HomeMy WebLinkAbout20083182.tiff INVENTORY OF ITEMS FOR CONSIDERATION
AppLLca At- VESTAS'BLADES AMERICA, INC CGise Number RSR1676
subvcritted or Prepared
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I staff Govu.w,.ewts x
Depart t&ewt of Ptavti/Xidde services FLeLd Check Eory l X
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Letters to AppLLcavvt X
AffLdav'Gtofsi.av,.postiwa at Ex 0,e) X
2 AppLLcatLovu X
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Deed! Easevtevtt certLfLcate X
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Maps X
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• ', 3 Referral List X
4 Referrals without cova.vu`evut
Weld County Zoning Compliance, referral dated October 3, 2008 X
Weld County Sheriffs Office, referral dated October 15, 2008 X
Na. West Adams Soil Conservation District, referral dated October 7, 2008 X
Weld School District RE-8, referral dated October 17,2008 X
`, 5 ReferraLs with col/IAA/mot
Weld County Department of Public Health and Environment, referral dated X
November 3, 2008
Weld County Department of Public Works, referral dated October 29, 2008 and X
November 3, 2008
Weld County Building Inspection, referral dated October 14, 2008 X
Fort Lupton Fire Protection District, referral dated October 29, 2008 X
State of Colorado, Division of Water Resources, referral dated October 7, 2008 X
City of Fort Lupton, referral dated October 22, 2008 x
2008-3182
City of Brighton, referral dated November 3, 2008 x
• x, United Power, referral dated October 8,2008
x
Correspowdevuce /ft edam
R Larry& Roxanne Warner, letter of Objection dated October 14, 2008 x
g Vestas Blades America, Inc., Go Senn Visciano Kirshenbaum PC, Mineral Estate X
Notice dated November 7, 2008
a Anadarko do Molly Sommerville Buchanan, Electronic letter of Objection dated x
November 14, 2008
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Memorandum to Planning Commission containing multiple documents for case and
itemized herein: X
1. Legal Notice (S- L00Lied
2. Electronic Mail J. Rosenstein of Senn Visciano Kirschenbaum to Ogle
dated November 5, 2008 Information Handout
3. Notice of Public Hearing—Mineral Notification dated November 7, 2008 (Sa Ex 4).0
4. Vestas Blades America, Inc., Go Senn Visciano Kirshenbaum PC, Mineral
Estate Notice dated November 7,2008
5. Anadarko Go Molly Sommerville Buchanar Electronic letter of Objection
dated November 14,2008 (.5..L L. (r.c
6. Electronic mail from K. Jakobsen, Vestas to Ogle dated November 17,
2008 concerning UP RR
7. Electronic mail from D. Mirc, Nolte Associates, applicant's consultant
concerning revision to campus plan dated November 17, 2008
8. Electronic mail from J. Rosenstein of Senn Visciano Kirschenbaum to
• Ogle dated November 17, 2008 concerning stipulated agreement with
Anadarko do Molly Sommerville Buchanan
9. Anadarko do Molly Sommerville Buchanan and Senn Vicario and
Kirschenbaum letter of understanding dated November 18,2008
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•
• I LAND USE APPLICATION
h �De SUMMARY SHEET
COLORADO
Planner: Kim Ogle
Case Number: USR-1676 Hearing Date: November 18, 2008
Applicant: Vestas Blades America, Inc.
Address: Attn: Kjaer Jakobsen
11140 Eastman Park Drive
Windsor, CO 80550
Property Owner: Regional Transportation District City of Brighton
Attn: Susan Altes Attn: John Bramble/Manuel Esquibel
1600 Blake Street 22 South Fourth Avenue
Denver, Colorado 80202 Brighton, Colorado 80601
Request: A Site Specific Development Plan and Special Use Permit for a Use Permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Industrial (I-3)
Zone District, including research, repairing, manufacturing, fabricating, processing,
assembling or storage nature (Industrial Manufacturing Facility) in the A (Agricultural)
Zone District
• Legal Description: Part NW4, Lying East of Union Pacific Railroad; N2SW4, East of the RR also part
NE4SW4; and a portion of Lot B of AmRE-1058 being part NE4SW4 together with a
portion of the NW4SE4 Section 29, Ti N, R66W of the 6th P.M., Weld County,
Colorado.
Location: South of and adjacent to County Road 6; East of County Road 27; 0.25 miles north of
County Road 4, generally East of and adjacent to the Union Pacific Railroad.
Size of Parcel: 177 +/-acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Zoning Compliance, referral dated October 3, 2008
• Weld County Department of Public Health and Environment, referral dated November 3, 2008
• Weld County Department of Public Works, referral dated October 29, 2008 and November 3, 2008
• Weld County Sheriffs Office, referral dated October 15, 2008
• Weld County Building Inspection, referral dated October 14, 2008
• West Adams Soil Conservation District, referral dated October 7, 2008
• Fort Lupton Fire Protection District, referral dated October 29, 2008
• State of Colorado, Division of Water Resources, referral dated October 7, 2008
• City of Brighton, referral dated November 3, 2008
• City of Fort Lupton, referral dated October 22, 2008
• • Weld School District RE-8, referral dated October 17, 2008 EXHIBIT
• United Power, referral dated October 8, 2008
VESTAS WIND SYSTEMS NS,page 1
• The Department of Planning Services'staff has not received responses from the following agencies:
• Brighton Fire Protection District
• Weld County Ambulance Services
• State of Colorado, Department of Transportation
• State of Colorado, Division of Wildlife
• Weld School District RE-27J
• Western Area Power Administration
• Town of Lochbuie
• Adams County
• Union Pacific Railroad
•
•
VESTAS WIND SYSTEMS A/S,page 2
•
Ot1/4; SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
II`Re
COLORADO
Planner: Kim Ogle
Case Number: USR-1676 Hearing Date: November 18, 2008
Applicant: Vestas Blades America, Inc.
