HomeMy WebLinkAbout20070157.tiff JUN. 20. 2006 11 : 54AM LP'"44ARK ENGINEERING NO. 900 P. 2
• SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW(USR) APPLICATION
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FOR PLANNING DEPARTMENT USE DATE RECEIVED: '/,C-, _ Z,,,,�, r'.7 F=,
RECEIPT#!AMOUNT# 1$ CASE#ASSIGNED: tfs
APPLICATION RECEIVED BY PLANNER ASSIGNED: USY._ 7.Z.4
Parcel Number!U �j 5 7 -L 4H-Q-IZZ-fl- o k 2/
(12 digit number-found on fl I.D.information.�tainab 0 etQe Weld County Assessors Office
.or www.00.weld.co.us).
Legal Description con P6O 1ZD PL/O57I4- ? .Section Pt Township y North, RangetWest
n-717.5-o 1
Flood Plain: N/A Zone District ALT , Total Acreage:6438156 ,Overlay District: N/A
Geological Hazard: N/f ,Airport Overlay District: 141/5e
FEE OWNER(S)OF THE PROPERTY:
Marne:JERPY N\X - NIX AALPH PP4PVt6
Work Phone#R17 QTLt,/i-Loi& Home Phone# I 7d'2F) 6zi`3Email
Address: /b8b5 (AUNTY ROA°44'
Address:_
City/State/Zip Code:LL ei SArcL . CO 044_5 — —
Name:
Work Phone# Home Phone# Email
Address:
Address:
City/StatelZipCoda: —
Name:
Work Phone# Home Phone# Email
Address:
Address:_
City/State/Zip Code:
APPLICANT OR AUTHORIZED AGENT(See Below:Authorkatien must aeeornpany appicedons signed byAvthedzed Agent)
Name: Lf4MP177ARK tN66INECAt/t- % r/PFANEJOHN514^1
Work Phone# 6,47.0 141, Phone# Email
Address:_%21 W5/ l H0 Btvp
Address:
City/State/Zip Code env,IAAND, CO SOS31
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PROPOSED USE:__^ ST /! coo SF f_ - / C
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I (We) hereby depose and state under penalties of perjury that all statements, proposals,and/or plans submitted
with or contained within the application are true and correct to the best of my(our)knowledge. Signatures of all fee
owners of pro erty must sign this application. Man Authorized Agent signs,a letter of authorization from all fee
owners must included with the application. If a corporation is the fee owner, notarized evidence must be
included indi a'ng that the signatory has to legal authority to sign for the corporation.
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e: wner , " '" —- - �e Signature:( Authorized Agent Date
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EXHIBIT
1 3
2007-0157
McCrimmon Alliance Company, LLC is a small, family owned business and is not
knowledgeable about all items that may be necessary to fulfill the special review. Landmark
Engineering has been hired to help the process. If there are any items that you can make us
aware of that may further expedite the proposal, please contact me.
SALE OF OLD PROPERTY: April 10, 2006
180-DAY DEADLINE: October 7, 2006
Thank you for your consideration in expediting the review to help make the 1031
timetable.
Ronald cCrimm .
ac Equipment, Inc
McCrimmon iance Company, LLC
r-.
SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW (USR) QUESTIONNAIRE
The following questions are to be answered and submitted as part of the USR application. If a
question does not pertain to your use, please respond with "not applicable", with an explanation
as to why the question is not applicable.
Project Introduction
This USR application is accompanied by a Pre-Advertisement letter that respectfully requests an
expedited review that would allow the applicants, Mac Equipment, to be scheduled for County
Commissioner hearing as soon as possible due to a 1031 real estate transaction deadline.
The 1031 transaction allows the proceed monies from the sale of one property to be reinvested
into another property of a higher value. Sale proceeds are exempt from capital gain taxes if the
purchase of the new property is completed within 180 days of the sale of the old property.
The property associated with this USR request is owned by Ralph Nix Produce, Inc and has a
current USR -726-86-7 permit. The property is a triangular-shaped parcel bounded on the east
by Weld County Road 35, Weld County Road 44 on the south, and the Western Mutual Ditch on
the west. The 8.8 acre property has a single family two-story residence and two steel frame/steel
clad buildings encompassing 11,052 and 46,513 square feet; they are used as onion packing
houses.
The property is approximately three miles south of the town of LaSalle, Colorado and 1 mile east
of Highway 85. It is located in the Southeast '/ of the Southeast '/a of Section 14, Township 4
North, Range 66 West of the 6`k PM, Weld County, Colorado.
