HomeMy WebLinkAbout20071032.tiff STATE OF COLORADO
— ThFFICE OF THE STATE ENGINEER aF.�
)ivision of Water Resources
Department of Natural Resources 1
1313 Sherman Street,Room 818
Denver,Colorado 80203 r 1876
Phone(303)866-3581 November 22, 2006
FAX(303)866-3589 Weld County Planning Department Bill Owens
www.waterstate.co.us GREELEY OFFICE Governor
Hannah Hi el Russell George
pp y Executive Director
Weld County Planning Department NOV 2 2006 Hal D.Simpson,P.E.
1555 N 17th Avenue RECEIVED
rr r n i r t n State Engineer
Greeley, Co 80631
Re: Markwardt Site Specific Development Plan and Special Review Permit
Case No. USR-1586
Sec. 34, T6N, R66W, 6th P.M.
Water Division 1, Water District 3
Dear Ms. Hippely:
We have reviewed the above referenced proposal for an outside storage facility for
recreational vehicles, boats, trailers, and a mini warehouse facility for personal/household
storage. Since the submitted material does not appear to qualify as a "subdivision" as defined
in Section § 30-28-101(10)(a), C.R.S., pursuant to the State Engineer's March 4, 2005
memorandum to county planning directors, this office will only perform a cursory review of the
referral information and provide comments. The comments will not address the adequacy of the
water supply plan for this development or the ability of the water supply plan to satisfy any
County regulations or requirements.
From the submitted materials it appears the applicant intends to develop an RV parking
facility and mini warehouse facility on the subject property. An existing well under permit
number 189225 is located on the property. The use of this well is limited to ordinary household
purposes inside one single family dwelling, fire protection, the watering of domestic animals and
poultry, the watering of livestock on a farm or ranch, and the irrigation of not more than 21,000
square feet of home gardens and lawns. No information was provided regarding any additional
water requirements that would result from this proposal. However, the State Engineer's Office
considers weii permit no. 189225 as a valid water supply as long as the applicant is in
compliance with the conditions of approval for the above well permit and ground water from this
well will not be used at the storage facility.
If you have any questions in this matter, please contact Megan Sullivan of this office.
Sincerely,
Jeff Deatherage, P.E.
Water Resource Engineer
Cc: Jim Hall, Division Engineer EX IBIT
JD/MAS/Markwardt Site Plan Review (Weld) I
2007-1032
10/25/06 WED 14:35 FAX 970 350 9518 UCFRA FIRE PREVENTION fj001
rs t Weld County Referral
WIIDe.
October 18, 2006
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin &Wendy Markwardt Case Number USR-1586
I
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District(Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District I
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado. I
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59'"Ave.
Parcel Number 0805 34 400078 p.
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 now
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) January 2, 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.
I
Comments:Sl Plag. j,h4 d'L}i- .)iZ&4Q, u taco kiln-fin) &n) 50 Of Pia jeci f,,,i liana
a- wtMr1l 1 tv O-0' Oat✓' /its/es /- enwer-.< tre-<hae /ZC
is
Signature Th---na— i Date J0 2,S 0,6
Agency I)K IUtJ co C=te 1RfCC.0E AxMO2t l Y
'Weld County Planning Dept. 4918 10"Street,Greeley,CO.80631 4(970)353-6100 ext,35a0 :•(970)304-6498 fax
UNION _ MEMO
COLONY ,t ,
FIRE/RESCUE
To: Justin Markwardt
From: Duane McDonald, Division Chief/Fire Marsh
Date: December 8, 2006
Subject: Fire Hydrant RV Storage Yard
Mr. Markwardt,
On October 25, 2006 I reviewed a plan for RV storage South of F Street and approximately '
mile east of 59th Ave. One of the Fire Authority requirements was a fire hydrant located within
250' of the entrance of the project site.
Further review of the site, location of available water supplies, and use of this property leads me
to eliminate the fire hydrant requirement.
The elimination of the hydrant requirement is based on Section 104.8 and B103.1 of the
International Fire Code. The code allows the reduction of fire flow and use of portable fire
tankers when there are practical difficulties as well as no available water supply.
Stating these code references is based on the storage use of this facility. This requirement will
not be waived should this property be developed into a residential use.
