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Home My WebLink About20080567.tiff • Neld County Planning Department GREELEY OFFICE rs MAY f) 2700? Weld County IftgD 111kApril 17, 2007 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By May 17, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, I Colorado. Location East of and adjacent to CR 23 and 1/2 mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 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) July 3, 2007 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our W—SWei attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature Date s// - 7 • Agency GJr.' P o cc c) p- v��_i y EXHIBIT +Weld County Planning Dept. +918 10'"Street, Greeley,CO.80631 +(9'"' "-" """" 2008-0567 • • ;014 Windsor-Severance Fire Protection District May 1, 2007 Weld County Planning Dept. 918 10th Street Greeley, Co 80631 Attn: Hannah Hippely Re: USR1606, Connell Resources This review is intended to be a guide for construction. The following comments shall apply to this project. 1. There shall be a minimum of two points of access to this facility. 2. Each access shall be designed to carry a designed wheel load of I8000pounds (80000 pound GVW) (H2O loading). 3. If there are automatic gates to this property they shall be provided with a KNOX key override switch. 4. The accesses shall be constructed of a permanent all weather road base. 5. Addresses shall be posted clearly on the road fronting the property. • 6. Addresses shall be posted clearly on the structure. 7. If any of the gates to this site are to be automatic they shall be provided with a KNOX key override switch. 8. Both buildings shall be provided with an approved Fire Sprinkler System and the fire line shall be shown on the site utility drawings and labeled as such and •• approved by the Windsor-Severance Fire Protection District. 9. The minimum fire flows required for this project are 1750 gpm at a minimum of 20 psi and a flow duration of three (3) hours. 10. The minimum number of fire hydrants required shall be four(2). 11. The minimum water line sizes for the fire hydrants shall be 6". 12. The Windsor-Severance Fire Protection District shall be afforded the opportunity to review and approve all building drawings before a building permit is issued. 13. The Windsor-Severance Fire Protection District shall be afforded the opportunity to review and approve all construction drawings for the installation of any fuel tanks or associated appliances. If you have any questions, please contact me at 686-9596 Ext 305. Cordially �� Mike L avis Fire Marshal/Division Chief Fire Prevention/Training Division • ph 970.686.9596 • fx 970.686.9623 • IOU 7th Street • Windsor,Colorado 80550 • www.windsor-severancefre.org • • f Weld County Referral • we County Planning Departmen October 2, 2007 GREELEY OFFICE WElDi' NOV 0 1 2007 RECEIVED COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By November 2, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and 'IA mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ 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: • Signature a Date /0/3y Agency /J/.S0 r-- Cca e -Ctrs • +Weld County Planning Dept. +918 10th Street, Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax • Windsor-Severance 40 Fire Protection District • October 31, 2007 Weld County Planning Dept. 918 10th Street Greeley, Co 80631 Attn: Hannah Hippely Re: USR1606, Connell Resources This review is intended to be a guide for construction. The following comments are in addition to previous comments. 1. The proposed water lines and hydrant distribution system is adequate, however it needs to be understood that if this system is not capable of delivering 1500gpm at 20 psi for(2) hrs the proposed fire water storage tank shall be designed to provide this fire flow along with all required fire flows for the internal fire suppression systems in the buildings. This would calculate to approximately 190,000 gallons of water storage. 2. The water distribution lines will have to be redesigned so that it all comes from • the water storage tank and fire pump system. If you have any questions, please contact me at 686-9596 Ext 305. Cordially,.�'� YA7 • Mike L Davis Fire Marshal/Division Chief Fire Prevention/Training Division • ph 970.686.9596 • ix 970.686.9623 • 100 7th Street • Windsor,Colorado 80550 • www.windsor-severancefire.org • • MEMORANDUM • 6 lb ‘1, Date: November 2, 2007 To: Hannah Hippely From: David Bauer, P. E. RE: USR— 1606: Connell l Resources COLORADO As follow-up to the October 10 meeting regarding re-alignment of WCR 23 through their site, Connell resources, applicant on USR-1606, sent a letter to Scot Lewis dated October 25, 2007. In that letter proposal, the applicant, Connell states that the only WCR 23 re-alignment acceptable to them is to connect Stagecoach Road to WCR 66 along the section line between Sections 23 and 24. This alignment is described as Option 1 in the preliminary design drawings prepared by Connell's engineer, North Star Design, Inc. Public safety at the intersection of the existing WCR 23 and State Highway 392 and the future functionality of the regional transportation system in the area surrounding the Windsor Industrial Park are involved in the decisions regarding re-alignment of WCR 23. Connell's Option 1 alignment for WCR 23 cannot be supported by Public Works; under the proposed Option 1 alignment for WCR 23, Public Works must recommend denial of the USR application. Reasons for that recommendation are given below. • Public Works can support an alignment similar to Connell's Option 4 which swings the new WCR 23 alignment to the west and crosses the railroad tracks at the existing crossing. Public Works recommends that Connell's USR application be approved only if the County, Windsor, and Connell come to an acceptable WCR 23 re-alignment solution. As described below, the Option 1 alignment is unacceptable to Public Works due to the regional transportation issues resulting from that proposal: 1. As revealed in the October 10 meeting with Connell, Broe, and Windsor, the section line road alignment proposed by Connell (Option 1) will be un-passable much of the time due to train cueing at the Owens glass plant. It is imprudent to expend taxpayer funds to build WCR 23 in a location that would not be passable. Emergency vehicles would need to make wide detours to service areas on opposite sides of the tracks. 2. There is general agreement that obtaining an additional railroad crossing at the section line location is unlikely; in any case, a second crossing less than 1500 feet from the existing crossing creates additional safety concerns. 3. Connell's proposed facility will generate additional truck traffic entering and exiting State Highway 392. Nothing in Connell's proposal addresses the truck turning radius issues and other safety issues at the current intersection of State Highway 392 with the current Stagecoach Road or the existing WCR 23 / SH 392 intersection. This issue was raised in prior Public Works comments on the USR proposal. • 4. Public Works does not agree with Connell's contention that the ability to develop the parcel created by any one of the preferred road re-alignment Options would be impaired. 5. Connell and its neighbors will all benefit by a high functioning minor arterial/collector status roadway that efficiently connects State Highway 392 to WCR 66. • • 6. The absence of such a connection will have negative impact on all of the surrounding properties including Connell. 7. Input has not been heard from the other affected parties and jurisdictions (Broe, • Windsor). The October 25 letter to Public Works only indicates circulation of that proposal to Weld County. 8. Public Works feels that full exploration of all avenues of resolution of these issues has not occurred. • • I.MVISMFUlwilltrIC 1 % i \ xwnw"' ,I : \ Wfl uaro %i, (SUNSET vw) i• • li II ,, 1 \ X . ICI • I I \ \_ . i/•III I--.