.
4) Inspection for the final septic permit is scheduled for 2-11-09. I do
plan on adding a second septic system for a restroom in the shop, perc. test
is done and we will be applying for that permit soon.
5) I will include a copy of my private poesticide applicators license
although I do not understand what you will need this is for.
III6) We do not plan on washing vehicles on site, but understand that if we do
it will have to be done in accordance with the applicable rules.
7) I have not purchased permanent fuel storage tanks or hired an installer,
the application for storage tank permits requires tank sizes and installer.
I understand that before permanent tanks are installed we will have to
2
obtain said permit.
8) I have not found evidence that a Colorado discharge permit will be
applicable.
9) We will not be disturbing any soil for constructtion.
es
10) Michelle has a copy of the well permit for commercial use, I will make
ure you get a copy.
I will wait to see if you have any comments before I submit this to Michelle.
Thank you,
-- Signed:
Corey Huwa
Arnold's Custom Seeding, L.L.C.
4626 WCR 65
Keenesburg, CO 80643
303-732-4021 phone
303-732-0510 fax
970-381-4042 cell
End of Forwarded Message
-- Signed:
Corey Huwa
Arnold's Custom Seeding, L.L.C.
4626 WCR 65
Keenesburg, CO 80643
303-732-4021 phone
303-732-0510 fax
970-381-4042 cell
•
i
Michelle Martin
Orom:
ent:
o:
Subject:
Lauren Light
Tuesday, February 24, 2009 3:06 PM
Michelle Martin
RE: usr-1686
Items 1, 4, 6, 7, 9, and 10 can be deleted.
Lauren Light, M.B.S.
Environmental Planner, Environmental Health Services
Weld County Department of Public Health & Environment
1555 N. 17th Ave.
Greeley, CO 80631
970-304-6415 Ext. 2211 (office)
970-304-6411 (fax)
Original Message
From: Michelle Martin
Sent: Monday, February 23, 2009 3:19 PM
To: Lauren Light; Don Dunker
Subject: FW: usr-1686
Please let me know if the applicant has addressed any or all of your conditions. Thanks
for all your help.
Michelle Martin
Planner II
0209 CR 24.5
ongmont, CO 80504
mmartin@co.weld.co.us
PHONE: (720) 652-4210 x 8730
FAX: (720) 652-4211
Please tell us how we're doing:
http://www.co.weld.co.us/departments/planning/comp_improve_comments.cfm
Original Message
From: Corey Huwa [mailto:chuwa@acsseeding.com]
Sent: Monday, February 23, 2009 10:26 AM
To: Michelle Martin
Cc: Todd Hodges
Subject: RE: usr-1686
Michelle,
Do I need to record the shared well agreement?
Has the mineral notification issue taken care of?
I have attached some docs for your file.
Is there anything else I need to do that you know of?
Are we still on for the 17th?
Thank you,
Corey Huwa
On Tue, 17 Feb 2009 16:35:58 -0700, Michelle Martin wrote
1
• •
Michelle Martin
From:
ent:
ubject:
Michelle,
Corey Huwa [chuwa@acsseeding.com]
Friday, October 03, 2008 6:28 AM
Michelle Martin
Turnpike USR
Concerning the planning comments on the completeness review,
1. Is the certificate of conveyances I turned in not sufficient.
2. The deed I turned in does say Lot B of RE -1514 3. I will provide evidence of who can
sign for Turnpike.
4. Can u let me know what is wrong with the plat.
5. I provided a copy of our well permit.
6. I provided the list of property owners within 500 feet.
7. I do not have an oil and gas agreement.
8. I will provide a tax statement.
9. We will put a stop sign at the road.
10. Fire extinguishers and smoke detectors to the SEWF code specifications.
I am not sure how this USR process goes from here, I recieved a letter from Bethany
stating I never picked up my application, not sure what this is about but I would like to
do whatever is required of me to complete this process.
Corey
-- Signed:
08
orey Huwa
nold's Custom Seeding, L.L.C.
