HomeMy WebLinkAbout20081674.tiff • Weld County Referral
' April 25, 2008
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Western Sugar Cooperative Case Number USR-1654
c/o Mike Otto
Please Reply By May 25, 2008 Planner Kim Ogle
Project Site Specific Development Plan and Special Review Permit for an Agricultural
Service establishment primarily engaged in performing agricultural, animal
husbandry or horticultural services on a fee or contract basis, including Sorting,
Grading and Packing fruits and vegetables for the grower(handling and storage of
sugar beets) in the Agricultural Zone District.
Legal E2NE4 Section 28, T6N, R65W of the 6th P.M., Weld County, Colorado.
Location West of and adjacent to CR 43; South of and adjacent to CR 66.
• Parcel Number 0803 28 000075
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 3, 2008
❑ ee have reviewed the request and find that it does/does not comply with our Comprehensive Plan
alt We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
❑ Please notify me of any public hearings regarding this request.
Comments: G n kJ (I t /U ) OJ au,// (16/f)/7/!it)/ //id (iG- Li/
• Signature Date L/_(25 Cr__
Agency e? J -
,Weld County Plan' g Dept. 4• 8 10th Street,Greeley,CO. 80631 EXHIBIT 70)304-6498 fax
2008-1674
a
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
GREELEY, COLORADO 80631
C. PHONE (970) 353-6100, EXT.3540
FAX X (97(970) 30404-6498
SOUTHWEST OFFICE
COLORADO 4209CR24 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
April 28, 2008
Western Sugar Cooperative c/o Mike Otto
Site Specific Development plan and Special Review Permit for an Agricultural Service establishment primarily engaged
in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including sorting,
grading and packaging vegetables for the grower (handling and storage of sugar beets) in the A (Agricultural Zone
District..
USR-1654
1. A building permit shall be obtained prior to the construction of any structure.
2. A plan review is required for each building for which a building permit is required. Plans shall bear the wet stamp of
a Colorado registered architect or engineer. Two complete sets of plans are required when applying for each permit.
Include a Code Analysis Data sheet which is provided by the Weld County Building Department with each Building
• permit application.
3. 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 2005 National Electrical Code and
Chapter 29 of the Weld County Code.
4. All structures will require an engineered foundation based on a site-specific geotechnical report or an open hole
inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado
registered engineer.
5.The office will be classified as B(Office). Fire resistance of walls and openings,construction requirements, maximum
building height and allowable areas will be reviewed at the plan review. The office building shall be accessible to
persons with disabilities.The maintenance building will be classified as S-1 (repair garage,complying with the maximum
allowable quantities of hazardous materials listed in table 307.1(1).
6. Building height shall be measured in accordance with the 2006 International Building Code for the purpose of
determining the maximum building size and height for various uses and types of construction and to determine
compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be measured
in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset and setback
requirements. When measuring buildings to determine offset and setback requirements, buildings are measured to the
farthest projection from the building. Property lines shall be clearly identified and all property pins shall be staked prior
to the first site inspection.
7. Provide letter of approval from Eaton Fire protection District prior to construction of any structure.
8. There is one historical building permit with final status on record for this parcel.
• Sinc y,
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Weld County Planning Departmer
GREELEY OFFICE
MEMORANDUM MAY n ? 70o8
RECEIVED
TO: Kim Ogle, Planning Services DATE: May 1, 2008
III DO FROM: Donald Carroll, Engineering Administrator EQ/41/
C� SUBJECT: USR-1654, Western Sugar Cooperative
COLORADO c/o Mike Otto
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the
purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section
23. Our comments and requirements are as follows:
COMMENTS:
Weld County Road Classification Plan (FHU): (June 2002) WCRs 66 and 43 are collector roads and
requires an 80-foot right-of-way at full build out. There is presently a 60-foot right-of-way. These roads are
maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance
(23-1-90), the required setback is measured from the future right-of-way line.
ADT: Our average daily traffic count for WCR 66 reflects between 200 and 250 vehicles, and WCR 43 reflects
1,400 to 1,700 vehicles per day. The intersection of WCR 66 and WCR 43 is a stop condition for east/west
•affic.
REQUIREMENTS:
Access: The applicant is proposing two access points with an entrance and an exit with a one-way circulation.
Improvements consist of placing an 18-inch corrugated metal pipe with flared end sections and a trash rack at
both locations with adequate turning radiuses of 40 feet to accommodate semi type truck traffic. Also replacing
the culvert at the tank battler access. The improvements consist of additional pavement from WCR 66 south
100 feet then crossing two cattle guards on to the one-way circulation road to the scale house area. The exit
approach reflects the same configuration and will require a stop sign at the approach to WCR 66. The
purpose is to utilize the additional pavement and cattle guard as a tracking pad to keep from tracking debris,
mud, and rocks on to the paved county road system.