Address: Attn: Kjaer Jakobsen
11140 Eastman Park Drive
Windsor, CO 80550
Property Owner: Regional Transportation District City of Brighton
Attn: Susan Altes Attn: John Bramble/Manuel Esquibel
1600 Blake Street 22 South Fourth Avenue
Denver, Colorado 80202 Brighton, Colorado 80601
Request: A Site Specific Development Plan and Special Use Permit for a Use Permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Industrial (I-3)
Zone District, including research, repairing, manufacturing, fabricating, processing,
assembling or storage nature (Industrial Manufacturing Facility) in the A (Agricultural)
• Zone District
Legal Description: Part NW4, Lying East of Union Pacific Railroad; N2SW4, East of the RR also part
NE4SW4; and a portion of Lot B of Am RE-1058 being part NE4SW4 together with a
portion of the NW4SE4 Section 29, Ti N, R66W of the 6th P.M., Weld County,
Colorado.
Location: South of and adjacent to County Road 6; East of County Road 27; 0.25 miles north of
County Road 4, generally East of and adjacent to the Union Pacific Railroad.
Size of Parcel: 177 +/-acres
Parcel Numbers: 1471-29-2-00-117, 1471-29-0-00-100, & 1471-29-3-00-002
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. Section 22-2-150.D.A Goal 4 states:
• "Conversion of agricultural land to nonurban residential, commercial and industrial uses will be
accommodated when the subject site is in an area that can support such development. Such
VESTAS WIND SYSTEMS NS,page 3
development shall attempt to be compatible with the region." Currently the lands are vacant
• with marginal agricultural production on lands to the south (RTD), whereas the north property
(Brighton) had the irrigation water removed from the property. Given the lands are in
agricultural production, there is an evolving change in the use for the land, from agriculture to
industrial, as is evidenced by the current adjacent properties to the North and West. The City
of Brighton has indicated it is their intention to annex this development at the issuance of the
Temporary Certificate of Occupancy, in summer of 2009, as indicated in their referral dated
November 3, 2008.
Section 22-2-150A.I.Goal 1. states: "Conversion of agricultural land to industrial uses will be
encouraged when the subject site is in an area that can support such development and where
adequate services are currently available or reasonably obtainable." The City of Brighton in a
letter dated September 12, 2008 indicates that the City currently has water and sanitary sewer
facility capacity to serve this proposed facility and other developments in the area. The water
will be for potable, fire suppression and irrigation purposes. An agreement between the
applicant and the City of Brighton to serve this proposal will be required as a Condition of
Approval.
Section 22-2-150.B.I.Goal 2. states: "Encourage the expansion and diversification of the
industrial economic base." The proposed development brings new manufacturing facilities
along with ancillary services that will result in a diversified economy that offers a wider range
of employment opportunities that utilizes existing labor more effectively, reduces out-migration
of skilled workers and youths; develops greater employment stability and, improves
infrastructure.
Section 22-2-150.B.I.Policy 2.5 states: ". . . In addition, the criteria for evaluation will include,
but not be limited to, the effect the industry would have on, the access between public roads
and the proposed industrial development or district. The applicant will demonstrate, to the
• satisfaction of the Board of County Commissioners, that the street or highway facilities
providing access to the property are adequate in size and quality to meet the requirements of
the proposed district or development. Internal road circulation, off-street parking, acceleration
lanes, deceleration lanes, common access collection points, signalization and other traffic
improvements should be required wherever necessary to mitigate traffic impacts caused by
the development. The Department of Public Works is requiring the applicant to address
Vestas-specific traffic issues including: turn lanes, storage capacity and lengths for turn lanes,
for County roads 4, 6 and 27, and for U.S. Highway 85. A signal analysis, a sight distance
analysis for the Vestas site and for the railroad crossings is also required. Finally, a
comprehensive plan for future traffic volumes, intersection and rail crossing improvements,
intersection and access point radii increases and turn movements, and evaluation of safe
routes for pedestrians, bicycle, and transit accesses is required at a minimum.
Section 22-2-150.C.I.Goal 3. states: "Achieve a well-balanced, diversified industrial sector in
order to provide a stable tax base and to provide a variety of job opportunities for County
citizens." The proposed development brings a diversification of employment opportunities in
the manufacturing, transportation, warehousing and support services to the region.
Section 22-2-150.B.5.c. states "The access between public roads and the proposed industrial
development or district. The land use applicant will demonstrate, to the satisfaction of the
Board of County Commissioners, that the street or highway facilities providing access to the
property are adequate in size and quality to meet the requirements of the proposed district or
development. Internal road circulation, off-street parking, acceleration lanes, deceleration
lanes, common access collection points, signalization and other traffic improvements should
be required wherever necessary to mitigate traffic impacts caused by the development." The
applicant has submitted a Traffic Study that has been reviewed by the Colorado Department
of Transportation, City of Fort Lupton, City of Brighton and Weld County Public Works. The
• City of Brighton has indicated that County Roads 27, 6 and 4 will be annexed by the City and
upgraded to meet the needs of the community, traveling public and this proposed facility. The
VESTAS WIND SYSTEMS A/S,page 4
City of Brighton in their referral response dated November 3, 2008 states "In order for the City
• to construct the proper roadway to meet Vestas' needs, the [improvements] are being
financed by the City through a portion of the sale proceeds from the land and via grants
currently being requested through the Department of Local Affairs and the Economic
Development Administration."
Section 22-2-150.D I.Goal 4. states "All new industrial development should pay its own way."
The proposed development includes the expansion of water and sewer by the City of Brighton,
as well as road improvements to County Roads 27, 6, 4 and U.S. Highway 85.