667 WCR 20
Keenesburg, CO 80643
303-732-4021 phone
303-732-0510 fax
970-381-4042 cell
•
1
•
/T=AT
• INA
September 30, 2008
TURNPIKE LIMITED LIABILITY CO
3964 HWY 79
KEENESBURG, CO 80643
Case: ZCV08-00125
Legal Description:
PT NW4 9-1-63 LOT B REC EXEMPT RE -1514 (3.45R3D)
Dear TURNPIKE LIMITED LIABILITY CO:
WELD COUNTY PLANNING DEPARTMENT
Bethany Salzman
Zoning Compliance Officer II
918 10th St
Greeley, CO 80631
Phone 970-353-6100 X 3555
FAX: 970-304-6498
E -Mail: bsalzman@co.weld.co.us
The property referenced above remains in violation of the Weld County Code. I have scheduled a
meeting with the Board of County Commissioners on:
12/09/2008 10:00 AM
The above mentioned property remains in violation of the following Section(s) of the Weld County
Code:
Chapter 23, Article 111(3), Division 1 A (Agricultural) Zone District
23-3-20 Uses allowed by right.
23-3-30 Accessory uses.
23-3-40 Uses by special review
23-3-40.8 Agricultural Service establishments primarily engaged in performing agricultural,
animal husbandry or horticultural services on a fee or contract basis, including:
23-3-40.B.9 Seed production, processing, storage, mixing, blending and sales.
23-3-40.V USES similar to the USES listed above as Uses by Special Review as long as the
USE complies with the general intent of the A (Agricultural) Zone District.
To bring your property into compliance with the Weld County Code:
My records indicate a Use by Special Review (USR) application was submitted on August 25,
2008. Michelle Martin, is the Planner that was assigned to process your USR application. She
sent a letter (dated September 10, 2008) advising that several items were missing from your
application and the application needed to be picked up. On the same day she also called and left
a voice mail advising the same. To date the application has not been picked up from the
Southwest Weld Service Center, 4209 CR 24.5. For questions, Michelle can be reached at
720-652-420, Ext. 8748.
Since we have not received a complete USR application, the above Violation Hearing was
scheduled. Please keep in mind, if the application is corrected and re -submitted complete, the
above referrenced Violation Hearing will be cancelled.
Page 1 of 2
•
WELD COUNTY PLANNING DEPARTMENT
Bethany Salzman
Zoning Compliance Officer II
918 10th St
Greeley, CO 80631
Phone 970-353-6100 X 3555
FAX: 970-304-6498
E -Mail: bsalzman@co.weld.co.us
This hearing will take place in the County Commissioners Hearing Room, first floor, Weld County
Centennial Center, 915 10th Street, Greeley, Colorado. It is recommended that you or a
representative be in attendance to answer any questions the Board of County Commissioners might
have about the violations.
Please also be advised that I will be taking video and/or pictures from the road or adjacent properties
the business day before or as soon as possible to the above mentioned Violation Hearing date.
The Department of Planning Services' staff will be recommending that the Board of County
Commissioners authorize the County Attorney to proceed with legal action to remedy the violation.
Our records indicate that you were made aware of the nature of the violation including the action
necessary to correct the violation, and that you were given sufficient time to remedy this violation. If
you have any questions concerning this matter, please call me.
Sincerely,
Bethany Salzman
Zoning Compliance Officer II
pc: ZCV08-00125
Page 2 of 2
•
I• t \
COLORADO
•
MEMORANDUM
TO: PA08-051; Case File, pre -application
DATE: June 6, 2008
FROM: Kris Ranslem, Planning Technician
SUBJECT: Pre -Application Meeting to determine the requirement of a
land use application (USR)
Attendees:
Corey Huwa, Land Owner
Brent Huwa, Land Owner
Don Carroll, Public Works
Tom Honn, Planning Director
Kim Ogle, Planning Manager
Bethany Sazman, Zoning Compliance Officer
Roger Vigil, Building Official
On Friday, June 6, 2008 an informal discussion took place at the Greeley Administrative Offices
Conference Room regarding the potential non-compliance of a custom -seeding business and
determining if a USR application is required. (The legal description is Part of the NW4 Section
9, Township 1 North, Range 63 West of the 6` P.M.,; Situs Address is 4626 CR 65)
Background Information:
Huwa's have purchased the site to centralize their custom seeding business in which they had
been leasing from Arnold's Custom Seeding near Keenesburg. The scope of their business
consists of owning or renting/share-renting approximately 7,000 acres in which customers
purchase the seed and contract the Huwas to plant the seed and on occasion custom harvest
the crop. No product is sold at retail or wholesale value.
