HomeMy WebLinkAbout20072008.tiff Web County Planning Department
GREELEY OFFICE
PR 3 0 2007
1,t44.1
° RECEIVED
Weld County Referral
1 April 23, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Horton Farms II LLC Case Number USR-1615
Please Reply By May 21, 2007 Planner Jacqueline Hatch
Project Site Specific Development Plan and a Special Review Permit for a Use by Right,
an accessory use, or a Use by Special Review in the Commercial or Industrial
Zone District(manufacturing of landscape blankets) in the (A)Agricultural Zone
District.
Legal Part of the SW4 of Section 28, T2N, R64W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to 1-76 Frontage Road and approximately 1/4 mile east of
CR53.
Parcel Number 1305 28 000012
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 19, 2007
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
Ii We have reviewed the request and find no conflicts with our interests.
1u" See attached letter.
❑ Please notify me of any public hearings regarding this request.
Comments: n I
lett
Signature c� —�ln` Date oil .9,3
Agency W C S G EXHIBIT
2007-2008
t Weld County Planning Dept. 44209 CR 24.5,Longmont,CO.80504 4(720)652-4210 ext.8730 8(720)652-4211
Weld County Sheriff's
Office
M e mo
To: Jacqueline Hatch
From: Cdr.J.D. Broderius
Date: April 29,2007
Re: USR-1615 Horton Farms II LLC
1. Mail distribution for the home and 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 residents 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.
1
Weld County Referral
Weld County Planning Department
GREELEY OFFICE
April 23, 2007
APR 2 5 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Horton Farms II LLC Case Number USR-1615
Please Reply By May 21, 2007 Planner Jacqueline Hatch
• Project Site Specific Development Plan and a Special Review Permit for a Use by Right,
an accessory use, or a Use by Special Review in the Commercial or Industrial
Zone District(manufacturing of landscape blankets) in the (A)Agricultural Zone
District.
Legal Part of the SW4 of Section 28, T2N, R64W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to 1-76 Frontage Road and approximately 1/4 mile east of
CR53.
Parcel Number 1305 28 000012
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 19, 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.
OW See attached letter.
❑ Please notify me of any public hearings regarding this request.
Comments:
Signature ,j"�� � Date 71 r'7 7 .
Agency
+weld County Planning Dept. 44209 CR 24.5, Longmont,CO. 80504 4(720)652-4210 ext.8730 6(720)652-4211 fax
�� MEMORANDUM
JacqueDATE: April 271, 2007 ine Hatch, Planner III
COLORADO
FROM: Kim Ogle, Planning Manager
SUBJECT: USR-1615, for a Commercial Business
Horton Farms II, LLC, Applicants
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"= 40 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 application materials do not specifically address this issue,
stating that the surface water follows the current flow of the site and that the site is fat. 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 of unknown dimension that are associated
with this commercial facility. For the purposes of this referral staff has taken the position for full
buildout of the property, i.e., 12 persons using the property to access the facility for the purpose
of manufacture and loading and unloading materials
The parking requirement for this facility is as follows: The facility has a single shared point of
ingress and egress. The twelve employees who utilize the service yard shall each be afforded
rtovtow Fewin s U, LLC- RSR1615,page I
one parking space. There shall also be one dedicated location for the truck to load and unload
materials associated with delivery of materials to the facility.
Should the employee numbers increase, 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 the SH 1076 South Frontage
Road. The internal circulation is clear, additional information shall be submitted delineating the
intemal circulation pattem and the proposed parking areas associated with this facility. Further,
the applicant shall delineate on the plat the proposed parking layout, including adequate aisles,
and wheel stops. The applicant shall contact CDOT to determine if an access permit is require, if
required demonstrate compliance with the requirements of the CDOT. Written evidence of
compliance from the Department of Public Works, CDOT, the Fire Protection District and
associated emergency responder personnel 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 maybe 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. Written
evidence of compliance shall be submitted to the Department of Planning Services.
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. 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 written
description of the proposed Landscape and Screening Plan submitted with the application
rrortow FRYW15 N, LLC- LASR1615,page 2
materials. It is unclear from the submitted drawings if the fifteen (15) percent landscaped
requirement has been met. The applicant shall address this issue and provide additional
documentation including all proposed fencing, lighting, adjacent property screening and
landscape treatment to meet this section of the Weld County Code.
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. 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 mannerthat 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 Well water tap from the State engineers office. 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.
�— 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 howthe outside storage
will be screened.
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.