Section 22-3-110.A states: "U.S. Highway 85 between Wyoming and the Denver Metropolitan
Area is a vital corridor providing a transportation link serving the County. Subsection B.
states: "With this in mind, the Colorado Department of Transportation (CDOT) has completed
the U.S. Highway 85 Corridor Study to address the ability of the corridor to efficiently move
traffic. The Upper Front Range Regional Planning Commission has recommended the
implementation of an Access Management Plan which is incorporated in an agreement
between all governmental agencies in Weld and Adams Counties that have authority over land
use along the U.S. Highway 85 corridor." And Subsection C. states: "The Comprehensive Plan
contained in this Chapter recognizes the importance of preserving the efficiency of the U.S.
Highway 85 corridor and encourages the cooperation of all interested parties. (Weld County
Code Ordinance 2002-6) The applicant has indicated that the integrity of the plan will remain
and adherence to the long term goals associated with the 1999 Access Control Plan will not
be compromised by their proposed development.
Section 22-3-130.B states: "The Union Pacific (UPRR) operates a north/south single track
mainline with centralized traffic control between Denver and Cheyenne. Subsection D states
"Potential for conflict exists between railroad lines and other land uses . . . and are able to be
mitigated by signalizing or separating crossing points for trains from other vehicular and
pedestrian traffic, and separating noise-sensitive uses by distance or utilizing noise abatement
• techniques. Further, Subsection E. states "At present, the County's role in rail transportation
is limited to land use considerations through the administration of the Weld County Zoning
Ordinance, Chapter 23, of this Code. The primary regulatory agencies are located at the
Federal and State levels." The applicant has indicated that they are in negotiations with
representatives of the Union Pacific Railroad and have held conversations with the Public
Utility Commission concerning the required upgrades to these crossing locations. A finalized
Agreement between Union Pacific Railroad and the property owner will be required prior to
recording the USR plat.
Section 22-4-30.A.2. WA.Policy 1.2. states: "Application for new development should include
provisions for adequately handling drainage and for controlling surface erosion or
sedimentation within the site itself." The applicant has submitted a preliminary plan and report
to specifically address these issues for review by the Department of Public Works. The
Department of Public Works has provided comment with stated requirements prior to
submitting the final documents as indicated in their referral dated November 3, 2008.
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.R of the Weld County Code provides for a Site Specific
Development Plan and Special Use Permit for any Use Permitted as a Use by Right, an
Accessory Use, or a Use by Special Review in the Industrial (1-3) Zone District, including
research, repairing, manufacturing, fabricating, processing, assembling or storage nature
(Industrial Manufacturing Facility) in the A (Agricultural) Zone District. The City of Brighton in
their referral response dated November 3, 2008 states "As agreed to by the City of Brighton
and Vestas Blades America, Inc., via the Purchase and Sale Agreement (a pre-annexation
agreement has not been finalized). The Vestas properties shall be annexed to the City of
Brighton, zoned with an 1-2 (Heavy Industrial) Zone District designation. . . ." The property is
to be annexed, zoned and has the proper infrastructure (i.e., potable water, sanitary sewer,
• and roadways) in place prior to September 2009 when the Vestas facility is operational."
VESTAS WIND SYSTEMS NS,page 5
• C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses. The site currently is vacant. The surrounding property is primarily
agricultural in nature with a few homes in close proximity, with a commercial greenhouse to
the south, the UPRR main line track to the West with residential structures located west of the
main track, agricultural lands to the North with a few homes located in close proximity to the
East. There are 25 parcels within 500 feet of the property. The City of Brighton municipal
boundary is located 0.75 miles south of the site and the City of Fort Lupton municipal
boundary is located 0.25 miles to the northwest of the site. Section 23-2-240.A.10 of the Weld
County Codes states "...that buffering or screening of the proposed use from adjacent
properties may be required in order to make the determination that the proposed use is
compatible with the surrounding uses." As a Condition of Approval the applicant will be
required to screen the use from adjacent properties and all rights-of-way. Development
Standards and Conditions of Approval will ensure that the proposed use will be compatible
with the vicinity.
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 site is located within three mile referral area for the City of Brighton and Fort Lupton,
Town of Lochbuie and Adams County. The City of Fort Lupton returned a referral dated
October 31, 2008 indicating full support of the project and indicated employment uses are
appropriate for the future in this area. The City of Brighton returned a referral dated
November 3, 2008 stating "The City of Brighton effusively supports the project and is desirous
of setting forth the city's future intentions for the area and the facility . . . ." No other referrals
have been received.
• E. Section 23-2-220.A.5--The site does not lie within any Overlay Districts.
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.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 applicant shall submit a detailed sign plan in compliance with Chapter 23 Division 2 of the
Weld County Code to the Weld County Department of Planning Services for review and
approval. (Department of Planning Services)
B. Section 22-2-150.F I.Goal 6. states "The extraction of minerals ... should preserve the land
•
and minimize the impact on industrial land uses. Further, Section 22-5-80.A 1 CM.Policy 1.1.
VESTAS WIND SYSTEMS A/S,page 6
Access to future mineral resource development areas should be considered in all land use
• decisions in accordance with state law. No County governmental authority which has control
over zoning shall, by zoning, rezoning, granting a variance or other official action or inaction,
permit the use of any area known to contain a commercial mineral deposit in a manner which
would interfere with the present or future extraction of such deposit by an extractor."
Anadarko stipulates that they have the subsurface mineral estate for hard rock mineral, coal,
only. The applicant shall either submit a copy of an agreement with the property's mineral
owner/operators stipulating that the commercial mineral 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. (Department of Planning
Services)
C. The applicant shall address and resolve the land split between Donald Truax and the Regional
Transportation District. The applicants shall address the Conditions of Approval and record
the plat for the Recorded Exemption when it is submitted for processing and approval.
Evidence of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
D. The applicant shall submit a recorded Deed describing the property associated with the
Vestas project. (Department of Planning Services)
E. The applicant shall address and resolve the requirements (concerns) of the Fort Lupton Fire
Protection District, as stated in the referral response dated October 29, 2008, specific to
adherence of the Fort Lupton Transportation Plan. Other concerns are the potential traffic
delays associated with the facility and the annexation of lands into the District's service area.