MEMORANDUM
TO: HANNAH HIPPELY, PLANNING SERVICES
FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH
ISUBJECT:USR-1586 04/2006 JUSTIN & WENDY MARKWARDT
DATE:
COLORADO CC:
Environmental Health Services has reviewed this proposal for a outdoor storage of
Recreational Vehicles, boats, trailers and mini warehousing for personal/household
storage. 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 septic system serving the home shall be reviewed by a Colorado Registered
Professional Engineer. The review shall consist of observation of the system and
a technical review describing the systems ability to handle the proposed
hydraulic load. The review shall be submitted to the Environmental Health
Services Division of the Weld County Department of Public Health and
Environment. In the event the system is found to be inadequately sized or
constructed the system shall be brought into compliance with current
Regulations.
3. The applicant shall submit evidence to the Department of Planning Services,
from the Colorado Division of Water Resources, demonstrating that the well is
appropriately permitted for the commercial use.
4. The applicant shall submit a waste handling plan, for approval, to the
Environmental Health Services Division of the Weld County Department of Public
Health & Environment. 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 prior to operation:
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. The
applicant shall inquire with the Water Quality Control Division (WQCD) of the
Colorado Department of Public Health and Environment at
www.cdphe.state.co.us/wq/PermitsUnit if they are required to obtain a
stormwater discharge permit. Alternately, the applicant can provide evidence
from WQCD that they are not subject to these requirements.
We recommend that the following requirements be incorporated into the permit as
development standards:
1. 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.
3. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions.
4. The applicant shall operate in accordance with the approved "waste handling
plan".
5. 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.
2
6. 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.
7. Adequate handwashing and toilet facilities shall be provided for patrons of the
facility.
8. 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. Patrons to the site shall be
allowed to use the restroom facilities located at the residence.
9. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes. This application is proposing a well as its source of water. The
applicant should be made aware that while they may be able to obtain a well
permit from the Office of the State Engineer, Division of Water Resources, the
quantity of water available for usage may be limited to specific uses, i.e.
domestic use only, etc. Also, we strongly encourage the applicant to test their
drinking water prior to consumption and periodically test it over time.
10.If applicable, the applicant shall obtain a stormwater discharge permit from the
Colorado Department of Public Health & Environment, Water Quality Control
Division.
11.The operation shall comply with all applicable rules and regulations of the State
and Federal agencies and the Weld County Code.
3
Ke ‘3/4".. „,
st Weld County Referral
WIIDe.
November 3, 2006
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin &Wendy Markwardt Case Number USR-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District (Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59th Ave.
Parcel Number 0805 34 400078
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) January 2, 2007
O 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.
/9' See attached letter.
Comments:
Signature Lit Date (t,ei ,
Agency r !, N
+Weld County Planning Dept. 4918 10th Street,Greeley,CO. 80631 ❖(970)353-6100 ext.3540 4(970)304-6498 fax
f -( MEMORANDUM
TO: Hannah Hippely, Planner
COLORADO DATE: November 9, 2006
FROM: Kim Ogle, Planning Manager
SUBJECT: Use by Special Review 1586 for
Outdoor Storage of Recreational Vehicles and Mini-Storage
Justin & Wendy Markwardt, applicants
The Department of Planning Services has reviewed this application and has the following
comments:
The applicant is proposing a fenced outdoor parking facility for the principal use of providing
parking for recreational vehicles and water craft. Hours of operation are 6AM through 10 PM
seven days each week. There will be a manager on premises from 8AM through 8PM.
The facility is located on vacant lands south of and adjacent to West "F" Street and
approximately 0.75 miles east of County Road 31, west of and adjacent to 47th Avenue, Greeley.
The review of this facility is addressed under Section 23-3-250.
Section 23-3-250.A.1 states "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 undeveloped 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." From the information
delineated on the Use by Special Review (USR) paper plat, it is unclear how waters will flow to
the detention basin then released at the historic rate, given that there are no contours for the
site. The Department of Public Works should be consulted for comment concerning this issue.
Section 23-3-250.A.2 states "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. For detailed parking requirements, see
Article IV, Division 1 of the [County Code]." The application materials identify the developed site
area will be enclosed with a security fence, appropriate screening and necessary site lighting to
provide a functional facility. The USR paper plat identifies the security fence as an eight foot in
height chain link fence. Per this Section of the Code, it is clearly stated that parking shall be
screened from all public rights-of-way and adjacent lands. See comment for Section 23-3-
250.A.9.