The property currently has two large buildings — Equipment Storage Building and an
Office/Warehouse Building. The Equipment Storage building (13,500 s.f.) will house an
estimated 12 (with a potential of up to 20) tractors, 4 semi -tractors, 2 grain trucks as well as
planting equipment (drills, planters, discs, harrows, etc.). This building will also be used for
maintenance of the farm equipment.
The Office/Warehouse building, approximately 8,000 s.f., is currently under a remodel building
permit for the office area. The Warehouse will contain the bagged/bulk seed. Two employees
will be working out of the office. A total of 20-30 employees are projected for this operations
The office will have a full -kitchen as well as 2 separate restoom areas. The leach field is not
installed, however the site is approved for a septic system.
There may be some outside storage of equipment as well as alfalfa and straw used fer
mulching. There are also plans to install diseeidenks for use. Ogle indicated that staff would not
require any screening for the outside storage asit is Ag in nature.
• •
The surface of the site will be covered with crushed concrete. •
Huwas inquired about fees associated with a USR application. Ogle stated that a USR
application is $2500.00. A question arose with regard to the Road Impact Fee. After some
discussion, it was concluded that Corey would contact Ogle with numbers of the square footage
for the office area to determine the Road Impact Fee.
Honn asked the Huwas to submit a brief description breaking down how their farming operation
functions and how much of their seed business is commercial related. After receiving the
description, staff will evaluate it and then determine if a USR application is required.
Public Works
Carroll commented that the applicant would be required to submit a Site Plan identifying the
access point, employee and equipment parking, any outside storage area, etc. Corey indicated
that the entrances to the property would not be gated.
Access will be from County Road 65, which is paved. Carroll recommended installing a paved
apron to eliminate any mud passing onto County Road 65.
After some discussion, it was pointed out that the property may be in a floodplain and a Flood
Hazard Development Permit would be required if applicable.
The applicant indicated that a Geotechnical Report is available from when they constructed the
buildings.
End memorandum.
•
•
•
• WELD COUNTY •
•
COMPLETENESS REVIEW
REVIEW DATE: 9/9/08
TYPE OF APPLICATION: USR for a custom seed business
LEGAL DESCRIPTION: Lot B of RE -1514 being Pt. NW4 of Section 9, Township 1 North and
Range 63 West
COMPANY NAME/REPRESENTATIVE/OWNER: TurnPike LLC c/o Corey and Brent Huwa
PARCEL NUMBER: 1477 09 000080
SECTION - TOWNSHIP - RANGE: 9-1-63
PLEASE NOTE:
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. Please submit a copy of this form when you submit a formal
Land Use Application. If you have any questions regarding the process and/or application please call
ichelle Martin at 720-652-4210 extension 8730, or email at mmartinRco.weld.co.us
REVIEW:
After the completeness review process, please submit your formal Land Use Application to the Department of
Planning Services.
Be sure all items on the submittal checklist are submitted in addition to the items outlined in the pre -
application meeting and completeness review. An incomplete Land Use Application submittal
will not be accepted.
REVIEW STAFF:
Planning: Michelle Martin— mmartin(th.co.weld.co.us - 720-652-4210 x8730
Public Works: Don Carroll — dcarrollco.weld.co.us- 970-304-9496 x3766
Public Health: Lauren Light — Ilight(a�co.weld.co.us — 970-304-6415 x2211
Building Inspection: Frank Piacentino — fpiacentino(a.co.weld.co.us — 720-652-4210 x8736
�eeley Office —
918 10t Street, Gr eley CO 80631
Phone: 970-353-61 0 x3540
Fax: 970-304-6498
Weld County Department of Planning Services
Longmont Office —
4290 County Road 24.5, Longmont CO 80504
Phone: 720-652-4210 x8730
Fax: 720-652-4211
• WELD COUNTY •
PLANNING COMMENTS
The Department of Planning Services has reviewed the 7 -Day Completeness Review and has the
following comments.