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
Ftortow Fayw&s i1, LLC— L4SR1615,p2ge 3
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.B.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.
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 suficient 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 povide
additional information to the Weld County Department of Public Health and Environment 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 erderior lighting be a part of this facility, all light
standards shall be delineated on the USR Plat.
Section 23-2-250.B.7
Property Maintenance. 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. 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 ofthe loading zone that
is in compliance with this Section of the Code. There shall be parking or staging of vehicles
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
Hovtoo,Fc n&s U, LLC- RSR1615,page 4
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, et cetera) 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.
End Memorandum.
h ortow Farw&s ii, LLC- 14SR1 15,page 5
riceWeld County Referral
WIlD April 23, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Horton Farms II LLC Case Number USR-1615
Please Reply By May 21, 2007 Planner Jacqueline Hatch
Project Site Specific Development Plan and a Special Review Permit for a Use by Right,
an accessory use, or a Use by Special Review in the Commercial or Industrial
Zone District (manufacturing of landscape blankets) in the (A)Agricultural Zone
District.
Legal Part of the SW4 of Section 28, T2N, R64W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to 1-76 Frontage Road and approximately 1/4 mile east of
CR 53.
Parcel Number 1305 28 000012
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 19, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O/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
{r1 /
Agency
+Weld County Planning Dept. +4209 CR 24.5, Longmont,CO.80504 4(720)652-4210 ext.8730 +(720)652-4211 fax
0
. i es ii(i DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
I 918 10`h Street
WI D GREELEY, COLORADO 80631
C. PHONE (970) 353-6100, EXT.3540
FAX (9(970) 304-6498
COLORADO SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX(720)652-4211
May 17, 2007
Horton farms II LLC
Site Specific Development Plan and Special Use Permit for Use by Right, an accessory Use or a Use by Special
Review in the Commercial or Industrial Zone District(Manufacturing of landscape blankets)in the A(Agricultural) Zone
District.
USR-1615
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.
e-
3. Buildings shall conform to the requirements of the various codes adopted at the time of permit application.Currently
the following has been adopted by Weld County:2006 International Building Code;2006 International Mechanical Code;
2006 International Plumbing Code; 2006 International Fuel Gas Code; and the 2005 National Electrical Code and
Chapter 29 of the Weld County Code.
4. All structures will require an engineered foundation based on a site-specific geotechnical report or an open hole
inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado
registered engineer.
5. The buildings will be classified as B/S-1 (Warehouse and offices), F-1 (Blanket machine building) and S-1 (Raw
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 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 South East Weld Fire protection District
prior to construction of any structure.
8. There are no historical building permits on record for this parcel.
ily, 4...0
gil Official
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lit
County Referral
GRFFLEY OFFICE unty Planning Department
liD
1
O MAY 2 3 200; April 23, 2007 , 1
r..v.
COLORADCEIVED L
L APR 2 6 2007
The Weld County Department of Planning Services has received the following item f r@COUNT} U,(L; ,U, !;'
Applicant Horton Farms II LLC Case Number USR-1615
Please Reply By May 21, 2007 Planner Jacqueline Hatch
Project Site Specific Development Plan and a Special Review Permit for a Use by Right,
an accessory use, or a Use by Special Review in the Commercial or Industrial
Zone District (manufacturing of landscape blankets) in the (A)Agricultural Zone
District.
Legal Part of the SW4 of Section 28, T2N, R64W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to 1-76 Frontage Road and approximately 1/4 mile east of
CR53.
Parcel Number 1305 28 000012
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 19, 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.
0 See attached letter.
Please notify me of any public hearings regarding this request.
Comments:
Signature if
� 1 Date 6.42,1-o7
�u.
Agency .1iaK IA/irn.6,r
+Weld County Planning Dept. +4209 CR 24.5, Longmont, CO.80504 4(720)6524210 ext.8730 +(720)652-4211 fax
6 MEMORANDUM
TO: Jacqueline Hatch, Planning Services DATE: May 21, 2007
FROM: Donald Carroll, Engineering Administrator SUBJECT: USR-1615, Horton Farms II, LLC W
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 & REQUIREMENTS:
Weld County Road Classification Plan (FHU): (June 2002)
The applicant is applying for a Special Review on property located along the 1-76 Frontage Road west of
Keenesburg. The subject parcel is not adjacent to any roadways within Weld County's jurisdiction. All Weld
County roads nearby are classified as local roads with 60-ft of right-of-way.
Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (23-1-90), the required setback
r buildings as part of this development is measured from the future right-of-way line. The future right-of-way
one for 1-76 as determined by CDOT is referenced here. All building envelopes must adhere to these setback
requirements.