Section 23-3-250.A.3 states "Street Access." A single point of ingress and egress is delineated
from F Street into this facility. The Department of Public Works should be consulted for
comment conceming this issue.
Section 23-3-250.A.4.a states "Required Yards - Setback. No use or Accessory Use may be
located closer than twenty-five (25) 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 comer lots
abutting public right-of-way shall not obstruct the view of vehicular traffic at an intersection." The
application materials state that the perimeter fence of unknown height and material will be
installed. Given the proposed use of this facility, the application does not appear to meet this
criteria.
Section 23-3-250.A.5.a states "Required Landscaped Areas - No more than eighty-five percent
(85%) of the total area of a lot in any Commercial Zone District 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. Further, Section 23-
3-250.A.5.b states 'That portion of a lot in any commercial zone district 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. Sidewalks and driveways may pass through
the required landscaped areas." The application materials state the site will be landscaped with
regionally appropriate plant material. Landscaping as seen from the public right-of-way shall
include a variety of trees and shrubs. All planting areas will incorporate low water use drought
tolerant species. Landscaping will serve as a visual buffer to and from adjacent properties and F
Street.
The graphic delineation of the text does not depict the proposed design and layout. Staff
suggests that the landscape treatment adjacent to this road be in the form of an irregular and
informal hedgerow with trees and shrubs indicative of an agrarian community be established in
the location identified on the USR paper plat. Further, staff requests clarification on plant
material species, size and maintenance of all areas associated with a landscape treatment
within the USR site, including how the plants will be watered to get established.
Section 23-3-250.A.6 states "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." It is unclear from the applicant's drawing
whether the trash collection area is screened from the public rights-of-way and adjacent
properties. Written and /or graphic evidence shall be submitted to the Department of Planning
Services for review and approval.
Section 23-3-250.A.7 states 'Water Supply. Useshall have an adequate source of potable
water." The application materials state that there is "Full Use Well". It is unclear if a commercial
well has been obtained for this facility. Written evidence of a commercial well should be
provided to the Department of Planning Services. Further, the Department of Public Health and
Environment should be consulted for comment concerning this issue.
Section 23-3-250.A.8 states " Sewage Disposal. Uses shall have adequate sewage disposal
facilities." The Department of Public Health and Environment should be consulted for comment
concerning this issue.
Section 23-3-250.A.9 addresses "Outside storage. Uses involving outdoor storage of vehicles,
equipment or materials when permitted shall be screened from public rights-of-way and all
adjacent properties." As previously stated in Section 23-3-250.A.2, from the application
materials, it does not appear that this criterion has been met.
Section 23-3-250.B addresses Operation Standards. Section 23-3-250.B.6 addresses the
issues of 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."
It is unclear from the applicant's drawing whether there is an any exterior lighting associated with
this facility. The application text does not address this issue. The applicant shall provided
written and /or graphic evidence to the Department of Planning Services for review and
approval. A Lighting Plan is required.
Section 23-3-250.B.7 states "Property shall be maintained in such a mannerthat 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. (Weld County Codification Ordinance 2000-1)
There appears to be an adjacent shed 0.2 feet into this property. The applicant, working in
conjunction with Robert and Patsy Drewer shall attempt to find resolution to this issue. Written
evidence of a course of action should be submitted to the Department of Planning Services for
review
The Union Colony Fire District should be consulted and the applicant shall provide written
evidence to the Department of Planning Services stating that the facility conforms with the
regulations of this Fire District.
The applicant shall verify that the hours of operation are 10:00 AM to 2:00 PM Monday,
Wednesday and Friday only. Should hours of operation be other than interpreted herein, the
applicant shall provide clarification.
Both property owners associated with this application shall sign the application.
End memorandum
•
Weld County Referral
I C Weld County Planning Department October 18, 2006
r'rri EY OFFICE Nuv 2 1 2006
COLORADO � VED
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin & Wendy Markwardt Case Number USR-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District(Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59`" Ave.
Parcel Number 0805 34 400078
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) January 2, 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.
SX See attached letter.