1. The original certificate of conveyances with all the deeds attached.
fie.' A copy of a deed describing the lot as Lot B of RE -1514
3. Evidence of who can sign for Turpike LLC (articles of incorporation or evidence from the
state)
4. The plat needs to adhere to 23-2-260.D of the weld county code
5. Adequacy of water for the commercial business.
6. A certified list of names, addresses of property owners within 500 feet the list shall be
assembled within 3s0 days of the application submission date.
7. Oil and gas agreement or evidence an adequate has been made to mitigate their concerns.
8. tax statement showing no delinquent taxes on the property
9. The location of any and all proposed signs.
10. A description of fire protection measures on site.
PUBLIC WORKS COMMENTS
Public Works has reviewed the 7 -Day Completeness Review and has the following comments.
1. The plat shall show dimension and exact location of all proposed /existing and future
structures.
2. Show the asphalt/recycled asphalt base areas. The proposed access shall be hard
surfaced with asphalt or concrete for a distance of 50 feet. The rest of the access can be
recycled asphalt or concrete rock
3. A stop sign a the approach to CR 65
4. Employee and equipment parking areas location with dimensions.
5. The ROW for CR 65
6. The applicant shall remove the storm flood channel associated with lost creek from the plat
HEALTH DEPARTMENT COMMENTS
The Health Department has reviewed the 7 -Day Completeness Review and has the following
comments.
1. The applicant needs clarify the number of employees associated with the business.
2. A well for the commercial business.
3. A list of all the chemicals on site including fertilizing and/or pesticides.
4. Does the applicant have a pesticides licensed.
Greeley Office -
918 10th Street, Greeley CO 80631
Phone: 970-353-6100 x3540
Fax: 970-304-6498
Weld County Department of Planning Services
Longmont Office —
4290 County Road 24.5, Longmont CO 80504
Phone: 720-652-4210 x8730
Fax: 720-652-4211
• •
WELD COUNTY
BUILDING INSPECTION COMMENTS
ghe Building Inspection has review the 7 -Day Completeness Review and has no comments at this
time.
•
reeley Office —
18 10t Street, Greeley CO 80631
Phone: 970-353-6100 x3540
Fax: 970-304-6498
Weld County Department of Planning Services
Longmont Office —
4290 County Road 24.5, Longmont CO 80504
Phone: 720-652-4210 x8730
Fax: 720-652-4211
• •
7 Day Completeness Re\jsD
•
ENVIRONSERVICES�EALiH
PA08-051 pre-applicationS
Subject: Custom Seeding Business
Location: Pt. NW4 Of Section 9, Township 1 North, and
Range 63 West
Address: 4246 CR65
Applicant Name: Turnpike Limited Liability
Company (Corey and Brent Huwa)
Planner: Michelle Martin
Department: Public Works Health/ Building Planning
Comments: k4
LySaC
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Name: LA U 21 v L C (
Date: f f - c -,e
Date: August 29, 2008,
Comments due no later than September 10, 2008
Ko 1-c 0rC (n \.c, --r 5 m)T'1
•
7 Day Completeness teview
•
PA08-051 pre -application
Subject: Custom Seeding Business
Location: Pt. NW4 Of Section 9, Township 1 North, and
Range 63 West
Address: 4246 CR65
Applicant Name: Turnpike Limited Liability
Company (Corey and Brent Huwa)
Planner: Michelle Martin
Department: Public Works Health Building) Planning
Comments:
t- 2
•
Name: /L
Date: 87.2.ilos)
Date: August 29, 2008,
Comments due no later than September 10, 2008
•
• •
WI','.
COLORADO
•
TO: Michelle Martin, Planning Services
Weld County Planning Department
GREELEY OFFICE
MEMORANDUMmm SEP T T,ri
DATE'FFS. wow
FROM: Donald Carroll, Engineering Administrator u22di
SUBJECT: PA08-051, 7 -Day Completeness Review
Turnpike Limited Liability do Corey & Brent Huwa
I have reviewed the 7 -Day Completeness Review. The Public Works Department has evaluated
this USR proposal and has the following comments and requirements. Comments made during
this phase may not be all-inclusive, as other concerns or issues may arise during the remaining
application and review process.