Access: The applicant currently has one access point to the parcel off of the 1-76 Frontage Road. The
provided site plan appears to move this access point approximately 60 feet to the west. The proposed access
will require a new Access Permit from the CDOT Region 4 Access Coordinator, Gloria-Hice Idler. CDOT will
require that the new access shall meet all of CDOT's requirements for width, surface type, drainage, and sight
distance.
Off-Street Parking: The USR site plan does not identify specific parking areas. The applicant is requested to
provide a parking plan that designates parking spots for employees, customers and business/delivery trucks.
The parking locations shall be dimensioned and shown according to Section 23-2-260; 10. The applicant shall
further address this issue. Designated parking areas must be surfaced with an all weather surfacing material.
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. A minimum number of parking spaces will need to meet ADA accessibility standards.
Easements & Rights of Way: The applicant is required to identify and dimension, on the site plan map, the
type and location of all easements and ROW on or adjacent to, the subject parcel. Utility easements must also
be shown on the map. Improvements (buildings, etc.) should be located in a manner as to not encroach or
limit the use of these easements or ROW.
"'"-ientification Sign: The applicant has not indicated on the site plan map the desire to install identification
signs for the facility. If desired, it should be identified on the plat, if appropriate, and be located outside any
future right-of-way or easements. (Ch. 23, Article VI, Division 2)
Jacqueline Hatch, Planning Services
--t1SR-1615, Horton Farms II, LLC
Aay 21, 2007
Page 2
Soils: A soils report for the site has not been provided. A soils investigation should be completed to
determine sub grade suitability for the buildings and their foundation construction. At a minimum, soils shall be
identified according to 23-2-260, D, part 4; c; 4 in a readable, understandable format.
Storm Water Drainage: The applicant has only provided a brief description of the drainage features on the
site via the application. The applicant's site plan does not show detaining developed condition flows from the
site yet the proposed development adds 27,500 SF of impervious area. The applicant is requested to provide
the appropriate runoff calculations to determine if the sizing and location of the existing drainage structures are
adequate to accept additional site runoff. This can be provided in the form of a drainage report that complies
with the Urban Storm Drainage Criteria — Weld County modifications (Code Chapter 8, Article XI, Appendix
8L). Urban Storm Drainage Criteria detention water quality and release standards will need to be met.
Floodplain: This application is not within any FEMA regulated floodplains.
Traffic Generation: The applicant discusses traffic generation in section 5 of the USR application. They have
provided data that they employ up to 5 individuals per shift; 10 to 12 total (peak working 24 hours per day).
However, the applicant does not discuss the total number of shifts per day, the total number of delivery trucks
per day or potential for customer traffic to the site. The applicant shall provide further information on all
vehicular trips using this site to further clarify this issue.
c: Horton Farms II, LLC (Steve Parry)
USR-1615
MEMORANDUM
TO: Jacqueline Hatch, Planning Services DATE: May 18, 2007
FROM: Donald Carroll, Engineering Administrator
SUBJECT: USR-1615, Horton Farms II, LLC
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 & REQUIREMENTS:
Weld County Road Classification Plan (FHU): (June 2002)
The applicant is applying for a Special Review on property located along the 1-76 Frontage Road west of
Keenesburg. The subject parcel is not adjacent to any roadways within Weld County's jurisdiction. All Weld
County roads nearby are classified as local roads with 60-ft of right-of-way.
Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (23-1-90), the required setback
for buildings as part of this development is measured from the future right-of-way line. The future right-of-way
one for 1-76 as determine by CDOT is referenced here. All building envelopes must adhere to these setback
Jquirements.
Access: The applicant currently has one access point to the parcel off of the 1-76 Frontage Road. The
provided site plan appears to move this access point approximately 60 ft to the west. The proposed access
will require a new Access Permit from the CDOT Region 4 Access Coordinator: Gloria-Hice Idler. The new
access shall meet all of CDOT's requirements for width, surface type, drainage and sight distance.
Off-Street Parking: The USR site plan does not identify specific parking areas. The applicant shall provide a
parking plan that designates parking spots for employees, customers and business/delivery trucks. The
parking locations shall be dimensioned and shown according to Section 23-2-260; 10. The applicant shall
further address this issue. Designated parking areas must be surfaced with an all weather surfacing material.
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. A minimum number of parking spaces will need to meet ADA accessibility standards.