Circulation: The circulation is set up in a circular manner with aggregate base course per the Geo-tech
Report to accommodate heavy hauling with a future shop and parking lot area. Employee parking is identified
within the circulation pattern.
Re-haul Route: During and after the campaign, the sugar beets will be hauled to Ft. Morgan for processing.
Utilizing WCR 66, 43, State highway 263 (WCR 60.5), SH 37, (WCR 53) to U.S. Highway 34 as your heavy
haul beet transport trucks route from and to the facility.
Local growers will haul to this facility from all directions in the immediate area.
•
Weld County Planning Departs
GREEI.EY t !/
OFFICE
p
'Nr' (7QL'
MEMORANDUM r� VED
' TO: Kim Ogle, Planning Services DATE: 5/30/2008
CFROM: Donald Carroll, Engineering Administrator 61/
•
COLORADO SUBJECT: USR-1654, Western Sugar Cooperative
c/o Mike Otto
Weld County Public Works has performed a field investigation to verify the culvert and access
locations to the proposed Western Sugar site.
We would like to bring to your attention that the location of the access point is going to cause
headlight pollution and annoyance to the adjacent property owner's home directly across from the
entrance/exit location. This project is still in the construction phase and on-site improvements have
not yet been completed. Would the applicant be willing to switch the one-way in and the one-way out
locations to accommodate a potential problem with the adjacent property owner?
We would like to set up a meeting with you either in the Public Works Department office or at the site
• to resolve this potential access problem. Please contact our office at 356-4000, X 3750 to set-up an
appropriate time that works for both parties.
pc: Mike Otto, Western Sugar Cooperative
USR- 1654
M:\PLANNING-DEVELOPMENT REVIEW\USR-Use by Special Review\USR-1654-A.DOC tern
•
— Weld County Planning Department
GREELEY OFFICE
•
' Ail 29 7nnn
• ict a MEMORAND VED
TO: KIM OGLE, PLANNING SERVICES
T FROM: LAUREN LIGHT, ENVIRONMENTAL HEALTH DATE: 05/27/2008
r
C. MIOT11 IR-I6STERN SUGAR COOPERATIVE C/O
COLORADO
Environmental Health Services has reviewed this proposal for handling and storage of
sugar beets. The site will be served by bottled water and portable toilets. If a future
office/shop is constructed for support staff, a permanent water source and an individual
sewage disposal system will be required.
Section 30-2-10 of the Individual Sewage Disposal System Regulations state "The
owner of any structure where people live, work, or congregate shall ensure that the
structure contains an adequate, convenient, sanitary toilet and sewage disposal system
in good working order." It is the policy of this department that portable toilets are
allowed when a use is temporary or seasonal. The definition of temporary is six months
• or less. The applicant states the on-site activities will occur from February through
September. Even though the time period exceeds 6 months in duration, the use of
portable toilets will be allowed as this proposal is a seasonal use. Bottled water will also
be allowed for the seasonal use.
The applicant has indicated that fugitive dust will be controlled by application of
magnesium chloride and water, as necessary. The area where the sugar beets will be
stored will be reseeded to a cover crop once the sugar beets are removed. These
action items are sufficient for a dust abatement plan.
We have no objections to the proposal, however, we do recommend that the following
conditions be part of any approval:
We recommend that the following requirements be met prior to allowing the plat to be
recorded:
1. The applicant shall submit evidence of an Air Pollution Emission Notice
(A.P.E.N.) and Emissions Permit application (for dust emissions) from the Air
Pollution Control Division, Colorado Department of Health and Environment, if
applicable. Alternately, the applicant can provide evidence from the APCD that
they are not subject to these requirements.
•
• We recommend that the following requirements be incorporated into the permit as
development standards:
1. 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.
2. 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.
3. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions.
4. 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. The facility shall have sufficient equipment available to
implement dust control as required by the Weld County Department of Public
Health and Environment.
• 5. This facility shall adhere to the maximum permissible noise levels allowed in the
Industrial Zone as delineated in 25-12-103 C.R.S., as amended.
6. Bottled water shall be utilized for drinking and hand washing during seasonal use
of the facility.
7. Adequate toilet facilities (portable toilets) shall be provided during the seasonal
use of the facility.
8. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes when the office/shop is constructed on-site.
9. An individual sewage disposal system is required for the proposed office/shop
and shall be installed according to the Weld County Individual Sewage Disposal
Regulations.
10.Any vehicle washing area(s) shall capture all effluent and prevent discharges
from drum washing and the washing of vehicles in accordance with the Rules
and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency.