1. Explain, in detail, the proposed use of the property.
Mac Equipment, a family owned business, is in the process of a 1031 real estate
transaction to purchase the Ralph Nix Produce facility located in LaSalle, Colorado.
The facility includes a single family residence and two large warehouses; a 46,513
square foot building and an 11,052 square foot building.
Mac Equipment is proposing to use the smaller 11,052 square foot warehouse as storage
for custom made New Hustler lawn mowers and lawn maintenance equipment. The
single family residence will be offered to an employee of Mac Equipment who will reside
there with his family and maintain the residence and warehouses. This will be the only
full time employee at the site with occasional visits from owners as needed.
In addition to the lawn mower and equipment storage uses, Mac Equipment proposes to
lease out the larger 46,513 square foot warehouse. Although lease contracts will not be
signed until Mac Equipment has approval of the storage for lawn mowers and lawn
maintenance equipment, this application includes two specific requests and identifies a
number of additional uses for the remaining building that would be compatible with the
proposed onsite uses, as well as the surrounding area.
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
The proposed lawn mower and equipment storage uses will have minimal impact to the
site and surrounding area with one or two loads of mowers per week arriving during
peak operation and little or no use during the colder off-season.
In addition to Mac Equipment's request for indoor storage in the 11, 052 square foot
building, this USR also requests approval for Management Services of America (Ron and
Denise Haines) to lease approximately 25,000 square feet for storage and manufacturing
of livestock fence. The 25,000 square feet would allow for the storage of supplies and
finished fencing sections to be stored indoors. Management Services of America
currently has 3 full time employees and anticipates a long term need for 15 local
employees.
Lastly, Mac Equipment would like the ability to offer any remaining square footage under
a blanket of uses that may be needed and desirable for the area. This would include
• storage of oil and gas equipment and/or office,
• agricultural service establishments and/or office associated with sorting, grading,
and packing of fruits and vegetables,
• storage of crop dusting or spraying equipment including air hangars, fertilizer
storage, insecticide storage,
• storage and sale of feed and grain,
• Storage and sales of seed, seed production, processing, storage, mixing,
blending,
• farm equipment storage and sales,
• uses previously approved on the site under USR-726-86-7.
Understanding that blanket use requests are not typical and may require additional
conditions, the applicant respectfully requests Staff's support to allow flexibility for
possible tenants looking for leasing options associated with the rural uses in the area
while still maintaining a level of operation that will warrant Staff support and
recommendation for approval.
2. Explain how this proposal is consistent with the intent of the Weld County Code,
Chapter 22 (Comprehensive Plan).
The proposed plan is consistent with the Comprehensive Plan because it respects the
agricultural tradition of the County. The proposed use does not threaten the
continuation of agricultural uses because no agricultural lands are being converted to
allow for the proposed equipment storage home business. The property is approximately
8 acres as a result of a previously approved Recorded Exemption and is not feasible for
farming or ranching. In addition, the proposed uses are related to and consistent with
the agricultural tradition of the County.
The proposed plan is consistent with the Comprehensive Plan because the property
owner's are following the proper land use change procedures and regulations by
submitting the Special Review application. Issues related to the public health, safety and
welfare of the owners, employees and public have been considered in the design. The site
layout, facilities, landscape buffering and minimal activity mitigate the impacts of the
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
business to assure compatibility with the surrounding properties. The vehicular activity
that occurs at the site is compatible with that of the agricultural uses of trucks and
trailers. Historically, the facility encountered the same type of vehicular activity with
employee vehicles and produce delivery trucks of Ralph Nix Produce and produce
delivery truck.
The proposed plan is consistent with the Comprehensive Plan in that it encourages
economic prosperity by generating opportunities that are compatible with the
surrounding area. The existing facility has historically been an onion storage and
packing facility. However, as a result of the recent revocation of many well permits and
changing immigration laws,farming is no longer a feasible livelihood for the owners and
they need to sell the property to a business that can support the facility onsite. As such,
alternative uses for such facilities must be provided to ease the hardships of this farming
and ranching community. This facility allows alternatives that will have minimal impact
but still offer opportunities for businesses associated with the farming and agricultural to
succeed.
3. Explain how this proposal is consistent with the intent of the Weld County Code,
Chapter 23 (Zoning) and the zone district in which it is located.
The plan is consistent with the intent of the Weld County Code because no agricultural
lands are being converted to allow for the proposed uses. The Agricultural zone district
allows for quality commercial and industrial uses through the Special Review Process
when the uses are appropriate and goals and policies are addressed.