Easements & Rights of Way: The applicant is required to identify and dimension, on the site plan map, the
type and location of all easements and ROW on or adjacent to, the subject parcel. Utility easements must also
be shown on the map. Improvements (buildings, etc.) should be located in a manner as to not encroach or
limit the use of these easements or ROW.
Identification Sign: The applicant has not indicated on the site plan map the desire to install identification
signs for the facility. If desired, it should be identified on the plat, if appropriate, and be located outside any
-`k"ture right-of-way or easements. (Ch. 23, Article VI, Division 2)
Soils: A soils report for the site has not been provided. A soils investigation should be completed to
determine subgrade suitability for the buildings and their foundation construction. At a minimum, soils shall be
identified according to 23-2-260, D, part 4; c; 4 in a readable, understandable format.
`.orm Water Drainage: The applicant has only provided a brief description of the drainage features on the
site via the application. The applicant's site plan does not show detaining developed condition flows from the
site yet he is adding 27,500 SF of impervious area. The applicant shall provide the appropriate runoff
calculations to determine if the sizing and location of the existing drainage structures are adequate to accept
additional site runoff. This can be provided in the form of a drainage report and must comply with the Urban
Storm Drainage Criteria —Weld County modifications (Code Chapter 8, Article XI, Appendix 8L). All detention,
water quality and release standards will need to be met unless waived by Weld County Public Works staff.
Floodplain: This application is not within any FEMA regulated floodplains.
Traffic Generation: The applicant discusses traffic generation in section 5 of the USR application. They have
provided data that they employ up to 5 individuals per shift; 10 to 12 total (peak working 24 hours per day).
However, the applicant does not discuss the total number of shifts per day, the total number of delivery trucks
per day or potential for customer traffic to the site. The applicant shall provide further information on all
vehicular trips using this site to further clarify this issue.
pc: Horton Farms II, LLC (Steve Parry)
USR-1615
resce-6"
MEMORANDUM
TO: JACQUELINE HATCH,PLANNING SERVICES
FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH
SUBJECT:USR-1615
HORTON FARMS II LLC
DATE: 06//01/2007
COLORADO CC:
Environmental Health Services has reviewed this proposal for the manufacturing of
landscape blankets. We have no objections to the proposal, however, we do
recommend that the following conditions be part of any approval:
We recommend that the following requirements be met prior to allowing the plat to be
recorded:
1. The applicant shall submit evidence of an Air Pollution Emission Notice
(A.P.E.N.) and Emissions Permit application from the Air Pollution Control
Division (APCD), Colorado Department of Health and Environment. Alternately,
the applicant can provide evidence from the APCD that they are not subject to
these requirements.
2. The applicant shall provide current evidence that the facility has an adequate
water supply.
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 industrial 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
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 building,
warehouse and offices 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.
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".
2
5. Fugitive dust and fugitive particulate emissions shall be controlled on this site.
6. This facility shall adhere to the maximum permissible noise levels allowed in the
Industrial Zone as delineated in 25-12-103 C.R.S., as amended.
7. Adequate handwashing and toilet facilities shall be provided for employees and
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.
9. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes.
10.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).
11.If applicable, the applicant shall obtain a stormwater discharge permit from the
Colorado Department of Public Health & Environment, Water Quality Control
Division.
12.The operation shall comply with all applicable rules and regulations of the State
and Federal agencies and the Weld County Code.
Additionally, please note the following:
1. This application is proposing a well as its source of water. The applicant should
be made aware that while they may be able to obtain a well permit from the Office
of the State Engineer, Division of Water Resources, the quantity of water
available for usage may be limited to specific uses, i.e. domestic use only, etc.
Also, the applicant should be made aware that groundwater may not meet all
drinking water standards as defined by the Colorado Department of Public Health
and Environment. We strongly encourage the applicant to test their drinking
water prior to consumption and periodically test it over time.
3
USR-1615/Horton Farms Page 1 of 1
Jacqueline Hatch
From: Hice-Idler, Gloria [Gloria.Hice-Idler@DOT.STATE.CO.US]
it: Thursday, May 10, 2007 4:12 PM
To: Jacqueline Hatch
Subject: USR-1615/Horton Farms
Jacqueline,
I've reviewed the above proposal and have had a conversation with their representative. CDOT would like to see a drainage
study and a traffic impact study before comment further.