Comments:
Signature r „y` X t� de. Date November 15, 2006
Agency Greeley Irrigation Company
•.•Weld County Planning Dept. ❖918 10'"Street, Greeley,CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
THE GREELEY IRRIGATION COMPANY
P.O. Box 445
Greeley, CO 80632
(970) 353-1292 (mornings)
(970) 353-6121 (afternoons)
(970) 353-9703 (fax)
November 15, 2006
Ms. Hannah Hippely
Weld County Department of Planning Services
918 — 10th Street
Greeley, CO 80631
Re: Application of Justin and Wendy Markwardt
Case Number USR-1586
Dear Ms. Hippely:
Greeley Irrigation Company has reviewed the application submitted by Justin
and Wendy Markwardt. The Company has two requirements:
1. The fence should be changed to a security fence.
2. The fence cannot be moved closer than the historical (present) fence.
Yours very truly,
Donna L. Coble
Secretary
r Weld County Referral
VIIDe.
October 18, 2006
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin &Wendy Markwardt Case Number USR-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District (Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59`h Ave.
Parcel Number 0805 34 400078
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) January 2, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
i❑/f/Ve have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature � Date /�/3_ 6Agency 4/(44,
% T N,S4C77da /
*Weld County Planning Dept. x'•918 10th Street, Greeley,CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
- ref
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
^ ' 918 10th Street
GREELEY, COLORADO 80631
C. PHONE (970) 353-6100, EXT.3540
FAX (9(970) 304-6498
SOUTHWEST
COLORADO 4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
November 13, 2006
Justin &Wendy Markwardt
Site Specific Development and Special Use Permit for a use permitted as a Use by Right, an Accessory Use,or a Use
by Special Review in the Commercial or Industrial Zone District (Outside Storage of Recreational Vehicles, Boats,
Trailers, and Warehousing for personal/household storage) in the A(Agricultural) Zone District.
USR-1586
1. A building permit shall be obtained prior to the construction of any structure.
2. A plan review is required for each building for which a building permit is required. Plans will be required to bear the
wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for
each permit.
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:2003 International Building Code;2003 International Mechanical Code;
2003 International Plumbing Code; 2003 International Fuel Gas Code; and the 2005 National Electrical Code and
Chapter 29 of the Weld County Code.
4. All structures will require an engineered foundation based on a site-specific geotechnical report or an open hole
inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado
registered engineer.
5. The storage buildings will classified as S-1 (Moderate hazard storage). 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 2003 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 Union Colony Fire protection District prior to construction of any structure.
8. There are two historical building permits on record with final status.
Since ly,
og r Vi it GCS
Building Official
•
(177) Weld County Referral
lip
Weld County Planning Uepartmenoctober 18, 2006
GREELEY OFFICE
ill 11 eOi 2 100E
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin & Wendy Markwardt Case Number US R-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District(Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District •
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59'"Ave.
Parcel Number 0805 34 400078
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) January 2, 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.
Comments:
Signature w \v Date \O
Agency
:•Weld County Planning Dept. 4918 10th Street,Greeley,CO.80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
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Applicant.Justin & Wendy Markwardt
Planner: Hannah Hippely Case: USR-1586
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_ WeideCounty Referral
C_! `'i OFFICE
0,� 8 ;� lr,
e October 18, 2006
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COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin &Wendy Markwardt Case Number USR-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District(Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County, I
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59th Ave.
Parcel Number 0805 34 400078
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) January 2, 2007
We have reviewed the request and find that it does/ cctst comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter
Comments:
Signature 6s. a// etZ Date //77/5�
Agency 411 1F l.Q . .. —Cew.n.“..07 J X2/al0&WP Pst.naioZ� Q�ur s,nN
/ / /
*Weld County Planning Dept. +918 10'"Street, Greeley,CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
COMMUNIT DEVELOPMENT
, Planning Division
1100 10th Street, Suite 202, Greeley, Colorado 80631
-`� (970) 350-9780 • Fax (970) 350-9800
City of www.greeleygov.com
Greeley
November 7, 2006
Hannah Hippely
Weld County Planning Department
918 10th Street
Greeley, CO 80631
Subject: USR-1586
Ms. Hippely,
Thank you for the opportunity to comment on this USR. The City of Greeley Planning staff has
reviewed the application from Justin and Wendy Markwardt and recommends against this type
of development and wishes to forward the following comments:
1. The subject site is within the City of Greeley's Long Range Expected Growth Area
(LREGA). The LREGA is the area within which the community is expected to grow
over the next 20 years and which encompasses all other growth and service areas for the
City of Greeley.