The proposed plan does not propose any additional buildings or infrastructure. The
existing facilities are adequate to support the proposed uses on site with minimal impacts
to the surrounding area.
4. What type of uses surround the site? Explain how the proposed use is consistent
and compatible with the surround land uses.
The surrounding properties are agricultural. The proposed uses are consistent and
compatible with the surrounding uses because they uses allow for a historically
agricultural facility to continue operating as a business that is important to rural
properties and the continuation of the production of agricultural products. All uses
proposed, including those proposed under the blanket uses will have minimal impact to
the site and the surrounding area. It is anticipated that the facility operation, employees
and distribution will be similar to its historical use under the existing USR 726-86-7
approved for Nix Produce however there will be multiple similar uses rather than the
current singular produce production and storage.
5. Describe, in detail, the following:
a. How may people will use this site?
Mac Equipment will have one full time onsite employee (with his family) who will
maintain the residence, the warehouses and the site. One to two additional
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
employees may visit the site on a weekly basis to deliver lawn mowers during
peak season with little or no use during the colder off-season. The owners will
have occasional site visits for routine inspections.
Management Services of America expects 3 full time employees as the business is
established and then anticipates growth to support 15 employees in the future.
The schedule for delivery of livestock fencing is unknown at this time however is
anticipated to be once a week.
It is unknown at this time the number of people who will use the site associated
with the various proposed blanket uses, but it is expected to be minimal.
There is expected to be little or no use by the public, vendors, or visitors.
b. How many employees are proposed to be employed at this site?
See previous statement on the number of people who will use the site.
c. What are the hours of operation?
Monday through Friday from 7a.m. to 5 p.m.
d. What type and how many animals, if any, will be on site?
There are no animals associated with the proposed business.
e. What type and how many structures will be erected(built) on site?
There are three existing structures on site.
A two-story single family residence was constructed in 1987 and includes an
unfinished basement, three bedrooms, three baths, and a garage.
The northerly commercial building encompasses 11,052 square feet. It is steel
framed/steel clad and was constructed in 1997. It has historically served as an
onion sorting facility.
The southerly commercial complex encompasses 46,513 square feet. It is steel
framed/steel clad and was constructed in phases starting in 1987. There are
several adjoining buildings that comprise the facility. There is an 1,800 square
foot office, kitchenette and restroom. The buildings include refrigeration for
vegetable storage, docking doors and ramps. Buildings within this complex
include an 80'x250' sorting room, 65x75 and 110'x140' packing areas, a
36'x80'cooler, and 36 x60' shop. There is a 10 foot wide air plenum within the
packing area that traverses the building's width. Blowers move fresh air through
the plenum; air is discharged through vents above the floor providing air
movement through the stored produce.
No additional building or structures are proposed.
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
f. What kind (type, size,weight) of vehicles will access this site and how often?
It is anticipated that the resident will have two personal vehicles.
Mac Equipment will utilize typical delivery trucks that may visit the site once or
twice a week.
Management Services of America expects 3-15 employee vehicles and a typical
delivery truck once or twice a week.
It is unknown at this time the number of employees, visitors, or delivery vehicles
that will visit the site associated with the various uses associated with the various
proposed blanket uses.
g. Who will provide fire protection to the site?
Fire protection is provided by the LaSalle Fire Protection District, 118 Main
Street, LaSalle, Colorado 80645, 970-284-6336.
h. What is the water source on the property? (Both domestic and irrigation).
Water service is presently available by tap number #1234. Additional water is
available provided requirements of Central Weld County Water District and
Northern Colorado Water Conservancy District are met.
i. If storage or warehousing is proposed, what type of items will be stored?
The proposed uses are primarily storage and warehousing. Storage includes
lawn mowers and lawn equipment, storage of livestock fencing materials and
finished fence sections, oil and gas drilling equipment, agricultural service
establishments associated with storing/packing of fruits and vegetables, storage of
crop dusting equipment, fertilizer storage, insecticide storage, grain and feed
storage, seed storage,farm equipment storage and uses previously approved on
the site under USR-726-86-7.
6. Explain the proposed landscaping for the site. The landscaping shall be separately
submitted as a landscape plan map as part of the application submittal.
No landscaping is proposed for the site as a result of the existing conditions of the site, as
well as the drought conditions in Weld County.
7. Explain any proposed reclamation procedures when termination of the Use by
Special Review activity occurs.
No reclamation procedures are proposed.