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
05/10/2007
S A l'E OF COLORADO
JFFICE OF THE STATE ENGINEER
Division of Water Resources oFa. �
Department of Natural Resources co Wci>,14\7
,�
1313 Sherman Street,Room 818 J9/1/0/
Denver.Colorado 80203
Phone(303)866-3581 . d
FAX(303)866-3589 4j �r`"� 4 4'l/gGo Bill Ritter,Jr.
http:cwww water.state.co.us May 7, 2007 F �a /�O,.`�di-, Governor
Jacqueline Hatch < "� <O C �c Hams D.Sherman
Weld County Planning Dept. � Executive Director
4209 CR 24.5 deb Hal D son,
Slate Engineer P E.
Longmont, CO 80504
Re: USR-1615 - Site Specific Development Plan and Special Review Permit for a Use
by Right, an accessory use, or a Use by Special Review in the Commercial or
Industrial Zone District (manufacturing of landscape blankets)
Dear Ms. Hatch:
This referral does not appear to qualify as a "subdivision" as defined in Section 30-
28-101(10)(a), C.R.S. Therefore, 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 do not address the
adequacy of the water supply plan for this project or the ability of the water supply plan to
satisfy any County regulations or requirements. In addition, the comments provided
herein cannot be used to guarantee a viable water supply plan or infrastructure, the
issuance of a well permit, or the physical availability of water.
According to the submitted information, the site will be served by a domestic well.
From the submitted information it is unclear if there is an existing domestic well located on
the property or if a new well will be constructed. Given the proposed uses at the site a
nonexempt commercial well permit approved pursuant to C.R.S. 37-90-137 will be required.
Unless the applicant seeks a well permit for a nontributary source, a court approved
augmentation plan will be required in order to obtain a well permit for the proposed uses.
According to the files of the State Engineer's Office the applicant has not yet submitted a
well permit application to change the use of an existing well or to construct a new well at the
site. The ability of the applicant to obtain a well permit for commercial use will be evaluated
at the time the well permit application is submitted.
Should you have any questions in this matter, please contact Joanna Williams of this
office.
Sincerely,
��I G g2e,ezeyh.
Kevin G. Rein, P.E.
Chief of Water Supply
KGR/JMW
STATE OF COLORADO Weld County Planning Department
SO'1THWEST BUILDING Oyp
Bill Ritter,Jr., Governor MAY 1 2007 ` TO
O.
DEPARTMENT OF NATURAL RESOURCES t r ,
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER R E C C A V E D -4OF w-�
Bruce McCloskey, Director
6060 Broadway For Wildlife-
Denver,Colorado 80216 For People
Telephone:(303)297-1192
wildlifastate.co.us
May 14,2007
Jacqueline Hatch
4209 CR 24.5
Longmont, CO 80504
Dear Ms. Hatch:
Thank you for the opportunity to comment on the Horton Farms project(USR-1615). The goal of the Colorado
Division of Wildlife(CDOW) is to provide complete,consistent and timely information to all entities who request
comment on matters within our statutory authority and our mission-which is to protect,preserve, enhance and
manage wildlife and their environment for the use, benefit, and enjoyment of the people of Colorado and its
visitors.
District Wildlife Manager Chris Mettenbrink recently visited the project site and evaluated the projects impact to
the wildlife resources in the area. The project site is primarily agricultural land consisting of wheat fields backed by
a railroad line. The wildlife value of this property would be considered low to medium quality. The wheat fields
provide cover and food to a variety of wildlife species. Wildlife that could be found on the property includes many
species of grassland birds, raptors, deer,fox,coyotes, and other small mammals.
We recommend that the existing trees that are on the property remain if possible. Mature trees are important to
many species of birds and raptors for cover and nesting. In addition, we recommend that any landscaping of the
property be done with native trees, shrubs,and grasses to enhance the wildlife communities that exist in the area.
Again,thank you for opportunity to comment on the Horton Farms project. If you have any questions or concern,
please contact District Wildlife Manager Chris Mettenbrink at(303)906-1979. Thank you.
Sincerely, L.-n
Scott�oover
Northeast Regional Manager
Colorado Division of Wildlife
CC: Mark Leslie-Area Wildlife Manager
Chris Mettenbrink-District Wildlife Manager
File: Scott Hoover,Northeast Regional Manager
Area 2 File
DEPARTMENT OF NATURAL RESOURCES,Harris D.Sherman,Executive Director
WILDLIFE COMMISSION,Tom Burke,Chair•Claim O'Neal,Vice Chair•Robert Bray,Secretary
Members,Dennis Buechler•Brad Coors•Jeffrey Crawford•Tim Glenn•Roy McAnally•Richard Ray
Ex Offido Members,Harris Sherman and John Stulp
Hello