2. If this type of use were proposed and allowed within the City of Greeley, it would be
within an Industrial Zoning District. This property, in all likelihood, will be within the
City boundary someday, and the City of Greeley anticipates this area will likely be
zoned for residential uses.
3. Industrial uses should be located where conflicts with other land uses, such as parks and
residential uses, are minimal. The City boundary is directly to the south of the subject
site and a park owned by the City of Greeley is to the north. This type of use will impact
the unique view shed that currently exists. Every effort should be made in protecting the
aesthetic value of this area. This unique view shed would be diminished by buildings or
structures that relate to an industrial use.
4. Again, the City is also a surrounding property owner. A park is to the north of the
subject site and it is the City's policy to protect open lands within, and around, the
community in order to provide visual relief from the urban landscape. It is important to
preserve this view shed.
SERVING OUR COMMUNITY • I T ' S A TRADITION
Lle promise/0 preserve and imnprove die fual/y O1 LIe or cireeley l irougA/finely, courteous and cost efficliue service.
Hannah Hippely
November 7, 2006
Page Two
5. The subject property is located within the moderate impact area on the City of Greeley's
Areas of Ecological Significance Map. Moderate impact areas are those areas where the
ecological character would be moderately affected by development. Special attention
should be given to address the impact of the development on the wildlife and vegetation
of the area.
6. Wildlife movement should be considered to assure that wildlife is able to access habitats
without human interference.
7. A trail is proposed for the southern portion of this property. It is anticipated that the trail
will follow the existing ditch access road.
8. The City of Greeley disagrees with the applicant that this request is the best use for the
property. Again, this is a unique area that should not include industrial uses.
9. If the storage buildings are built, how do the applicants propose to return the property
back to an agricultural use as they indicate in their narrative?
10. The proposed access for the RV storage use onto "F" Street should be physically
separated from the residential use access onto "F" Street. The eastern access may be
utilized; however, it should be reconfigured to be a minimum of 24 feet wide, and should
not be split for the in and out movements as the existing access point is currently
proposed. Adequate sight distance must be provided for exiting vehicles to prevent
accidents from occurring when slow moving trailer rigs exit the site.
11. "F" Street is considered a minor collector according to the City of Greeley
Transportation Plan. This roadway should be constructed and paid for by the adjacent
property owners as development occurs. The applicants should provide civil construction
plans for the design and construction of the south half of"F" Street along the property
frontage which meet City of Greeley design criteria standards. These plans should be
reviewed and approved by the City prior to a permit being issued for the required
improvements, which should be inspected by the City.
12. Increased impervious area due to the proposed improvements must be properly mitigated
for flood control and water quality considerations. A drainage report and drainage
improvements should be reviewed, and approved, by the City of Greeley to ensure
proposed mitigation measures meet the City of Greeley design criteria.
13. The Union Colony Fire Rescue Authority Fire Code requires a fire hydrant be located
within 250 feet of the site entrance. Please provide engineered plans for City review and
approval of the extension of the City water main in"F" Street to serve the sites fire
protection needs.
Hannah Hippely
November 7, 2006
Page Three
14. Please be advised that there is a City sanitary sewer main in"F" Street that will be
required to be used if the septic system fails or if new service is requested. The property
owner would be responsible for extending the City water main system up to, and along,
the property frontage to serve the property with City water. Annexation to the City is a
requirement for City utility service.
15. "F" Street is planned to be built out to a minor collector standard. The City requires a
total of 90 feet of right-of-way for this type of road. The City of Greeley requests that
the County require the property owner to dedicate 45 feet of right-of-way on their
property to provide the south 45 feet of the ultimate right-of-way section. Please
dedicate the required right-of-way utilizing a plat or separate dedication document.
If Weld County decides to continue with this development, the City of Greeley also wishes to
forward the flowing comments which also should be addressed:
1. Encourage the extraction of recoverable resources in advance of surface development.
2. Access drives and parking areas should be paved with asphalt or concrete to reduce the
development's impact on air quality.
3. All proposed lighting shall be directed downward, and shall not be visible from adjacent
properties.
4. A Buffer Yard "C" shall be provided adjacent to "F" Street and should include the
following: 3 canopy trees, 2 ornamental trees, 3 evergreen trees, and 15 shrubs per every
100 liner feet. In addition, a buffer yard shall be provided around the perimeter of the
site, since some residents from the City of Greeley to the south will be able to view this
development.