Evidence of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
• F. The applicant shall address and resolve the requirements (concerns) of the Weld County
Department of Public Works, as stated in the referral response dated October 29, 2008,
including but not limited to public road improvements, internal access, additional traffic
analysis, stormwater drainage, geo-technical issues and a transferable Long-Term
Maintenance and Improvements Agreement. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
G. The applicant shall address and resolve the requirements (concerns) of the Weld County
Department of Public Health and Environment, as stated in the referral response dated
November 4, 2008. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
H. The applicant shall address and resolve the requirements (concerns) of the Division of Water
Resources, Office of the State Engineer, referral dated October 7, 2008. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
The applicant shall address and resolve the requirements (concerns) of the Weld County
Department Building Inspection, referral dated October 14, 2008. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
J. The applicant shall address and resolve the requirements (concerns) of the City of Fort
Lupton, referral dated October 31, 2008. Including but not limited to right-of-way on County
Road 6; and adherence to the 1999 US 85 Access Control Plan, specific to the intersections of
SH 85 and County Road 4 and 6. Evidence of such shall be submitted in writing to the Weld
• County Department of Planning Services. (Department of Planning Services)
VESTAS WIND SYSTEMS A/S,page 7
K. The applicant shall submit to the Department of Planning Services with a property
• maintenance plan for review and approval. The maintenance plan shall be in compliance with
Section 23-2-250.B.7 of the Weld County Code. (Department of Planning Services)
L. The applicant shall submit a dust abatement plan for review and approval, to the
Environmental Health Services, Weld County Department of Public Health & Environment.
Evidence of approval from the Department of Public Health and Environment shall be
submitted to the Department of Planning Services. (Department of Public Health and
Environment)
M. 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 approval from the Department of Public Health and Environment shall be submitted to the
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)
N. The applicant shall submit a Landscape and Screening Plan for the site. The plan shall
include the method of screening the blade storage area, the Nacelles staging area, the
employee and vendor parking and staging areas, and trailer parking from adjacent and
neighboring properties and future rights-of-way. The applicant shall maintain compliance with
Section 23-2-250.6.7 of the Weld County Code at all times. (Department of Planning
• Services)
O. The applicant shall complete all proposed improvements including those regarding
landscaping, screening, access improvements and parking lot requirements or enter into an
Improvements Agreement according to policy regarding collateral for improvements and post
adequate collateral for all required materials. The agreement and form of collateral shall be
reviewed by County Staff and accepted by the Board of County Commissioners prior to
recording the USR plat. (Department of Planning Services)
P. The applicant shall contact the Colorado Department of Transportation to verify the access
permit or for any additional requirements that may be needed to obtain or upgrade a current
permit. Evidence of approval shall be submitted to the Department of Planning Services.
(Department of Public Works)
Q. The applicant shall provide in writing an agreement between the railroad and the property
owner for improvements to the operational tracks, the loading tracks, the infrastructure
improvements to the system, including and not limited to upgrades of new and existing
railroad crossings and/or additional requirements that may be necessary to obtain, upgrade or
apply for crossing arms associated with this location. (Department of Planning Services,
Department of Public Works)
R. The applicant shall provide evidence of the ability to be serviced by a public water and public
sanitary source. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
•
VESTAS WIND SYSTEMS A/S,page 8
S. The applicant shall provide evidence that the Western Area Power Administration (WAPA)
• 115kV line has been relocated and placed in recorded easements to the satisfaction of the
Western Area Power Administration. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Department of Planning Services)
T. The applicant shall provide evidence that the United Power transmission line has been
relocated and placed in recorded easements to the satisfaction of United Power. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
U. The applicant shall provide evidence that the United Power has applied for and gained
approval through the County land use permitting process for placement of this dead end
substation, providing service to the manufacturing facility. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
V. The applicant shall submit in writing evidence that all utility easements have been vacated
should they not be utilized by the applicant. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
W. Weld County Public Works received a Preliminary Drainage Report for the Vestas Wind
Systems NS project October 6, 2008 located at CR-27 and CR-6. The report was prepared
by Nolte Associates, Inc., Rick Rome, Registered Professional Engineer State of Colorado,
number 35103. The report was not stamped and signed. The applicant shall submit a signed
Drainage Report to the Department of Public Works. Evidence of such shall be submitted in
writing to the Weld County Department of Planning Services. (Department of Public Works)
X. Per Weld County code Ordinances 2001-1; 2003-10, 2006-7, the project would be required to
• detain site runoff from the 100-year storm and release at the 5-year undeveloped site,
however, due to site constraints, the applicant has proposed stormwater retention. As
discussed at the pre-application meeting, the applicant shall provide a letter addressed to the
County Engineer stating the need for the retention design and providing percolation data and
calculations to verify that the retention ponds will drain within 72 hours as required by
Colorado water rights law. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Public Works)
Y. The applicant shall provide evidence that the final drainage construction and erosion controls
plans (conforming to the final drainage report) stamped, signed, and dated by a professional
engineer license in the State of Colorado shall be submitted with each plan. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Public Works)
Z. The applicant shall provide the Final Drainage Report signed, dated, and stamped by a
professional engineer licensed to practice in the State of Colorado, that report shall update the
Preliminary Drainage Report and provide a thorough analysis addressing all redline comments
in the Preliminary Report and plans including greater address to the complications due to the
railroad, contributing offsite areas, culvert hydraulics and permanent erosion protection of the
County roads. Evidence of such shall be submitted in writing to the Weld County Department
of Planning Services. (Department of Public Works)
AA. The applicant shall provide a Final Geotechnical report, stamped, signed and dated by a
professional engineer licensed in the State of Colorado. Evidence of such shall be submitted
in writing to the Weld County Department of Planning Services. (Department of Public Works)
• AB. The applicant provided a Preliminary Geotechnical Evaluation that the site soils were "Highly
Corrosive" as determined by the Soils Resistivity test. Special attention shall be given to all
VESTAS WIND SYSTEMS A/S,page 9