---... \ III ;l ifL_______________ , IjI I I / II / III % II---------- ' I I % . 111 ti__ I I . 12 i /° I ■ .._.,_... 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OW .DU9 04a1 r, UL/U1 • • MEMORANDUM tt Date: May26, 2007 WileTo: Hannah Rippely COLORADO From: Drew Sheltinga, P.E./ County Engineer RE: USR— 1606: Connell Resources The Public Works Department has received the above mentioned referral package and offers the following comments: Traffic Impact Study: The proximity of the proposed development to the offset intersection of SH 392 and WCR 23 needs further evaluation. The offset intersection geometries and limited site distance, particularly on the west intersection, may be attributing to this high crash location. A traffic impact study (TIS) prepared by a licensed Professional Engineer in Colorado should include recommendations to address this safety concern and be required as part of their submittal package. • It appears from the USR questionnaire that the proposed use will generate over 100 vehicle trips per day, the majority of which will likely access the west intersection. Larger northbound trucks appear to have difficulty making,right hand turns onto SH 392 without swinging into the westbound lane. The TIS should address radius improvements. It appears that the eastern alignment of WCR 23 was vacated by the County within the Connell Property and the petition to re-open the vacated portion was denied back in 1882. Re-securing the R.O.W. for this section of WCR 23 would provide us future options for better north/south connectivity and should be pursued with this development. In addition to providing connectivity between. SH 392 and WCR 66 the roadway would provide convenient access to the eastern portion of the property (147 acres). I I SH 392 is currently carrying approximately 5000 v4iicles per day and WCR 23 is carrying over 500 vehicles per day. I We recommend modification of the current plan and submittal of a complete traffic impact study for review. • , Weld County Referral April 17, 2007 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By May 17, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and '/z mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) July 3, 2007 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ 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: Signature Date 4 ?A• Agency p 1-M4 (D • +Weld County Planning Dept. +918 10th Street, Greeley, CO. 80631 t(970)353-6100 ext.3540 +(970)304-6498 fax • • 4 � MEMORANDUM • . TO: Hannah Hippely, Planner COLORADO DATE: April 23, 2007 FROM: Kim Ogle, Planning Manager SUBJECT: USR-1606, Connell Resources Inc Highway Construction Equipment Maintenance and Storage Facility Landscape Referral The Department of Planning Services reviewed the above referenced Use by Special Review documentation and drawings and offers the following comments: The Use by Special Review Plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. In addition to these requirements, the plat scale shall be 1" = 100 feet. The Vicinity Map scale of 1" = 2000 feet scale accurately be delineated on the plat. This application shall be in compliance with Section 23-3-250 A. and B and is address in the following comments. Section 23-3-250.A.1 Stormwater Management. All users of land shall provide and maintain stormwater retention • facilities designed to retain the stormwater runoff in excess of historic flow from the developed site. The stormwater retention facility on a developed site shall be designed for a one-hundred- year storm. The stormwater retention facility shall be designed and operated to release the retained water at a quantity and rate not to exceed the quantity and rate of a five-year storm falling on the undeveloped site. The applicant shall contact the Storm Water Engineering Staff of the Weld County Department of Public Works, to further discuss this issue. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.2 Parking. Sufficient screened, off-street, paved parking areas shall be provided to meet the requirements of employees, company vehicles, visitors and customers of the Uses Allowed by Right and Accessory Uses. Appendix 23-A describes the design requirements for parking spaces and Appendix 23-B delineates the number of parking spaces required by use for this property. The proposed facility is comprised of three structures: an officeNehicle Shop building of 14500 SF, a machine Repair Shop of 8330 SF and a Wash Bay structure of 4200 SF. The application materials state there are five employees and up to 30 persons who may access the site for the Equipment Maintenance and Storage Facility. The hours of operation are 7AM to 5PM Monday through Friday with emergency operations on weekends, as stated in the application materials. • USR 1606,Connell Resources Inc., page 1 • • The parking requirement for this facility is as follows: One space for each of the thirty employees who utilize the site, as stated in the application materials. • The Outdoor Vehicular Storage Facility component should have a minimum number of spaces for parked vehicles which are owned, operated or maintained by Connell Resources. Staff requests further detailed information specific to the vehicles parked on site and the duration of the time the vehicles are parked at this location. Total minimum parking required as delineated in the Weld County Code for this facility is unknown until the applicant provides additional information. Should the numbers increase, either in numbers of employees or equipment located on site, the parking requirement shall be structured according to Appendix 23-B of the County Code. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.3 Street Access. Lots shall have safe access to an approved public or private street. The design designation of any street or highway as to type shall be in conformance with that shown on the county thoroughfare plan and/or the master plan of the affected municipality. Visual inspection of the USR Plat identifies one point of ingress and egress, onto CR 23. The internal circulation is clear. Further, the applicant shall delineate on the plat the proposed parking layout, including adequate aisles, and wheel stops. Written evidence of compliance from the Department of Public Works, the Fire Protection District and associated emergency responder personnel shall be submitted to the Department of Planning Services. The Fire District of record may require a second point of ingress and egress for this facility, including, potentially the upgrade and maintenance of County Road 23 right-of-way. All • approved access roads shall be graded and drained to provide all weather access. Accesses shall be placed in such a location as to have adequate sight distance in both directions, shall not be placed below the crest of a hill or where physical obstructions are present. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.4 Required Yards - Setback No use or accessory use may be located closer than twenty (20) feet to the existing or proposed (whichever represents the greater right-of-way width) highway or street right-of-way. Off-street parking areas may be permitted in the required setback area when the area is screened from direct view of persons on the public rights-of-way. Fences over six (6)feet in height are not required to comply with the minimum setback and may be located on the property line. Fences located on corner lots abutting public right-of-way shall not obstruct the view of vehicular traffic at an intersection. There was not a scaled elevational drawing of the proposed facility, therefore, prior to the release of building permits, the set back shall be verified given the existing proposed site conditions, specifically addressing the landscape and screening component that is delineated within the County Road 23 right-of-way. Written evidence of compliance shall be submitted to the Department of Planning Services. Further, the applicant shall submit evidence that the proposed facility is in complete compliance with all known rights-of-way, fencing requirements and other associated improvements that may be required for this facility. Written evidence of compliance shall be submitted to the Department of Planning Services. • USR 1606,Connell Resources Inc., page 2 Section 23-3-250.A.4 Required Yards - Offset No use or accessory use may be located closer than ten (10) feet to its lot line. Off-street • parking areas may be permitted in the required offset area when the area is screened from adjacent lots zoned R-1, R-2, R-3, R-4 or R-5. Fences over six (6) feet in height are not required to comply with the minimum Offset and may be located on the property line. The plans submitted with the application materials have not delineated the offset, and the dimensions are unknown and do not clearly appear to be in compliance with the County Code. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.5.A Required Landscaped Areas No more than eighty-five percent (85%) of the total area of a lot shall be covered. Land shall not be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers or if covered by decorative gravel or wood chips, or if it is otherwise suitably Landscaped. There was a schematic Landscape and Screening Plan submitted with the application materials. The perimeter of the property appears to not be part of the USR boundary and serves as a physical boundary between adjacent property and the proposed facility. The applicant has submitted a landscape palette which is acceptable to the Department of Planning Services. The applicant has met the fifteen (15) percent landscaped requirement Further, Staff will require an approved weed management plan and a reseeding /post construction plan to facilitate soil stabilization and plant material growth. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.5.B That portion of a lot which abuts a public or private street right-of-way shall be landscaped for a • distance of ten (10) feet, measured at a right angle from the lot line towards the interior of the lot. Driveways may pass through the required landscaped areas. There was not a schematic Landscape and Screening Plan submitted with the application materials. Additional information is required prior to accepting the plat for recording. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.6 Areas used for trash collection shall be screened from public rights-of-way and all adjacent properties. These areas shall be designed and used in a manner that will prevent wind- or animal-scattered trash. The application materials did not identify the location of the dumpster on the plat. Future submittals shall address this issue as outlined in this Section of the Code. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.7 Water Supply. Uses shall have an adequate source of potable water. The application materials state that water is provided via a Commercial water tap from either North Weld County Water district or Windsor-North Weld County Water District. Given this is a commercial operation and Commercial tap is required unless waived by Planning Services or the Department of Public Health and Environment. The applicant shall meet the requirements of the Weld County Department of Public Health and Environment at all times. Written evidence of compliance shall be submitted to the Department of Planning Services. • USR 1606,Connell Resources Inc., page 3 • . Section 23-3-250.A.8 Sewage Disposal. Uses shall have adequate sewage disposal facilities. The application materials state that individual sewage disposal systems (ISDS) will handle the effluent flow. • Further, the applicant shall meet the requirements of the Weld County Department of Public Health and Environment. Written evidence of compliance shall be submitted to the Department of Planning Services. Section 23-3-250.A.9 Outside Storage. Uses involving outdoor storage of vehicles, (including the parking of employee vehicles) equipment or materials when permitted shall be screened from public rights-of-way and all adjacent properties. The applicant shall submit documentation as to how the outside storage will be screened during the construction period, and for periods thereafter. Section 23-3-350.B. Operation Standards. Uses shall demonstrate conformance with the following operation standards to the extent that they are affected by location, layout and design prior to construction and operation. Further, the applicant shall submit to the Department of Planning Services written evidence of compliance with all Department of Building Inspection regulations. Section 23-3-350.B.1 Noise. Uses and structures shall be located, designed and operated in accordance with the noise standards as established in Section 25-12-101 C.R.S. The applicant shall meet the established standards set by the Weld County Department of Public Health and Environment. Section 23-3-250.B-2 • Air Quality. Uses shall be located, designed and operated in accordance with the air quality standards established by the Colorado Air Pollution Control Commission. The applicant shall meet the established standards set by the Weld County Department of Public Health and Environment. Section 23-2-250.6.3 Water Quality. Uses shall be located, designed and operated in accordance with the water quality control standards established by the Colorado Water Quality Control Commission. Water to be utilized for irrigation water shall be clearly delineted and noted on the plat, specific to the provider and how the plants are to be watered until established. Section 23-2-250.B.4 Radiation and Radioactive Materials. The handling, use, storage and processing of radioactive materials shall be in accordance with the applicable regulations of the State and the United States government The application materials do not indicate this is applicable, should this not be the case, the applicant shall provide additional information to the Weld County Department of Public Health and Environment. Section 23-2-250.6.5 Heat. Uses shall not emit heat in such an amount sufficient to raise the temperature of the air or of materials at or beyond the Lot line more than five (5) degrees Fahrenheit. The application materials do not indicate this is applicable, should this not be the case, the applicant shall provide additional information to the Weld County Department of Public Health and Environment • USR 1606,Connell Resources Inc., page 4 • • and the Department of Building Inspection. Further, the applicant shall obtain a written approval from the jurisdictional Fire Protection District stating that the facility is in compliance with the Fire Code. • Section 23-2-250.B.6 Light. Any lighting, including light from high temperature processes such as welding or combustion, shall be designed, located and operated in such as manner as to meet the following standards: sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent properties; 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; and no colored lights may be used which may be confused with or construed as traffic control devices. The application materials did not include a Lighting Plan. Should exterior lighting be a part of this facility, all light standards shall be delineated on the USR Plat. Section 23-2-250.6.7 Property Maintenance. Property shall be maintained in such a manner that grasses and weeds are not permitted to grow taller than twelve (12) inches. In no event shall the property owners allow the growth of noxious weeds. The application materials do not address property maintenance. Future correspondence shall identify how the property will be in compliance with this Section of the County Code. Section 23-4-50. Off Street Loading. The applicant shall delineate on the plat the location of the loading zone that is in compliance with this Section of the Code. There shall be parking or staging of trucks within the public rights-of way. Further, the applicant shall meet all requirements of the Department of Public Works concerning access and internal circulation of vehicles for this proposed facility. • Section 23-4-90 Signs. The application materials did not address the issue of on-site signs. The applicant shall provide written evidence that all proposed signs are in compliance with this section of the Code. The applicant shall enter into an Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for all transportation (access drive, parking areas, etcetera) and non-transportation (plant materials, fencing, screening, et cetera). 