5. Items not customarily used or stored outside, or made of a material that is resistant to
damage or deterioration from exposure to the outside environment, shall not be placed,
stored or maintained outside for a period in excess of twenty-four hours.
6. Outdoor storage should not be permitted within any applicable setback, public right-of-
way, or landscaped area.
7. Outdoor storage of all materials stored, or to be stored, in an unenclosed area shall be
screened from the view of the adjacent properties. Screening shall be accomplished
through the use of a solid fence or wall of sufficient height to fully screen all stored
materials, or through the use of landscaping which provides year-round screening of a
sufficient height to fully screen all stored materials, or through a combination of fencing,
walls, and landscaping.
8. The site should be required to maintain at least 20 feet drive aisles.
Hannah Hippely
November 7, 2006
Page Four
9. There should be no storage of hazardous wastes or materials in storage units.
10. Habitation in a storage unit, or operation of any use other than for storage purposes,
should not be permitted. Materials and colors of the storage units should be compatible
with the surrounding area.
11. The applicant indicates in their narrative that the warehouse storage buildings are not
proposed at this time. If the storage buildings are proposed in the future, the City of
Greeley would like to have the opportunity to review that request.
Thank you for including the City of Greeley in the review process. If any questions arise, please
do not hesitate to contact me at 350-9822.
Sincerely,
Darrell Gesick
Planner I
Page 1 of 3
Hannah Hippely
From: Darrell Gesick [Darrell.Gesick@Greeleygov.com]
Sent: Monday, December 18, 2006 11:52 AM
To: Hannah Hippely
Subject: RE: Referral Clarification
The City of Greeley does not plan to annex this property at this time; however, if the property owner
wishes to annex to the City we would be open to it. If the property becomes an enclave property, we
would proceed with annexation at the time when it is eligible. Please keep in mind that the subject
property is in the Long Range Expected Growth Area, which is the area within which the community
is expected to grow over the next 20 years. My guess is that this property would be in the City of
Greeley boundary sooner than later.
As for compatibility with the Comprehensive Plan, it is not compatible with our Comprehensive Plan.
Listed below is the following Comprehensive Plan Polices that this request doesn't comply with:
CD 1.11 Industrial uses should be compatible with adjacent residential neighborhoods.
If the subject use was proposed within the City of Greeley limits, it would be allowed in the I-
L (Industrial Low Intensity),I-M (Industrial Medium Intensity), and I-H (Industrial High
Intensity) Zoning Districts through a Use by Special Review process. Again, as stated in my
letter sent on 11/07/06 because of the location of the subject property, this area will most likely
be zoned residential. The proposed use is not compatible with existing and potential future land
uses.
EC 4.16 Locate industrial uses in appropriate areas considering their potential use and impact on
adjacent uses.
A residential subdivision was recently approved for residential uses to the northeast of the
subject site and there are existing residential uses south of the subject site. Again, when this
area is annexed, it most likely will be a residentially zoned area. Placing an industrial use
adjacent to existing and potential future residential uses would not be appropriate and creates a
negative visual impact on the surrounding land uses.
EN 8 In order to improve the area quality of life, enjoyment of community, and appreciation of natural
resources, the City should promote the development of the community in such a way as to protect key
view sheds and reflect in the built environment a sensitivity to the areas of environmental significance.
Planning staff believes that this is a key view shed for the community and is important to
protect that environment. An industrial use does not promote the protection or improve the
quality of life for the community.
LU 1.4 Allow new development that is consistent with the level of infrastructure development and
environmental conditions in the area.
The level of infrastructure in this area does not support the proposed use.
12/18/2006
Page 2 of 3
LU 2.7 Establish residential uses in areas located adjacent to public open spaces or environmentally
sensitive areas.
The proposed use would not comply with this policy since the applicant is proposing an
industrial use when residential uses are in the vicinity, a park is to the north, and this area is
considered an environmentally sensitive area in Planning staffs opinion.
LU 2.7.E Discourage the location of any new industrial uses to be adjacent to residential
developments.
A residential subdivision was recently approved for residential uses to the northeast of the
subject site and there are existing residential uses south of the subject site. Again, this is not the
best location for an industrial use.