reinforcement and metal pipes being proposed to ensure the steel does not decay or corrode
• prematurely. Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Public Works)
AC. The Preliminary Geotechnical Evaluation report did not have any information on the
percolation rate of the soils to support the fact that the retention ponds would drain within 72
hours to comply with Colorado water law. Please include this information within the Final
Report. Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Public Works)
AD. The applicant shall provide three (3) complete sets of construction drawings. The drawings
must be signed, dated, and stamped by a professional engineer licensed to practice in the
State of Colorado. Prior to submitting three complete sets, a complete set can be submitted
for review. Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Public Works)
AE. The applicant shall provide a Final Traffic Study stamped, signed and dated by a professional
engineer licensed to practice in the State of Colorado. That study shall update the Preliminary
study addressing all redline comments in the Preliminary study and address Vestas-specific
traffic issues including Turn Lane Warrant Analysis (Including CDOT Access Code, storage
capacity and lengths for turn lanes) for the County roads 4, 6 and 27, and for U.S. Highway
85, a Signal Warrant Analysis in accordance with the MUTCD, and an Analysis of Sight
Distance for the Vestas site and for the railroad crossings. The submitted Preliminary traffic
study did not adequately address the unusual materials delivery and product shipping needs
associated with the Vestas facility (44 meter blades, 750,000 pound nacelles). In particular,
the Final Traffic Study should include a comprehensive plan for future traffic volumes, identify
needed intersection and rail crossing improvements, intersection and access point radii
increases and turn movements. The Final study should also identify safe routes for
• pedestrians, bicycle, and transit accesses. Address to CDOTs concerns should also be
included in the Final study. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Public Works)
AF. The applicant's submittal contains little detail on the needed improvements to County roads
serving the site. Details regarding the proposed south access to County road 4 were not
provided. Improvements to County roads 4, 6 and 27, including potential additional lanes
(widening), turn lanes, intersection improvements, traffic signals, and safety improvements to
the increased number of railroad crossings, are needed. Trucks carrying blades will likely
need intersection improvements for U.S. Highway 85. Given the proposed heavy truck traffic
delivering materials and the stated difficulty of shipping completed blades and nacelles, details
of the design, sources of funding, and timing of construction of the County road and State
Highway improvements are requested. Specific commitments for completing these
improvements should be included in the Improvements Agreements. Evidence of such shall
be submitted in writing to the Weld County Department of Planning Services. (Department of
Public Works)
AG. The plat shall be amended to delineate the following:
1. All sheets shall be labeled USR-1676(Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The plat shall delineate any signs (building, directional, identification, road, and
temporary et cetera) in compliance with Division 2 of the Weld County Code.
(Department of Planning Services)
•
VESTAS WIND SYSTEMS A/S,page 10
4. County Road 6 is currently designated on the Weld County Road Classification Plan
• as a local gravel road, which requires 60 feet of right-of-way at full build out. The
applicant shall verify the existing right-of-way and the documents creating the right-of-
way. 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. This road is currently maintained by
Weld County.
The City of Fort Lupton, in their adopted 2007 Transportation Plan identifies County
Road 6 as an Arterial posted at 35 MPH which requires 90 feet of right-of-way at full
build out to accommodate two travel lanes in each direction and a raised and planted
median. The City of Brighton states in their referral that 80 feet of right-of-way is
required at full build out to accommodate two travel lanes, one in each direction and a
continuous turn lane. The City of Brighton will be annexing County Road 6 prior to
August 2009, and shall determine the appropriate right-of-way to accommodate the
projected future traffic demands. The future and existing right of way including the
documentation creating them shall be delineated on the plat. (Weld County Public
Works, City of Fort Lupton, City of Brighton)
5. County Road 27 is currently designated on the Weld County Road Classification Plan
as a major arterial road, which requires 140 feet of right-of-way at full build out. There
is presently 60 feet of right-of-way. An additional 40 feet on each side of the road
centerline shall be delineated on the plat as future County Road 27 right-of-way. All
setbacks shall be measured from the edge of future right-of-way. The applicant shall
verify the existing right-of-way and the documents creating the right-of-way. If the
right-of-way cannot be verified, it shall be dedicated. This road is currently maintained
by Weld County. The City of Brighton will be annexing County Road 27 prior to
August 2009, and shall determine the appropriate right-of-way to accommodate the
projected future traffic demands. The future and existing right of way including the
• documentation creating them shall be delineated on the plat. (Department of Public
Works, City of Brighton)
6. County Road 4 is currently designated on the Weld County Road Classification Plan
as a collector road, which requires 80 feet of right-of-way at full build out. There is
presently 60 feet of right-of-way. An additional 10 feet on each side of the road
centerline shall be delineated on the plat as future County Road 4 right-of-way. All
setbacks shall be measured from the edge of future right-of-way. The applicant shall
verify the existing right-of-way and the documents creating the right-of-way. If the
right-of-way cannot be verified, it shall be dedicated. This road is currently maintained
by Weld County. The City of Brighton will be annexing County Road 4 prior to August
2009, and shall determine the appropriate right-of-way to accommodate the projected
future traffic demands. The future and existing right of way including the
documentation creating them shall be delineated on the plat. (Department of Public
Works, City of Brighton)
7. The proposed southern point of ingress and egress (aka County Road 27.3) for
employees associated with this facility is proposed to be designated as a local paved
road which requires 50 feet of right-of-way at full build out. The applicant shall provide
evidence of the documents creating this dedicated right-of-way with reception number
shown on the plat. This southern access road is to be maintained by the City of
Brighton. (Department of Planning Services)
8. A proposed truck access is being identified as an asphalt surface, with two-way travel
20-foot in width and includes a proposed staging area located at the south end of the
facility. It is the recommendation of the Department of Public Works that the roadway
• width be increased to twenty-four (24) feet to accommodate efficient two-way traffic
flow. Further, to accommodate WB-67 trucks, a truck turning radius template shall be
VESTAS WIND SYSTEMS NS,page 11
placed on the plat at the truck access point to verify that there is adequate turning
• radius. (Department of Public Works)
9. The applicant needs to clarify traffic direction, turning movements, dimensions,
internal road width, incorporate in deceleration lanes/right-turn lanes, show
appropriate striping, label proposed one-way or two-way access points, provide more
detail on the multi-access and the south employee access configurations.