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. General comment, the drawings reflect a sensitivity to the property and to the surrounding land uses, residential developments and surrounding property owners in an attempt to mitigate their concerns and to provide a physical barrier between this facility and surrounding land uses. End Memorandum. • USR 1606,Connell Resources Inc., page 5 • • King • Weld County Referral ' October 2, 2007 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By November 2, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and Y mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ 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: t pwgsr wc- 4- LtOten -ilo V fr14 a-C-t- A≤ 9 ri&5 )fib Afl 2MS4-t3 Z&Q Signature Date 0 •1 ' 2(107 Agency 1 U(o • +Weld County Planning Dept. +918 10"Street,Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Weld County ' anningg r'enartmei • 1111 @REEL FY OFFICE .'l f1• 41) %kt, ' 4-NH Weld County Retaga1IVD ' April 17, 2007 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By May 17, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural) Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and Y mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) July 3, 2007 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. RPR 19 07 10:5 See attached letter. U Please notify me of any public hearings regarding this request. Comments: nnII LI yI 1 fcOLSC SP * O.'l-��€Ix t-cticr Signature kf / �� fv- Date al 7 • Agency RAJ(/S C +Weld County Planning Dept. +918 10'Street, Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax • • Weld County Sheriff's Office • M e mo To: Hannah Hippely From: Cdr.J.D. Broderius Date: April 29,2007 Re: USR-1606 The Sheriffs Office recommends the following improvements for this business: 1. Mail distribution for the business should be limited to as few locations as possible with a central drop off location within the property. It should be developed so that employees do not have to cross a county road to obtain their mail. 2. A permanent sign should be placed at the entrance to the property that meets the planning and zoning standards and is approved by the county commissioners, detailing the name of the business, address, and a graphical presentation of the roadways within the property. There • should be a plan developed to maintain this sign. 3. If the roadways within this property are not maintained or adopted by the county, individuals residing on this property should be made aware that the Sheriffs Office will have limited traffic enforcement powers in regard to traffic complaints. 4. A plan should be developed to maintain roadways on the property,especially during inclement weather conditions for emergency vehicles. 5. If there are oil or gas production facilities within this property,they need to be fenced off in order to mitigate the potential for tampering. These facilities are known to create an attractive nuisance for young people. Tampering not only creates a significant danger to safety but also of environmental damage with extensive mitigation and clean-up costs. 6. If you intend to name any of the roads on the property you should be present these names to the Sheriffs Office for approval. This will eliminate duplication of street names within the county. If you do name any of the roads they will need to be properly marked with clearly visible reflective signs. The Sheriffs Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Weld County Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this proposal. aza- , • 1 vuuIILJ rimming ueparim • • ( 2EELEY OFFICE NOV 1 3 2007 IVED iiiice Weld County Refer'ra • "ilkOctober 2, 2007 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By November 2, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use,'or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and Y2 mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) de have reviewed the request and find that it does/does not comply with our Comprehensive Plan e have reviewed the request and find no conflicts with our interests. ee attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature Afr�G��Z �' " 1 _ Date /l p( p Agency .Sf/l°/1t/,c S 0%l`G C 6:- • (•Weld County Planning Dept. ❖918 10th Street,Greeley,CO.60631 4(970)353-6100 ext.3540 4(970)304-6498 fax • • City of/ --..."4.\\ • G reele rado Y Veld County Planning Department Great.From the Ground Up. GREELEY OFFICE MAY 1 6 2007 May 12, 2007 ',, ECEIVED Hannah Hippely Weld County Planning Department 918 10th Street Greeley, CO 80631 Subject: USR-1606 Dear Ms. Hippely, Thank you for the opportunity to comment on this use by special review. The City of Greeley Planning staff has reviewed the application from Connell Resources Inc., and wish to forward the following comments and recommendations; Growth • The property is located outside of Greeley's current Long Range Expected Growth Area • and as such, would be unlikely to be incorporated within the City of Greeley. Adjacent Uses • While the City of Greeley encourages industrial uses adjacent to rail, the presence of the residential to the north will require sensitivity to the needs and expectations of the residents. Extensive buffering and screening through use of berms, landscaping, and fences should be employed to provide for a transition between the two uses. • Measures to reduce noise perhaps by limiting the hours of operation are recommended. Access • While dedication of right-of-way can be ideal to provide for future development of the area, the reservation of right-of-way along the northern edge of the property at this time would be helpful to secure a portion of the future access into the interior of the section and is recommended. • 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. s Storage • • Any area intended to be used for outdoor storage should be identified on plans. • Any outdoor storage should be screened along the property lines adjacent to residential uses and rights-of-way. With the above conditions met, the City of Greeley can recommend approval of this USR. If any questions should arise, please feel free to contact me at (970) 350-9824. Sincerely, Bra on Gossar Planning Technic an • • • • Weld County Planning Departmen � —....."4\ � GREELEY OFFICE City of \ \ G reele rado N0V- 14 2007 • Great.From the Ground Up. RECEIVED November 9, 2007 Hannah Hippely Weld County Planning Department 918 10th Street Greeley, Colorado 80631 Subject: USR-1606 Dear Ms. Hippely, Thank you for the opportunity to comment on this Use by Special Review. The City of Greeley has reviewed the application from Connell resources Inc. and wish to forward attached review comments from City staff. With the included conditions met, the City of Greeley can recommend approval of this Use by Special Review. If any questions should arise please feel free to contact me at (970) 350-9824. Sincerely, e---L-7 Bra Gossard PI er I cc: Ryan Hollinshead, Staff Engineer Attachment • 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. • • Project Review Comments Date: 11/5/2007 Project Name: WCR 26:07 City of Location: E. of CR 23 & .5 M. S. of Hwy 392 \reel Reviewed By: Brandon Gossard Phone: ( ) 350-9824 Submittal Date 10/22/2007 Department Planning City ID# 1400 Submittal #: 1 General Page ❑ New Due to its location the City of Greeley finds no conflicts with our comprehensive plan or long range growth plans though recommends that the area be developed to best integrate with Windsor standards and the surrounding uses. ❑ New The property is located partially within Greeley's Long Range Expected Growth Area. It is possible that the subject site could be incorporated into Greeley or Windsor at some point in the future and as such should be developed to municipal standards. • • Monday,November 05,2007 Page I of 2 •• Project Review Comments Date: 11/5/2007 Project Name: WCR 26:07 City of Location: E. of CR 23 & .5 M. S. of Hwy 392 Greeley Reviewed By: Ryan Hollinshead Phone: (970) 336-4145 Submittal Date 10/22/2007 Department Eng Development Review City ID# 1400 Submittal #: 1 Page O Due to the possibility of this site being in the City of Greeley in the future based on our long range growth boundary we have the following comments: 1. The water main being looped through the site shall be an 8" diameter main. 2. The water main shall be between 5' and 6' deep. 3. Note 2 on the utility plan sheets shall call out the water main material as being PVC C900 Class 150 minimum. 4. There shall be no stretches of water main which exceed 500' between valves. 5. The services for the wash bay, maintenance building, and machine shop • shall come directly off of the water main. Each service line would then run directly north, from the main, to the desired building. 6. Detention shall be provided, such that the overall capacity can detain the 100 year developed storm, release it at the 5 year historic release rate and provide the adequate water quality control volume. 7. The City of Greeley is transitioning away from round orifices and toward using square shaped orifices. This is because the thin strips of material which remain, after the circle is cut from the plate, catch and trap debris causing clogs and reducing the release flow rates. The poor performance of these round orifices is evident throughout the City. 8. Although the City of Greeley has not changed the water quality plate, which shall still have the round holes, 4" on center, we do require the well screens to be removed and the water quality plates to be moved to the outside (where the well screens are typically located).This is because these well screens get clogged very easily and cause extreme reductions in flow, resulting in stagnant water, which will likely be present on a consistent basis after almost every storm event no matter how minor it is. • Monday,November 05,2007 Page 2 of 2 WINDSOR t 00 ..a.„ ..,... Town of Windsor WIK, C‘: �� 30] Walnut Street • Windsor. Colorado 80550 • 970-686-7476 • Fax: 970-686-7180 • iuww.iutndsorgou.com COLO Weld County PIanrng Department GREELEY 9}FILE May 17, 2007 MAY 2 1 2007 RECEIVED Ms. Hannah Hippely, Weld County Planner Weld County Dept. of Planning Services 918 - 10th Street Greeley, Colorado 80631 Subject: Weld County referral—Use by Special Review (USR-1606)—Connell Resources maintenance facility for construction equipment including repair shop,vehicle maintenance shop and wash bay Dear Ms. Hippely: The Town of Windsor Planning Commission reviewed this referral at its regular meeting of May 16, 2007. The subject property is approximately 187 acres, a portion of which is located within the Town's Growth Management Area (GMA). The majority, if not all, of the proposed maintenance • facility improvements are located on the portion of the property that is located within the GMA, which is depicted as Light Industrial on the Town's Land Use Plan map, while the portion of the property outside the GMA is depicted as Estate Residential(E-1). The Windsor Comprehensive Plan states that the Light Industrial land use depiction provides for the identification and preservation of land suitable for light industrial use, for the orderly grouping of such uses in an appropriate setting, and for the promotion of harmonious relationships between light industrial uses (including general commercial uses) and the community at large. The maintenance facility, repair shop and wash bay may be considered light industrial uses, however, the outdoor storage of construction equipment is considered a heavy industrial use. It is the Town's understanding that the Weld County Planning Commission recommended approval of a nine lot residential subdivision known as the Sunset PUD on the adjacent property to the north of the subject property on April 17, 2007, citing compatibility with surrounding land uses as the reason for approval. Therefore, approval of this proposed industrial use would require substantial measures to mitigate negative impacts on neighboring properties including the existing (Willow Springs) and the pending (Sunset PUD) residential subdivisions in unincorporated Weld County, however, the Town does anticipate industrial development in the immediate vicinity (please see enclosed Exhibit A). The application materials state, "The Town of Windsor and North Weld County Water District both have facilities in the vicinity and are able to serve the site. We are currently working with the Town • of Windsor to provide service." Please note that the applicant previously submitted a request for water service to the Town of Windsor which was considered by the Town's Water and Sewer Board • • • a at their March 14, 2007 meeting (minutes excerpt enclosed as Exhibit B). The Water and Sewer • Board recommended that the Town Board provide water service to the applicant contingent upon Connell's agreement to annex all or a portion of the property. The Town Board then held a work session on April 9, 2007 to discuss the request, concurring with the recommendation of the Water and Sewer Board. The application materials further state, "There is no existing sewage disposal system on the property and no municipal facilities within one mile of the site." For clarification purposes, please note that the adjacent Owens-Illinois bottle plant is served with sanitary sewer by the Town of Windsor with a lift station and force main. Although the subject proposal cannot be served with that particular line, the Great Western Development Company is currently installing sanitary sewer facilities that will serve the surrounding areas, including the Vestas Blades property directly south of Owens- Illinois,which is planned to be served by the fall of 2007. Overall Land Use Policy #1 of the Comprehensive Plan states, "Growth will be directed to areas within the Town of Windsor's GMA. This growth will occur in accordance with the land use depiction, and the growth management guidelines of the Town's Comprehensive Plan" and Commercial and Industrial Land Use Policy#4 states, "Encourage compatible industries to locate in and annex to Windsor, with general, heavy industrial activities locating in the eastern and southeastern portions of the GMA." Therefore, since a portion of the subject site is located within the Town's GMA boundary and is adjacent to the Owens-Illinois property which will be annexed to the Town by September 1, 2008 per agreement(excerpt enclosed as Exhibit C), the property should be annexed and develop within the Town of Windsor in accordance with the Town's requirements. • Therefore, based upon the aforementioned information, the Planning Commission recommends denial of the proposed Use by Special Review and further requests that Weld County refer the applicant to the Town for annexation Thank you for the opportunity to review this proposal. Sincerely, Sco Ballstadt, AICP Senior Planner enclosures: surrounding land use exhibit; 3/14/07 Water and Sewer Board minutes excerpt; Owens-Illinois agreement excerpt pc: Gale Schick, Chairman Windsor Planning Commission Joseph Plummer, AICP,Director of Planning Connell Resources, Inc., applicant Jennifer Torrey, Torrey Design Studio,LLC applicant's representative EXHIBIT A • N 1 Severance e. K,. 