In addition to my comments above, I just wanted to let you know that the applicant, Mr. Markwardt
stopped by my office the other day to discuss my letter that I sent to you. The applicant brought up a
couple of things that I would like to pass on to you. He wondered why the City of Greeley would
oppose this use when the City is going to build a waste treatment facility on the City property to north
of his house. This is the City Park that I have referred to several times. I looked into this issues and
was told by the City of Greeley Water and Sewer Department that a treatment facility was planned for
this area at one time but is no longer in the plans. At this point it will remain as a park area. The City is
looking into annexation of this property in the near future since we own it. I would like to point out
that at that point the applicant may have contiguity with the City of Greeley limits to annex his
property to the City of Greeley.
Also, the property owner brought up a storage facility within the City of Greeley boundary that is
similar to what he is proposing. This storage unit is adjacent to residential uses. I looked into this as
well and found that it was approved prior to our current Codes that I am using to justify the City's
opposition to this request. There are many things that are wrong with that proposed development. If
that property owner came into the City today, they most likely would not get a recommendation of
approval from Planning staff because of the surrounding uses being residential.
As for the waiver of the fire hydrant, the person that reviews the plans for the City of Greeley is out of
the office until Tuesday. I will let you know what he tells me once I get a chance to talk to him. I am
wondering, did you got anything in writing about the waiver of the fire hydrant?
Let me know if you have any additional questions.
Darrell Gesick
Planner I
City of Greeley
Community Development Dept.
1100 10th Street, Suite 202
12/18/2006
Weld Co
unty Referral
I ( I -- ------ --, October 18, 2006
C OCT 2 5
Lr ,
• r
COLORADO
1D COUNTY Heir WORKS a TI
The Weld County Department of Planning Services has received the following item for review:
Applicant Justin & Wendy Markwardt Case Number USR-1586
Please Reply By November 15, 2006 Planner Hannah Hippely
Project A Site Specific Development Plan and Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone District(Outdoor Storage of Recreational Vehicles,
Boats, Trailers, and Mini Warehousing for personal/household storage) in the A
(Agricultural)Zone District
Legal Lot A of RE-1758; Pt SE4 of Section 34, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to F Street; approx 3/4 mile east of N. 59'Ave.
Parcel Number 0805 34 400078
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) January 2, 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.
4} See attached letter.
Comments:
Signature/L Date /7_/5/ pc„,
Agency cc
c
+Weld County Planning Dept. ❖918 10'"Street,Greeley,CO.80631 4(970)353-6100 ext.3540 +(970)304-6498 fax
Weld County Planning Department
GREELEY OFFICE
• - NOV 1 5 2006
MEMORANDUM RECEIVED
ITO: Hannah Hippely, Planning Services DATE: Nov. 10, 2006
FROM: Donald Carroll, Engineering Administrator
Ce SUBJECT: USR-1586, Justin and Wendy Markwardt
COLORADO
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the
purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section
23. Our comments and requirements are as follows:
COMMENTS:
Weld County Road Classification Plan (FHU): (June 2002)
F Street is classified as a future arterial roadway. This classification of road requires a 140-foot right-of-way at
full build out. There is presently a 60-foot (please check) right-of-way. This road is maintained by Weld
County. Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (23-1-90), the required
setback for future buildings as part of this development is measured from the future right-of-way line.
LEQUIREMENTS:
Access: The proposed access appears to be a combined access with the existing use (single family
residence). The existing single family residence has four access points within 200 feet. The eastern most
access drive(s) should be combined and improved to form one access point to the proposed development that
meets access standards (23-2-240, Section 9).
All weather surfacing should include not only the RV storage areas but also the access drive up to the edge of
asphalt of F Street.
Off-Street Parking: It is unclear from the USR plot plan submittal where, if any, off street parking is provided
for customers. The applicant should further address this issue. If the proposed use includes office space for
customer payment, etc., the applicant will be required to provided parking lot spaces that are hard surfaced
(paved) to meet ADA requirements.
The Department of Planning Services will determine the appropriate number of parking spaces as dictated by
the proposed use. All parking spaces will be required to use wheel stops to delineate parking from walk or
pedestrian travel areas. The applicant should verify that the proposed access drive, parking layout and gate
entrance accommodates vehicles with large turning radii (i.e. RVs & boats).
Easements: The applicant is required to identify and dimension, on the plat drawing, the type and location of
all easements on the subject parcel. The proposed improvements should be located in a manner as to not
encroach or limit the use of these easements.