(Department of Public Works)
10. Stop signs, painted stop bars, yield signs, appropriate one-way signs, truck route
signs, employee route signs shall be placed in the appropriate locations. (Department
of Public Works)
11. Circulation and internal access appear to be adequate. The parking lot spaces shall
be striped. Planning should designate any ADA locations identified with the facility
and should be shown on the plat drawing. (Department of Public Works)
12. Should exterior lighting be a part of this facility, all light standards shall be delineated
on the plat and be in accordance with Section 23-3-250.6.6 of the Weld County Code.
(Department of Planning Services)
13. The applicant shall provide a parking plan that designates parking spots for
employees, customers, and business/delivery trucks. The parking locations shall be
dimensioned and shown according to Section 23-2-260 of the Weld County Code.
(Department of Planning Services)
14. The Department of Planning Services has determined from the application materials
that five hundred seventy-five (575) parking spaces including ADA parking spaces will
• be required on site. Each parking space should be equipped with wheel guards
where needed to prevent vehicles from extending beyond the boundaries of the space
and from coming into contact with other vehicles, walls, fences, sidewalks, or
plantings. (Department of Planning Services)
15. The approved Landscape and Screening Plan. (Department of Planning Services)
16. The off-street parking spaces including the access drive shall be surfaced with
asphalt, concrete or the equivalent and shall be graded to prevent drainage problems.
The location and type of surfacing material shall be delineated on the plat.
(Department of Planning Services)
17. The employee parking areas as delineated on the VESTAS Blade and Nacelle
Campus drawing prepared by Nolte Associates of Centennial, Colorado has
delineated three parking areas, Area 1(South of Nacelle): 379 parking spaces; Area
2 (South of Blades): 334 parking spaces and Area 3 (North of Blades): 272 parking
spaces. By calculation 750 persons are employed at the Nacelle facility with the shift
change occurring at 3:30PM; 500 persons are employed at the Blades facility during
this same shift change, (375 + 375 Nacelle employees and 250 + 250 Blades
employees) hence the required parking at a minimum is 1250 parking spaces. The
plan as identified herein delineates 985 spaces. The plat shall be amended to
delineate an additional 265 parking spaces employees parking. (Department of
Planning Services)
AH. The applicant shall submit two (2) paper copies of the plat for preliminary approval to the Weld
County Department of Planning Services. (Department of Planning Services)
•
VESTAS WIND SYSTEMS A/S,page 12
2. 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)
3. The Department of Planning Services respectively requests the applicant's 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 maoscWco.weld.co.us. (Department of Planning Services)
4. Prior to the issuance of the Temporary Certificate of Occupancy
A. The applicant shall provide evidence that:
1. The municipal water and sanitary sewer service is in place and operational for
lavatory's, fire, and potable water requirements. (Department of Planning Services)
2. The applicant shall provide a written sign-off from the Greater Brighton Fire Protection
District and the Fort Lupton Fire Protection District to the Department of Building
Inspection. (Department of Building Inspection)
3. That the property has been annexed into the City of Brighton. (Department of
Planning Services)
• 4. The Long-Term Maintenance and Improvements Agreement includes the applicant's
and/or Brighton's obligation for upgrades and long term maintenance on County Road
4 from U. S. Highway 85 to the south employee access entrance and is designated as
the employee access route. General upgrades and maintenance will include
improvements to the affected intersections, traffic signals, railroad crossings
improvements including safety arms, and deceleration and turn lanes at access points
to the facility. (Department of Planning Services)
5. The Long-Term Maintenance and Improvements Agreement includes the applicant's
and/or Brighton's obligation for upgrades and long term maintenance on County Road
6 from U. S. Highway 85 to the east edge of the property. That agreement shall
specify general upgrades and maintenance items, construction of deceleration and
turn lanes at access points to the facility and will include construction of additional
lanes and paving of County Road 6 from County Road 27 to the east boundary line of
the property. A portion of County Road 6 east of U.S. Highway 85 has been annexed
by the Town of Fort Lupton; the Long-Term Maintenance and Improvements
Agreement will specify improvements to this portion of County road 6. The Long-
Term Maintenance and Improvements Agreement will also specify improvements to
the intersection of County road 6 and U.S. highway 85, as needed. County Road 6
east of U. S. Highway 85 to the site shall be designated as the main access route for
heavy truck traffic. (Department of Public Works)
6. The Long-Term Maintenance and Improvements Agreement includes the applicant's
and/or Brighton's obligation for upgrades and long term maintenance on County Road
27 from County road 4 to County road 6. That agreement shall specify general
upgrades and maintenance items, construction of additional lanes, deceleration and
• turn lanes traffic signals. (Department of Public Works)
VESTAS WIND SYSTEMS A/S,page 13
7. The applicant shall provide construction drawings for the upgrade and paving of
• County roads 4, 6, and 27 including cross sections, plan and profile, grade, depth of
asphalt or concrete with adequate turning lanes at appropriate access points. Any
issues of concern must be resolved with the Weld County Public Works prior to
accepting the road construction plans. (Department of Public Works)
5. Prior to Demolition of any structure
A. The applicant shall submit evidence that:
1. A Building Demolition Permit has been applied for and approved for the removal of all
physical encumbrances located on the property that are not associated with the
proposed manufacturing facility. (Department of Planning Services)
6. Prior to the Certificate of Occupancy
A. The applicant shall submit evidence that:
1. The municipal water and sanitary sewer service is in place and operational for
lavatory's, fire, and potable water requirements. (Department of Planning Services)
2. The applicant shall provide a written sign-off from the Greater Brighton Fire Protection
District and the Fort Lupton Fire Protection District to the Department of Building
Inspection. (Department of Building Inspection)
3. All Building Inspection related issues have been approved by the Weld County
Department of Planning Services or their assigns. (Department of Building
Inspection)
• 7. The Special Review activity shall not occur nor shall any building or electrical permits is 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)
•
VESTAS WIND SYSTEMS NS,page 14
• SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Vestas Blades America, Inc
USR-1676
1. A Site Specific Development Plan and Special Use Permit for a Use Permitted as a Use by Right, an
Accessory Use, or a Use by Special Review in the Industrial (1-3) Zone District, including research,
repairing, manufacturing, fabricating, processing, assembling or storage nature (Industrial
Manufacturing Facility) 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. 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)
4. 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)
5. The applicant shall operate in accordance with the approved "waste handling plan". (Department of
Public Health and Environment)
• 6. The facility shall be operated in a manner to prevent odors. Odors shall be measured pursuant to
Regulation 2 of the Colorado Air Pollution Control Regulations. (Department of Public Health and
Environment)
7. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The applicant shall
operate in accordance with the approved "dust abatement plan". (Department of Public Health and
Environment)
8. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
9. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility.