7. . 'r' df' #t9 }r h;` nL1 s n ' ■■ a�#• r d s u .ti it D ; 1d x s 4 X73 15 s b: • E5 af_ � go"N. keillisk3Vt't'fr hn. n .:fir* � ¢ �..riti 4i.,•. .r ;. Jai Willow Springs • Sunset PUD , fire,_ 22 2#. 23 1 iF ti =r Connell Resources , . g osNs Subject Property `1. e .� ,It-( ,.� 1 Great �' h '- r l i r ' Western - 1 R a i,*.. w 'i-�. t, �`� 4• et X47 ,� e - • ulz �,wt° ,r O W ens-I111nO1S ell WINDSOR ty • I -i ..gam �. �y,'s tom, .`_"" w .: µ { .4 4 � � f ,ma, �.CR BL7.5 t Ca{ PM".Y W. { .. r Kodak +t ; ,. .�+E- �„i - w S yALL, pp 4 o- 1 J'. - __� ' y Hall-Irwin Vestas Blades � ' r+ Front Range �E, '; � �" .,> a a Energy I O 1' X49 9ft ,N:r. I • Water and Sewer Board March 14, 2007 EXHIBIT B Page 2 of 3 • 4. Request for water service to property owned by Connell Resources in the SE Quarter of Section 23, T6N, R67W on WCR 23. Mr. Dennis Wagner, Director of Engineering presented to the Board a request from Connell Resources, an excavating and paving company headquartered in Fort Collins, for water service from the Town of Windsor via a letter dated February 28, 2007. Connell Resource's property is located on the east side of WCR 23 approximately 2/3 mile south of State Highway 392 and north of the railroad. The Connell property is not annexed to Windsor although it is inside Windsor's Growth Management Area boundary. The letter states that annexation is not being proposed at this time because the property is not contiguous to Windsor's existing Town limits, but that when contiguity is established the property will be annexed. Staff believes that the contiguity can be achieved now by annexing the existing WCR 23 right-of-way. As per Windsor's Land Use map in the Comprehensive Plan the property is designated for future Limited Industrial use. The letter from Mr. Connell states that they propose to use the property for a maintenance facility for Connell Resources. Representatives from Connell Resources and North Star Design were also in attendance. It was explained that Windsor has a 16-inch water transmission line on the south side of the railroad tracks and Connell is proposing to bore under the railroad tracks and connect to this line to provide water and fire service to the site. Trisha Kroetch, North Star Design defined the proposal and answered questions • regarding logistics. Shane Boyle, North Star Design added there are still details of the plans to be completed. The group discussed the future need for services in the area, and the value of a pro-active approach to the design. They also discussed requirements of other entities providing services in the area. Mr. Wagner shared staffs recommendation to provide service to this area only if the area is annexed into the Corporate Limits of the Town. Steven Birdsall moved to recommend the Town Board to provide water service to Connell Resources contingent upon Connell's agreement to annex all or a portion of the property within a normally agreed upon time frame. Gene Hoehne seconded the motion. All members present voted Aye. Motion carried. 5. COMMUNICATION FROM STAFF: Mr. Wagner presented usage for the month of February. The planned usage was 30.0 million gallons: actual usage was 30.5, leaving a differential of-0.5 million gallons. The average high temp for January was 47degrees. Mr. Wagner shared service/usage figures with the Board. He detailed the current time line at Boardwalk Park and Windsor Lake, noting the Lake will be full, and the intake structure for the future pump station on the north side will be complete in April. He noted the project, with an $85,000 budget, also included a pedestrian • bridge, storm conveyance, and improved drainage functions, as well as fishing piers for public use. . • • EXHIBIT C • ' with the provisions of this Agreement, such costs shall not include plant investment fees for either water or sanitary sewer services. 6. Expansion of Water and Sewer Services. Any expansion of the services provided for herein shall be at the sole discretion of the Town and shall be the subject of a written agreement between the parties, modifying the terms and conditions of this Municipal Utility Services and Annexation Agreement. 7. Quality and Nature of Discharge. The Windsor Municipal Code, together with all rules and regulations adopted in accordance therewith, shall control the quality and nature of Owens-Brockway's discharge to the Town's sanitary sewer system. 8. Annexation. In accordance with § 31.12-121, Colorado Revised Statutes, the parties agree that as a condition of continued municipal utility services to the * Owens-Brockway glass container manufacturing facility,the subject property shall be annexed to the Town not later than September 1, 2008. The parties agree that the within Agreement shall constitute an agreement to annex pursuant to the aforesaid statute, and further agree that this Agreement or a memorandum thereof shall be recorded with the Weld County Clerk and Recorder. • In accordance with the aforesaid statute and § 31-12-107, Colorado Revised Statutes, the within Agreement shall constitute a power of attorney from Owens-Brockway to the Town allowing the Town to annex the subject property with or without the consent of Owens-Brockway in the event annexation of the subject property has not occurred by September 1, 2008. 9. Enforceability. In addition to the above default provision and the provisions of the aforesaid power of attorney, the Town may enforce this Agreement by an action for specific performance filed in the Weld County District Court. Owens- Brockway may also enforce its rights under this Agreement, and shall have the right to pursue any and all remedies permitted at law or in equity, in the Weld County District Court. 10. Entire Agreement of the Parties. This writing constitutes the entire agreement between the parties and supercedes all prior written or oral communications, negotiations, agreements, representations, and understandings of the parties with respect to the subject matter contained herein. This Agreement may not be enlarged, modified or altered except in writing, signed by both parties. 11. Assignment. Neither party may assign the benefits or burdens of this Agreement without the express written consent of the other party. • Owens-Brockway Agreement 10-06 of Windsor 3 • • I i __1_, HH 10 11 12 7 8 9 b 10 II 12 7 8 L i 811IM min NM i 75 I4 13 18 17 WC°76 /I 15 14 uarI 13 18 17 WCau y ill' =liRu ' L NwnM. 22 23 -� 24 I 19 fix-',"• 20 €, 21 a 22 (23 24 19 20 J 1 r .rows.. ✓ t1k. Subject f \-.29 2 h7� WCRS _. 25 29 15c,_ 27 I 265„ 2N t 30 ' •j 6 Property ,t I g # € ,. , am:wo.x.,.,. K S 34 '>. 35 36 ter 1 3 34 1 a 44- 3 41 3m'4 IIC 2 I , 1 �„ 6 5 a Pc 3 6 s o r I1' ._,.' ffi 12 Se `.s7 - 8 .j 9 I 12 s 7 .". 5 7.r�, may... i 3i k' O C� � O ri, E !� ' _ % _s x x. ICI i= + • 4.r J� 1 I4 13 7;1';', -Z 1 i- -` F_ 1:. i, t .. 