•
2
• 11.If applicable, the applicant shall obtain a stormwater discharge permit from the
• Colorado Department of Public Health & Environment, Water Quality Control
Division.
12.The operation shall comply with all applicable rules and regulations of the State
and Federal agencies and the Weld County Code.
•
•
3
City of
• Greeleyado
Great.From the Ground Up.
May 22,2008
Kim Ogle,Planning Manager
Department of Planning Services
Weld County
918 10th Street
Greeley, CO 80631
Re: Case No.: USR-1654
Applicant: Western Sugar Cooperative
Legal: E/2NE/4, Section 28, T6N R65W, 6th P.M.
• Parcel No.: 0803 28 000075
Dear Kim:
Thank you for the opportunity to review the above-referenced referral. City staff has
reviewed the request and finds no conflict with planned City of Greeley Comprehensive
Plan policies or anticipated land uses.
Yours truly,
ASIey,ATCP
Planning Manager
cc: Becky Safarik, Community Development Director
Community Development-Planning Division • 1100 10th Street,Ste.202,Greeley,CO 80631 • (970)350-9780 Fax(970)350-9800
We promise to preserve and improve the quality of life for Greeley through timely,courteous and cost-effective service.
Page 1
Michael R. Otto
om: Laurie Zweck[LZWECK@greeleyschools.org]
Sent: Wednesday, May 21, 2008 8:09 AM
To: Michael R. Otto
Subject: Sugar Beet Transfer Station
Dear Mr. Otto,
I do not foresee any problems that would interfere with our current routing if there were a sugar beet transfer station located ne
the intersection of WCR 66 and WCR 43.
If you have any further questions, please contact me at the number below.
Thank you,
Laurie Zweck
Route Manager
Transportation Department
Weld County School District 6
155 E 27th Street
Greeley, CO 80631
(970) 348-6829
(970) 348-6830(fax)
•
5/28/2008
EATON SCHOOL DISTRICT RE-2
•
Phil Vannoy 200 Park Avenue
Transportation Director Eaton CO. 80615
O(970)454-5136 C(970)302-3563
May 26, 2008
Mike Otto
Western Sugar Cooperative
1221 8th Avenue Unit E
Greeley, CO. 80631
Dear Mr. Otto:
This letter is a follow-up to our conversation of last week, to address the impact on a
• Districts' transportation route by your Cooperative locating a receiving station on WCR
66 between WCR 41 and WCR 43.
I reviewed our scheduled route of that area and drove to that location. Presently there are
no student pick-ups in that area and I see no conflict of truck traffic and our bus route;
should we need to go into that area.
Should you need further information or have any questions or concerns, please call me on
my cell.
Thank you.
Sincerely,
Phil Vannoy
•
BOARD OF DIRECTORS �i H NORTH WELD COUNTY WATER DISTRICT
CHARLES ACHZIGER O �""�C 33247 HIGHWAY 85 • LUCERNE, CO 80646
RALPH PRIOR Z ( � Q DON POSSELT, DISTRICT MANAGER
�HN JOHNSON n �
E BUCK RINEHART v
Es."°`Az"`° A� P.O. BOX 56 • PHONE (970) 356-3020 • FAX (970) 395-0997
NELS NELSON tiTy oy
WATER
www.nwcwd.org • e-mail: water@nwcwd.org
May 8, 2008
RE: Meter Number 439 013, 31751 WCR 43 Greeley, CO
To Whom It May Concern:
North Weld County Water District provides domestic water service to the property located at 31751 WCR 43,
Greeley, CO. The current owner of the property is Front Range Feedlots. The current service provides a 3/4" meter. The
proposed Site Specific Development Plan and Special Review Permit does not address utilizing the tap for this
development. The District has no objection for use of other water source for the Sugar Beet storage site. The current
Water Allocation Class is 1 (228,000 gallons) and the Current Plant Investment Class is 1 (228,000 gallons).
Water tap/service is placed on the physical property, defined by a legal description. In case of a Recorded
Exemption, the water tap shall only serve the parcel that the water tap is located on. Service shall NOT cross the legal
description of one parcel to serve the other parcel, unless an easement has been recorded for the water service and has
been approved by the District.
ipr
The District guarantees treatment and delivery of water purchased. All water that is delivered with surcharge
ubject to water availability. Water purchased through the District shall be 70% delivery of an Acre-Foot of water
8,000 gallons), if the allotment for Colorado-Big Thompson (CBT) project water, which is determined by the Northern
Colorado Water Conservancy District, is 50% or greater. North Weld County Water District will restrict the delivery as
necessary when the CBT allotment is less than 50%. A portion of the Raw Water Fee is utilized by the District to
construct storage reservoirs.