(City of Brighton Sanitation) (Department of Public Health and Environment)
10. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (City of
Brighton Water) (Department of Public Health and Environment)
11. The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank
Regulations (7 CCR 1101-14), if applicable. (Department of Public Health and Environment)
12. All potentially hazardous chemicals must be stored and handled in a safe manner in accordance with
product labeling and in a manner that minimizes the release of hazardous air pollutants (HAP's) and
volatile organic compounds (VOC's). (Department of Public Health and Environment)
•
VESTAS WIND SYSTEMS A/S,page 15
13. 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)
14. 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)
15. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Division of
Public Health & Environment, Water Quality Control Division. (Department of Public Health and
Environment)
16. A building permit application must be completed and two complete sets of plans including engineered
foundation plans bearing the wet stamp of a Colorado registered architect or engineer must be
submitted for review. A geotechnical engineering report performed by a registered State of Colorado
engineer shall be required. (Department of Building Inspection)
17. A plan review shall be approved and a permit must be issued prior to the start of construction.
(Department of Building Inspection)
18. Setback and offset distances shall be determined by the 2006 International Building Code (Offset and
setback distances are measured from the farthest projection from the structure). (Department of
Building Inspection)
19. A letter from the Greater Brighton Fire Protection District and Fort Lupton Fire Protection District to
ascertain if a Fire Protection District permit is required. (Departments of Building Inspection, Planning
Services)
20. 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. (Department of Building Inspection)
21. A letter of approval shall be provided to the Department of Building Inspection from the Greater
Brighton and Fort Lupton Fire Protection Districts prior to Temporary Certificate of Occupancy and
Certificate of Occupancy. (Departments of Building Inspection, Planning Services)
22. If exterior lighting is proposed to be a part of this facility, all light standards shall be delineated in
accordance with Section 23-3-250.B.6 of the Weld County Code. (Department of Planning Services)
23. 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)
24. The hours of operation are 24 hours each day seven days a week. (Department of Planning Services)
25. The site shall not have more then fifteen hundred (1500) employees on site at any given time.
(Department of Planning Services)
26. 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)
VESTAS WIND SYSTEMS NS,page 16
27. 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)
28. The landscape and screening on site shall be maintained in accordance with the approved Landscape
and Screening Plan. (Department of Planning Services)
29. 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)
30. The configuration of the curved radius access combined with an additional 90° two-way access point.
The curved radius access combined shall be gated only used for bring overweight/over width loads
in/out from the facility. Flaggers or pilot cars shall be required to control traffic during these moves.
The two-way access is for employee using the northeast parking lots. (Department of Public Works)
31. The west curving radius access is gated. It appears that this configuration should be used to bring
overweight/over width loads from the facility that could not safely make 90° turns on to the county road
system. Flaggers or pilot cars shall be required to control traffic during these moves. (Department of
Public Works)
32. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-3-350, Weld County Code. (Department of Planning Services)
33. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-3-360, Weld County Code. (Department of Planning Services)
• 34. 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. (Department of
Planning Services)
35. 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.
36. 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. (Department of Planning
Services)
•
VESTAS WIND SYSTEMS A/S,page 17
DEPARTMENT OF PLANNING SERVICES
cit• Q NORTH OFFICE
918 10T" Street
GREELEY, 80631
10 PHONE: (970) REEL 00,COO 3540
FAX: (970) 304-6498
COLORADO
October 8, 2008
Kjaer Jakobsen
Vestas Blades America Inc
11140 Eastman Park Dr
Windsor CO 80550
Subject: USR-1676-Site Specific Development Plan and Use by Special Review Permit for a Use Permitted as a Use
by Right,Accessory Use,or Use by Special Review in the I-3(Industrial)Zone District,including research,
repairing,manufacturing,fabricating,processing,assembling,or storage nature(Industrial manufacturing
facility-Vestas)in the A(Agricultural)Zone District on a parcel of land described as Part NW4,Lying East
of Union Pacific Railroad;N2SW4,East of the RR also part NE4SW4;and a portion of Lot B of AmRE-1058
being part NE4SW4 together with a portion of the NW4SE4 Section 29,Ti N, R66W of the 6th P.M.,Weld
County, Colorado.
• Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 18, 2008, 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 December 10, 2008 at 10:00 a.m., in the Chambers of the Board of County
Commissioners, Weld County Centennial Center, 915 101h 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 has provided the Weld County Planning Department with
written certification indicating the above requirements have been met.
A representative from the Department of Planning Services will be out to the property a minimum often 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 prior to the scheduled Planning Commission Hearing.
If you have any questions concerning this matter, please call.