'fit.ft,J '�� y� Li, - .: ' 2 1 f 22 23 �� f_ II r 22 X23 4 335 l-7:::,rr IN 8 27 li - 26 2 * �� a25 Wcru; i 6 _.. . e p 3 33 1 35 36 - MI 32 "tip ,, Sfl"N— O 4" +.Impa. 2 1 n 6 5 �� ' � .:5T 1 6 c �� '_ .,.:4'`q ,o."gym. ` +• `' w. - vsml t u. L F2�y ti 3, 9 l0 12 7 8 =" ► F 10 , 11 d i -t--t-+l i 1 1*t-L-t-+-i--d3 1i. 18 17 161 15 14 13 18 17 R68 R7�",, I WI D . �. Item 5 ��\ `� MEMORANDUM caw • xaoo • DATE: May 10,2007 TO: Planning Commission ( ) VIA: Joseph P. Plummer,AICP, Director of Plannin FROM: Scott Ballstadt,AICP, Senior Planne / 0\ SUBJECT: Weld County referral—Use by Special Review(USR-1606) -Maintenance facility for construction equipment including repair shop,vehicle maintenance shop and wash bay LOCATION: East of and adjacent to Weld County Road 23; north of and adjacent to the Owens-Illinois bottle plant; approximately %2 mile south of SH 392. ITEM #: 5 Summary: The applicant, Connell Resources, Inc., represented by Ms. Jennifer Torrey, Torrey Design Studio, LLC, is requesting approval of a Use by Special Review application in order to construct a maintenance facility for construction equipment including a repair shop, vehicle maintenance shop and wash bay. The subject property is approximately 187 acres, a portion of which is located within the Town's Growth Management Area (GMA). The majority, if not all, of the proposed maintenance facility improvements appear to be located on the portion of the property that is located within the GMA, which is depicted as Light Industrial on the Town's Land Use Plan map, while the portion of the property outside the GMA is depicted as Estate Residential • (EA). Conformance with Comprehensive Plan: With the exception of the outdoor storage of construction equipment, the proposed enclosed vehicle maintenance facility, repair shop and wash bay uses appear to be consistent with the Light Industrial land use depiction, subject to the Town's standards for such development Conformance with Vision 2025: N/A — The Vision 2025 document does not pertain to referrals from other jurisdictions. Recommendation: Staff recommends that the Planning Commission forward to the Weld County Department of Planning Services a recommendation of denial of the proposed Use by Special Review and further request that Weld County refer the applicant to the Town for annexation Enclosures: Weld County referral materials; surrounding land use exhibit; 3/14/07 Water and Sewer Board minutes excerpt; Owens-Illinois agreement excerpt; 4/17/07 Weld County Planning Commission minutes excerpt regarding Sunset PUD; Windsor- Severance Fire Protection District referral letter pc: Connell Resources,Inc., applicant Jennifer Torrey,Torrey Design Studio, LLC • applicant's representative Hannah Hippely, Weld County Planner • • Item 5 Background: • The Windsor Comprehensive Plan states that the Light Industrial land use depiction provides for the identification and preservation of land suitable for light industrial use, for the orderly grouping of such uses in an appropriate setting, and for the promotion of harmonious relationships between light industrial uses (including general commercial uses) and the community at large. The maintenance facility, repair shop and wash bay may be considered light industrial uses, however, the outdoor storage of construction equipment is considered a heavy industrial use. Contrary to the Planning Commission's recommendation, on April 17, 2007, the Weld County Planning Commission recommended approval of a nine lot residential subdivision known as the Sunset PUD (minutes excerpt enclosed), citing compatibility with surrounding land uses as the reason for approval. Approval of this proposed industrial use would require substantial measures to mitigate negative impacts on neighboring properties including the existing(Willow Springs) and the pending (Sunset PUD) residential subdivisions in unincorporated Weld County, however, the Town does anticipate industrial development in the immediate vicinity(please see enclosed Exhibit A). The Windsor Comprehensive Plan states that the Very Low Density Single-Family Residential land use depiction provides for single-family residential detached homes at very low densities at a minimum density of one dwelling unit per acre. The application materials state that the Use by Special Review only pertains to 46 acres of the subject property, however, the materials are unclear as to whether or not the remaining 141 acres are proposed to remain in agricultural production. The application materials state,"The Town of Windsor and North Weld County Water District both have facilities in the vicinity and are able to serve the site. We are currently working with the Town • of Windsor to provide service." Please note that the applicant previously submitted a request for water service to the Town of Windsor which was considered by the Town's Water and Sewer Board at their March 14, 2007 meeting (minutes excerpt enclosed as Exhibit B). The Water and Sewer Board recommended that the Town Board provide water service to the applicant contingent upon Connell's agreement to annex all or a portion of the property. The Town Board then held a work session on April 9, 2007 to discuss the request, concurring with the recommendation of the Water and Sewer Board. The application materials further state,"There is no existing sewage disposal system on the property and no municipal facilities within one mile of the site." For clarification purposes, please note that the adjacent Owens-Illinois bottle plant is served with sanitary sewer by the Town of Windsor with a lift station and force main. Although the subject proposal cannot be served with that particular line, the Great Western Development Company is currently installing sanitary sewer facilities that will serve the surrounding areas, including the Vestas Blades property directly south of Owens- Illinois,which is planned to be served by the fall of 2007. Overall Land Use Policy#1 of the Comprehensive Plan states, "Growth will be directed to areas within the Town of Windsor's GMA. This growth will occur in accordance with the land use depiction, and the growth management guidelines of the Town's Comprehensive Plan" and Commercial and Industrial Land Use Policy #4 states, "Encourage compatible industries to locate in and annex to Windsor, with general, heavy industrial activities locating in the eastern and southeastern portions of the GMA." Therefore, since a portion of the subject site is located within the Town's GMA boundary and is adjacent to the Owens-Illinois property which will be annexed to the Town by September 1, 2008 per agreement (excerpt enclosed as Exhibit C), the property should be annexed and develop within the Town of Windsor in accordance with the Town's requirements. • • 8`6 Weld County Referral Wilk. April 17, 2007 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By May 17, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, 1 Colorado. Location East of and adjacent to CR 23 and V2 mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) July 3, 2007 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. it_See attached letter. ❑ Please notify me of any public hearings regarding this request. Comments: Signature Date J — 29 •O7 • Agency. he •.•Weld County Planning Dept. 4.918 10th Street, Greeley, CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax • Iles DEPARTMENT OF PLANNING SERVICES BUILDING INSPECTION NORTH OFFICE 918 10th Street • WIWD GREELEY, COLORADO 80631 PHONE (970) 353-6100, EXT.3540 C. FAX (970)304-6498 SOUTHWEST OFFICE COLORADO 4209 CR 24.5 LONGMONT CO 80504 PHONE (720)652-4210 ext. 8730 FAX (720)652-4211 May 22, 2007 Connell Resources USR-1606 1. A building permit will be required for all new buildings on site. 2. A plan review is required for each building. Plans will require the wet stamp of a Colorado registered architect or engineer and be accompanied with a completed Code Analysis Data sheet. 3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. 4. Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas will be reviewed at the plan review stage. • 5. Provide letter of approval from Winsor- Severance Fire Protection District prior to applying for permits. 6. Building records do not show any outstanding permits on site based on the parcels supplied. Please contact me for any further information regarding this project. Sincerely, Bryon Horgen Assistant Building Official • Service,Teamwork,Integrity,Quality DEPARTMENT OF PLANNINSERVICES rict• BUILDING INSPECTION NORTH OFFICE 918 10th GREELEY, COLORADO 80631 PHONE(970) 353-6100, EXT.3540 FAX(970)304-6498 C I � SOUTH WEST OFFICE 4209 24.5 LONGMONT CO 80504 PHONE (720)652-4210 ext. 8730 COLORADO FAX(720)-65-4210 November 6, 2006 Connell Resources LLC 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 Zone District (highway construction business with two shop buildings) in the A(Agricultural) Zone District. USR-1606 1. A building permit shall be obtained prior to the construction of structures. 