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
8. Explain how the storm water drainage will be handled on the site.
Please refer to the attached Drainage Memorandum prepared by Landmark Engineering
Ltd.
9. Explain how long it will take to construct this site and when construction and
landscaping is scheduled to begin.
No construction is proposed with this application.
10. Explain where storage and/or stockpile of wastes will occur on this site.
No storage or stockpiling of waste will occur. The property has regular trash services.
Use By Special Review
Mac Equipment
Prepared By Landmark Engineering
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• Land a
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F , 9i0 G6] 6298
June 15, 2006
Project No. MCCRIA-6E4D01-200
3521 weir eiscr,hower blvd Loveland_Coreado 80532
Weld County Planning & Engineering
918 10`" Street
Greeley, Colorado 80631
RE: Recorded Exemption No. 1057-14-4-RE 850, Lot A Drainage
To Whom It May Concern:
Lot A is situated in the Southeast Quarter of the Southeast Quarter of Section 14, Township 4
North, Range 66 West of the 6`" P.M., County of Weld, State of Colorado. The property is
bounded by Weld County Road 35 on the East and Weld County Road 44 on the South. The
Western Mutual Irrigation Ditch bounds Lot A on the Northwest side of the property. The ditch
is concrete lined adjacent to the property.
Lot A consists of a two-story house, and two, one-story commercial steel buildings. The vast
majority of Lot A, minus the buildings, consists of gravel.
The drainage of Lot A is by sheet flow away from the existing structures on the lot. Drainage
swales are located around the border of the property. The swale located at the toe of the
Western Mutual Ditch flows in a northeasterly direction. The swale located at the toe of Weld
County Road 44 flows east to Weld County Road 35 and then north, adjacent to Weld County
Road 35. The drainage swales intersect at the North end of the property where storm runoff
creates a retention pond at the toes of the Western Mutual Ditch and Weld County Road 35. The
owner of the property informed me that during a major storm the retention area would fill from
the north end of the property to 2/3 of the distance to the northern most building and percolate
into the ground in approximately two days. There is no offsite drainage onto Lot A, nor does Lot
A drain on or across adjacent properties. Please refer to the attached drawing for onsite drainage
patterns.
Sincerely,
LANDMARK ENGINEERING LTD.
Jeff Olhausen, P.E.
JO/tv
Attachments
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McCrimmon Alliance Company,LLC
3907 14th St. S.W.
Loveland, CO 80537
970-593-9421
Weld County Board of County Commissioners
Weld County Planning Department
Greeley, CO
June 21, 2006
Dear Sirs,
This pre-advertisement is a request for Use By Special Review for property located at
16959 WCR 44 and 16885 WCR 44, LaSalle, CO 80645. We respectfully request the Board of
County Commissioners and Weld County Staff to expedite the processing of the USR application
materials due to a 1031 real estate transaction deadline.
The 1031 transaction allows the proceed monies from the sale of one property to be
reinvested into another property of higher value. Sale proceeds are exempt from capital gain
taxes if the purchase of the new property is completed within 180 days of the sale of the old
property.
Mac Equipment (principals of McCrimmon Alliance Company, LLC)would occupy 10,000
square feet of the 60,000 total square feet of warehouse. New Hustler lawn mowers in crates
would be warehoused. The use by Mac Equipment would be minimal with one or two loads per
week arriving during peak operation and little or no use during the colder off-season. McCrimmon
Alliance Company, LLC's plans are to lease out the remainder of the warehouse. Management
Services of America (Ron and Denise Haines) are interested in leasing 25,000 square feet. Ron
and Denise are distributors of livestock fencing and are proposing to expand a 3-person operation
by hiring 15 new, local employees and building the livestock fence they now purchase through
other vendors. The 25,000 square feet would allow the storage of all supplies and finished
product to be stored indoors.
Local farmers have shown interest in the remaining 25,000 square feet for storage. The
residence on the property will have new exterior paint and the interior will be remodeled. The
residence has been offered to an employee of Mac Equipment who will move his family there to
maintain the residence and warehouses.
McCrimmon Alliance Company, LLC is family owned by 4 brothers who also own Mac
Equipment, Inc in Loveland, CO. McCrimmon Alliance Company, LLC, owns the building Mac
Equipment operates out of. When the building was purchased, it was long overdue for many
needed repairs and was a definite eyesore to the community. Since the purchase, extensive
remodeling and upgrading of the facility have been completed making the area more attractive
and blending beautifully with the community. We invite you to visit Mac Equipment to witness our
commitment and pride in our possessions.
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