Respectfully,
le
• Plann r
• •
DEPARTMENT OF PLANNING SERVICES
6 NORTH OFFICE
918 10TH Street
• f e GR CO 80631
PHONE: (970) 353-6103-610 0, Ext. 3540
' FAX: (970) 304-6498
"DC.
COLORADO
October 3, 2008
Kjaer Jakobsen
Vestas Blades America Inc
11140 Eastman Park Dr
Windsor CO 80550
Subject: USR-1676- Request for a Site Specific Development Plan and Special Use Permit for any Use
Permitted as a Use by Right, an Accessory Use,or a Use by Special Review in the Industrial (1-3)
Zone District, including research, repairing, manufacturing, fabricating, processing, assembling
or storage nature (Industrial Manufacturing Facility)(Vestas) in the A(Agricultural) Zone District
on a parcel of land described as Part NW4, Lying East of Union Pacific Railroad; N2SW4, East
of the RR also part NE4SW4;and a portion of Lot B of AmRE-1058 being part NE4SW4 together
with a portion of the NW4SE4 Section 29, Ti N, R66W 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 Brighton, Ft.Lupton and Lochbuie
Planning Commission for their review and comments. Please call Brighton at 303-655-2000, Ft. Lupton at
303-857-6694, and Lochbuie at 303-655-9308 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 Brighton,Ft.Lupton and
Lochbuie 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,
Kim O e
Planner
•
PLANNING COMMISSIONERS' SIGN POSTING
• CERTIFICATE
THE LAST DAY TO POST THE SIGN IS NOVEMBER 7, 2008 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 FOR A SITE SPECIFIC DEVELOPMENT PLAN AND
SPECIAL USE PERMIT FOR ANY USE PERMITTED AS A USE BY RIGHT, AN
ACCESSORY USE, OR A USE BY SPECIAL REVIEW IN THE INDUSTRIAL (I-3) ZONE
DISTRICT, INCLUDING RESEARCH, REPAIRING, MANUFACTURING,
FABRICATING, PROCESSING, ASSEMBLING OR STORAGE NATURE (INDUSTRIAL
MANUFACTURING FACILITY), [VESTAS BLADES AMERICA, INC] IN THE A
(AGRICULTURAL) ZONE DISTRICT.
KIM OGLE
• Name f Person Posting Sign
Signa u f Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD ) / '
The foregoing instrument was subscribed and sworn to me this'/ day of /1/6O1S ,
2008. WITNESS my hand and \
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Notary Public /Bt-\o' ;•'O ,
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FIELD CHECK Inspection Date: October 30, 2008
• Case Number: USR-1676
Applicant: Vestas Blades America, Inc.
Address: Attn: Kjaer Jakobsen
11140 Eastman Park Drive
Windsor, CO 80550
Property Owner: Regional Transportation District City of Brighton
Attn: Susan Altes Attn: John Bramble
1600 Blake Street 22 South Fourth Avenue
Denver, Colorado 80202 Brighton, Colorado 80601
Request: A Site Specific Development Plan and Special Use Permit for any Use Permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Industrial (1-3) Zone District, including research, repairing, manufacturing,
fabricating, processing, assembling or storage nature (Industrial Manufacturing
Facility) (Vestas) in the A(Agricultural) Zone District
Legal Description: Part NW4, Lying East of Union Pacific Railroad; N2SW4, East of the RR also part
NE4SW4; and a portion of Lot B of AmRE-1058 being part NE4SW4 together
with a portion of the NW4SE4 Section 29, Ti N, R66W of the 6th P.M., Weld
County, Colorado.
Location: South of and adjacent to County Road 6; East of County Road 27; 0.25 miles
north of County Road 4, generally East of and adjacent to the Union Pacific
Railroad.
• Size of Parcel: 177 +/-acres
Zoning Land Use
N Agriculture&Industrial N Corn
E Agriculture E Agricultural lands and Single Family Dwellings on Lots
S Agriculture S Agricultural lands, Commercial Greenhouse
W Agriculture& Industrial W Single Family Dwellings on Lots, Gravel Mine,
Comments:
County road 27 is a paved road aligned in a North-South direction. County road 6 is paved East of SH 85
to the intersection of CR 6 and CR 27, where pavement continues to the UPRR main line tracks, then is
an all weather road to points East. County Road 4 is paved. Currently there is not a County maintained
Road on a North to South alignment from County Road 4 at the quarter mile distance form CR 27 heading
North. The Union Pacific Railroad serves as the Western boundary. Stop signs are posted at the
crossing of CR 6 and CR 4. There is adequate sight distance.
The site currently is vacant and has been farmed in years past. The surrounding property is primarily
agricultural in nature with a few homes in close proximity, with a commercial greenhouse to the south, the
UPRR main line track to the West, agricultural lands to the North with a few homes located in close
proximity to the East. There are 25 parcels within 500 feet of the property. The City of Brighton municipal
• boundary is located 0.75 miles south of the site and the City of Fort Lupton is located 0.25 miles to the
northwest of the site.
Two power lines, at least one high pressure gas line traverse the site. The Western Area Power
Administration transmission line and the United Power transmission each have an easement; alignment is
West to East approximately mid site. The high pressure gas line is for Anadarko and is located outside
of the existing right-of-way for CR 6, south side.
• Electric power, telephone, and gas are adjacent to each County road right-of-way.
The site is currently employing site work to establish grades.
There are no known violations on the property.
Signature
/-louse(s) ❑ Derelict Vehicles
o Outbuilding(s) o Non-commercial junkyard(list components)
'Access to Property o Irrigation Sprinkler
'Crop Productions 'Crops
ySite Distance o Wetlands
❑ Mobile Home(s) 'Oil&Gas Structures
❑ Other Animals On-Site o Wildlife
❑ Water Bodies 49,41tilities On-Site(transmission lines)
Ditch ❑ Topography
Note any commercial business/commercial vehicles that are operating from the site.
•
•
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