The Plant Investment Fee pays for the infrastructure required to deliver 1 AFU (228,000 gallons). If usage
exceeds the number of Plant Investments that were purchased, an additional Plant Investment Surcharge will be applied
to your account. Plant Investments may be purchased to increase the amount of water to be delivered and avoid the
Plant Investment Surcharge. Refer to table below for current Plant Investment Surcharge schedule.
Water Surcharge
Surcharge will be assessed when an account's year to date usage exceeds their annual allotment. Currently surcharge is
$0.10 per 1,000 gallons. This fee is to recover the District's cost to obtain additional water rights for delivery. All water
that is delivered with surcharge is subject to water availability.
Plant Investment Surcharge
When an account's year to date usage exceeds their Plant Investment Allotment (#of Equivalent Taps x 228,000 gallons),
a surcharge will be assessed. The transfer of additional water will not remove this charge. Additional Plant Investments
must be purchased to increase the allotment and reduce the Plant Investment Surcharges.
0 to 456,000 gallons above the Plant Investment Allotment (228,000 gallons)
$3.15 per 1,000 gallons
More than 456,000 gallons above the Plant Investment Allotment
$1.30 per 1,000 gallons
Respectfully,
full
nn Koons
Office Assistant
Weld County Planning Departmen
GREELEY OFFICE
MAY 19 7008
of � - DEPARTMENT OF NATURAL RESOURCES
A.
• E75.2o DIVISION OF WATER RESOURCE�ECEIVED
Bill Ritter,Jr.
* 1876 y Governor
May 14, 2008 Harris D.Sherman
Executive Director
Dick Wolfe,P.E.
Director
Kim Ogle
Weld County Planning Department
1555 N 17th Avenue
Greeley, CO 80631
Re: Western Sugar Cooperative Site Specific Development Plan and Special Permit
Review
Case No. USR-1654
Sec. 28, T6N, R65W, 6th P.M.
Water Division 1, Water District 3
Dear Mr. Ogle:
We have reviewed the above referenced proposal for an agricultural service
establishment primarily engaged in performing agricultural, animal husbandry or horticultural
services on a fee or contract basis including sorting, grading and packing fruits and vegetables
• for the grower (handling and storage of sugar beets). Since the submitted material does not
appear to qualify as a "subdivision" as defined in §30-28-101(10)(a), C.R.S., pursuant to the
State Engineer's March 4, 2005 memorandum to county planning directors, this office will only
perform a cursory review of the referral information and provide comments. The comments will
not address the adequacy of the water supply plan for this development or the ability of the
water supply plan to satisfy any County regulations or requirements.
From the submittal materials, bottled water will be utilized for drinking water and port-o-
lets will be used for sanitary facilities for employees. The other water use mentioned in the
submittal materials is for dust suppression. The proposed source for dust suppression is an on-
site irrigation well. From a review of our records, the irrigation well located on the parcel is
permitted under permit number 8697-R, for irrigation purposes. The well is also decreed for
irrigation purposes by the Division 1 Water Court in case no. W-0251, and depletions associated
with the irrigation use are included in the Lower Poudre Augmentation Company's temporary
Substitute Water Supply Plan (SWSP), which expires on March 31, 2009. The proposed use of
dust suppression for this project is neither a permitted nor decreed use of water from this well.
In order for this on-site well to be used for dust suppression, the applicant must obtain a well
permit which allows for such uses. In addition, depletions associated with diversions of ground
water for dust suppression (which is considered to be 100% of water diverted) must be included
in a plan for augmentation or temporary SWSP. The current Lower Poudre Augmentation
Company's SWSP only includes depletions associated with crop irrigation.
We do not have any objection to the use of bottled water and port-o-lets for drinking and
sanitary purposes for this project. However, the applicant must obtain a well permit for the on-
site well which would allow the well to be used for dust suppression. Since this well
• appropriates water tributary to the over-appropriated South Platte River basin, an approved
Office of the State Engineer
1313 Sherman Street,Suite 818•Denver,CO 80203•Phone:303-866-3581 •Fax:303-866-3589
www.waterstate.co.us
Weld County Planning Department Page 2
Western Sugar Cooperative USR-1654
May 14, 2008
SWSP or a Division 1 Water Court approved plan for augmentation that includes depletions
associated with dust suppression, would be required before a well permit could be issued to
allow the well to be used for dust suppression.
If you have any questions in this matter, please contact Megan Sullivan of this office.
Sincerely,
Jeff Deatherage, P.E.
Water Resource Engineer
Cc: Jim Hall, Division Engineer
George Varra, Water Commissioner, Water District 3
Permit files
JD/MAS/Western Sugar Special Use(Weld)
•
•
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