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 plans, foundation plans based on a site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered plans shall be designed by a Colorado registered engineer. 5. The buildings may be classified as S-2/S-1, Classification will be determined after submittal of complete set of plans The shops could be classified S-1 (motor vehicle repair garages not exceeding the amount of hazardous material in table 307.7(1) 2006 International Building code .S-2 (storage of commercial vehicle) Repair garages are required to have an automatic fire sprinkler system when exceeding 12,000 square feet. Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning Ordinance. 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 and any automatic sprinkler requirements from Windsor/Severance Fire protection District prior to construction of any structure. 8.There is one historical permit on record. This permit has been finaled • Sincerely, Frank Piacentino Plans Examiner Weld County Building Inspection Dept. • • • • Weld County Referral • Weld County Planning Department GREELEV {Dber 2, 2007 RECET'IED NOV o s zoos WEiI1r OCT 0 3 Lti i CLECEIV tO COLORADO );NVIRO SER&ESHEALTI1 The Weld County Department of Planning Services has received the following item for review: Applicant Connell Resources Inc. Case Number USR-1606 Please Reply By November 2, 2007 Planner Hannah Hippely Project A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Legal Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 23 and '/: mile South of State Highway 392. Parcel Number 0807 24 000020 and 0807 23 000053 • 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) ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. ❑ See attached-lefler. n-X5 U Please notify me of any public hearings regarding this request. Comments: a GCSE I head e^^ • Signature Date 441315.— t Agency i Da-r • +Weld County Planning Dept. +918 10th Street,Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax • MEMORANDUM • itot ,‘, TO: HANNAH HIPPELY, PLANNING SERVICES ' FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH OD C. SUBJECT:USR-1606 CONNELL RESOURCES INC. DATE: 5//24/200 COLORADO CC: Environmental Health Services has reviewed this proposal for a highway construction equipment maintenance and storage facility. 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 a dust abatement plan for review and approval, to the Environmental Health Services, Weld County Department of Public Health & Environment. • 2. The applicant shall provide current evidence that the facility has an adequate water supply (i.e., well or community water system). 3. The applicant shall provide a detailed design and operation plan for the area used for equipment or vehicle washing. The washing area shall be designed and constructed to capture all effluent and prevent any discharges in accordance with the Rules and Regulations of the Water Quality Control Commission and the Environmental Protection Agency. 4. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V Injection Well permit from the Environmental Protection Agency (EPA) for any vehicle maintenance facility located on the site that is equipped with a floor drain. Alternately, the applicant can provide evidence from the EPA that they are not subject to the EPA Class V requirements. 5. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V Injection Well permit from the Environmental Protection Agency (EPA) for any large-capacity septic system (a septic system with the capacity to serve 20 or more persons per day). Alternately, the applicant can provide evidence from the EPA that they are not subject to the EPA Class V requirements. • • • 6. 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. 7. The applicant shall submit evidence of an Aboveground Storage Tank permit from the Colorado Department of Labor and Employment (CDL&E), Oil Inspection Section for any aboveground storage tanks located on the site. Alternately, the applicant can provide evidence from the (CDL&E), Oil Inspection Section that they are not subject to these requirements. 8. The applicant shall submit a waste handling plan, for approval, to the Environmental Health Services Division of the Weld County Department of Public Health & Environment. The plan shall include at a minimum, the following: 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). • We recommend that the following requirements be incorporated into the permit as conditions that must be met one month prior to construction activities: 1. A stormwater discharge permit may be required for a development/redevelopment /construction site where a contiguous or non- contiguous land disturbance is greater than or equal to one acre in area. Contact the Water Quality Control Division of the Colorado Department of Public Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information. We recommend that the following requirements be incorporated into the permit as conditions that must be met prior to the issuance of the Certificate of Occupancy: 1. An individual sewage disposal system is required for the proposed facility and shall be installed according to the Weld County Individual Sewage Disposal Regulations. 2. The septic system is required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. • 2 • • We recommend that the following requirements be incorporated into the permit as development standards: x. 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. 2.. 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. 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. \The applicant shall operate in accordance with the approved "waste handling plan". • 5\ The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank Regulations (7 CCR 1101-14). 6. Any vehicle washing area(s) 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. % 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. `8,, This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as delineated in 25-12-103 C.R.S., as amended. 9\ Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility. ShQ.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. ‘KI.The facility shall utilize the existing public water supply. • 3 • • 1\.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). `lad If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. f4.The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. • • 4 USR-1606/Connell Resources. • Page 1 of 1 Hannah Hippely • From: Hice-Idler, Gloria [Gloria.Nice-Idler@DOT.STATE.CO.US] Sent: Tuesday, October 30, 2007 1:53 PM To: Hannah Hippely Subject: USR-1606/Connell Resources Hannah, CDOT's issue with this proposal is the potential impacts to the SH 392/WCR 23 intersection. I realize that Connell proposes to have their traffic use WCR 66 rather than SH 392, but I'm unsure of how that will be enforced. Since the opening of the bottle plant and the ethanol plant, CDOT has seen traffic at this intersection increase significantly without any improvements constructed. We have received calls about near misses (usually rear- ends) at this location. We have also received compliants about spilt corn that makes the intersection slippery. I don't recall CDOT having the opportunity to comment about those impacts by those users, and it wouldn't be fair to lay that burden on just this user. However, it also seems irresponsible to continue to allow traffic without recognizing the impacts and finding ways to help pay for improvements. If you have any questions, please do not hesitate to contact me. Gloria Hice-Idler Access Manager CDOT Region 4 • 1420 2nd Street Greeley CO 80631 (970) 350-2148 • 11/16/2007 Hello