Site Plan Review: The applicant is identifying the proposed access point from WCR 65 just
south of Lost Creek Crossing, to the county road.
A stop sign will be required at the approach to WCR 65 at the appropriate location. The
proposed access shall include a hard surfaced -asphalt or concrete tracking pad for a distance of
50 feet adjacent to WCR 65 with adequate semi tractor trailer turning radiuses. The remaining
portion of the access to the facility may be recycled asphalt or concrete rock and shall be
graded and drained to provide and all-weather access.
The access width requirements for emergency equipment/services (fire department/ambulance)
are a minimum of 20 feet. The width and weight capacity of the access lane shall be adequate
for emergency purposes. The applicant shall provide documentation from the appropriate
emergency services to that effect.
The appliqant needs to show on the plat drawn, specifically:
➢ Show approximate dimensions and exact locations of the proposed/future structures
➢ Identify asphalt/recycled asphalt base areas
➢ Show the 50 -foot tracking pad location
➢ Employee and equipment parking area locations with dimensions
Right -of -Way Width. WCR 65 is a local paved road 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.
WCR 65 i$ paved for two miles south of State Highway 52 to the Cardinal Community Academy
site located at the intersection of WCR 8 and WCR 65.
Traffic Counts: Weld County Public Works has scheduled a traffic count for this section of
road way.
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Storm Water Drainage: The office warehouse and shop will be located towards the center of
the 150± acres with natural grass or farming practices surrounding the base of operation. The
applicant is indicating that the storm water run-off from the structures and parking areas were
drained into the existing vegetation surrounding the facility.
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.
The applicant must take into consideration storm water capture/quantity and provide accordingly
for best management practices.
Flood Hazard Development Standards:
This area is not in a Special Flood Hazard Area (SFHA) as determined by the Federal
Emergency Management Agency (FEMA).
The applicant is identifying on the plat drawing the storm flood channel associated with Lost
Creek adjacent to WCR 65 that is not identified on the FEMA flood zones.
pc: PAO8-051 file
M:\PLANNING - DEVELOPMENT REVIEW\7-DayCompletenessReviews\PA08-051-TurnpikeLimitedLiability.doc
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FIELD CHECK •
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CASE NUMBER: USR-1686 DATE OF INSPECTION: U /
APPLICANT'S NAME: Turnpike Limited Liability Company
PLANNER: Michelle Martin
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Use Permitted as a
Use by Right, an Accessory, or a Use by Special Review in the Commercial or Industrial Zone
Districts (Custom Seeding Business) in the A (Agricultural) Zone District.
LEGAL DESCRIPTION: Lot B of RE -1514 being part of the NW4 of Section 9, T1 N, R63W of the 6th P.M.,
Weld County, Colorado.
LOCATION: South of and adjacent to State Hwy 52 and East of and adjacent to CR 65.
LAND USE:
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ZONING: N A (Agricultural)
E A (Agricultural)
S A (Agricultural)
W A (Agricultural)
COMMENTES:
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inspection date: 3/1/09
Case Number: USR-1686 Hearing Date: March 17, 2009
Applicant: Corey Huwa do Turnpike Limited Liability Company
Site Address: 4626 County Road 65
Request: A Site Specific Development Plan and 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, (Custom Seeding Business) in the A (Agricultural) Zone
District
Legal Description:
Location:
Size of Parcel:
Parcel Number:
Lot B of RE -1514; being part of the NW4 of Section 9, Ti N, R63W of the 6th P.M.,
Weld County, CO
South of and adjacent to State Hwy 52 and East of and adjacent to County Road 65
+/- 153 total Acres +/- 49.8 USR boundary Acres
1477 09 000080
Zoning
Land Use
N
A (Agricultural)
N
Agricultural / Residential
E
A (Agricultural)
E
Agricultural / Residential
S
A (Agricultural)
S
Agricultural / Residential
W
A (Agricultural)
W
Agricultural / Residential
COMMENTS:
The site currently has one access off of CR 65 and one access off of State Hwy 52.
The business uses the access off of CR 65. The business is currently in operation,
parking areas, an office, shop, and warehouse are all existing. The property slopes
towards the west. The applicant has planted some tress at the entrance to the site.
Michelle Martin, Planner
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