'uture ROW for F Street: The applicant is required to identify the future right-of-way for F Street within the
proposed USR site. Improvements that encroach within this future right-of-way should be kept to a minimum.
Only minor landscaping improvements will be allowed.
Identification Sign: The applicant has not indicated on the plot map the desire to install an identification sign
r the facility. This should be identified on the plat, if appropriate, and be located outside any future right-of-
way or easements.
Soils: The applicant has shown on the plot map general soils classifications based on what is assumed to be,
US Soil Conservation Service classes. This information is of little value to determine the suitability of soils for
proposed construction, infiltration or stability. If the applicant intends to achieve USR approval for the future
installation of self-storage units with this application, they will be required to submit a formal geotechnical
investigation of the site.
Storm Water Drainage: The applicant has indicated the desire to expand the use of the site to include self-
storage units that would occupy more than '/z of the 10 acre site. This more intense use will increase the
imperviousness of the site and therefore, generate more storm water runoff. A complete site drainage plan
and study will be required for this use. The applicant should contemplate this plan now to allow for the proper
site planning when the self-storage units are constructed. This work must comply with the Urban Storm
Drainage Criteria — Weld County modifications (Code Chapter 8). All detention, water quality and release
standards will need to be met.
pc: Justin and Wendy Markwardt
USR-1586
MEMORANDUM
TO: Hannah Hippely, Planning Services DATE: Nov. 15, 2006
FROM: Donald Carroll, Engineering Administrator
SUBJECT: USR-1586, Justin and Wendy Markwardt
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the
purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section
23. Our comments and requirements are as follows:
COMMENTS:
Weld County Road Classification Plan (FHU): (June 2002)
F Street is classified as a Local pave roadway. This classification of road requires a 60-foot right-of-way at full
build out. There is presently a 60-foot (please check) right-of-way. This road is maintained by Weld County.
Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (23-1-90), the required setback
for future buildings as part of this development is measured from the future right-of-way line.
.EQUIREMENTS:
Access: The proposed access appears to be a combined access with the existing use (single family
residence). The existing single family residence has four access points within 200 feet. The eastern most
access drive(s) should be combined and improved to form one access point to the proposed development that
meets access standards (23-2-240, Section 9).
All weather surfacing should include not only the RV storage areas but also the access drive up to the edge of
asphalt of F Street.
Off-Street Parking: It is unclear from the USR plot plan submittal where, if any, off street parking is provided
for customers. The applicant should further address this issue. If the proposed use includes office space for
customer payment, etc., the applicant will be required to provided parking lot spaces that are hard surfaced
(paved) to meet ADA requirements.
The Department of Planning Services will determine the appropriate number of parking spaces as dictated by
the proposed use. All parking spaces will be required to use wheel stops to delineate parking from walk or
pedestrian travel areas. The applicant should verify that the proposed access drive, parking layout and gate
entrance accommodates vehicles with large turning radii (i.e. RVs & boats).
Easements: The applicant is required to identify and dimension, on the plat drawing, the type and location of
all easements on the subject parcel. The proposed improvements should be located in a manner as to not
encroach or limit the use of these easements.
uture ROW for F Street: The applicant is required to identify the future right-of-way for F Street within the
proposed USR site. Improvements that encroach within this future right-of-way should be kept to a minimum.
Only minor landscaping improvements will be allowed.
Identification Sign: The applicant has not indicated on the plot map the desire to install an identification sign
r the facility. This should be identified on the plat, if appropriate, and be located outside any future right-of-
way or easements.
Soils: The applicant has shown on the plot map general soils classifications based on what is assumed to be,
US Soil Conservation Service classes. This information is of little value to determine the suitability of soils for
proposed construction, infiltration or stability. If the applicant intends to achieve USR approval for the future
installation of self-storage units with this application, they will be required to submit a formal geotechnical
investigation of the site.
Storm Water Drainage: The applicant has indicated the desire to expand the use of the site to include self-
storage units that would occupy more than 1/2 of the 10 acre site. This more intense use will increase the
imperviousness of the site and therefore, generate more storm water runoff. A complete site drainage plan
and study will be required for this use. The applicant should contemplate this plan now to allow for the proper
site planning when the self-storage units are constructed. This work must comply with the Urban Storm
Drainage Criteria — Weld County modifications (Code Chapter 8). All detention, water quality and release
standards will need to be met.
pc: Justin and Wendy Markwardt
USR-1586
Hello