HomeMy WebLinkAbout20071822.tiff Weld County Referral
I D February 23, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A(Agricultural)Zone District.
Legal Part NW4 of Section 25, TIN, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately Vz mile west of CR 13.
Parcel Number 1467 25 000027
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) April 17, 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.
Comments:
Signature ege /L✓6-77 Date , /i/2c d(.� 7
Agency
2007-1822 EXHIBIT
❖Weld County Planning Dept. t4209 CR 24.5,Longmont, CO. 80504 ❖(720)652-4210 ext.8730 ❖(720)652-42 1 . 'L/{
ssies Q DEPARTMENT OF PLANNING SERVICES
Weld County Administrative Offices
4209 CR
CO Longmont CO 80504
Phone (720) 652-4210 Ext 8736
WEBSITE: www.co.weld.co.us
COLORADO
Applicant: Henry Johnston 13 March 2007
Case Number: USR-1607
Project: Site Specific Development Plan and a 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 districts (outdoor and indoor storage of RV's, boats, including a dump station, wash-bay,
air, water, vacuum, office, lounge, retail store, and a 24-hour rental kiosk) in the A (Agricultural)
Zone District.
Legal: Part of NW4 of Section 25, Ti N, R68W of the 6th PM Weld County, Colorado.
Location: South of and adjacent to CR 6 and approximately 1/2 mile west of CR 13.
Parcel Number 1467 25 000027
There are no permits on record for this parcel.
Prior to the start of any construction, alterations, or change of occupancy;
1 A building permit application must be completed and two complete sets of plans including
engineered foundation plans bearing the wet stamp of a Colorado registered architect or
engineer must be submitted for review. A geotechnical engineering report preformed by a
registered State of Colorado engineer shall be required.
2 A plan review must be approved and a permit must be issued prior to the start of construction.
3 Setback and offset distances shall be determined by the 2003 International Building Codes
and Chapter 23 of the Weld County Code (Offset and setback distances we measured from the
farthest projection from the structure).
4 Buildings located within a 100 year flood plane require a Flood Hazard Development Plan.
5 A letter from the Fire District to ascertain if a permit is required.
Please contact me for any further information regarding this project.
Seere�
obert Powell
Building Plans Examiner
Service,Teamwork,Integrity,Quality
STATE OF COLORADO
Weld County Planning Department GOT4°o
Bill Ritter,Jr.,Governor Sf I!T H'WEST BUILDPNG
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE MAR 2 2 2007 3 a
4,70 AN EQUAL OPPORTUNITY EMPLOYER O4,OF
Bruce McCloskey, Director RECEIVED
6060 Broadway For 1DIdlbfe-
Denver,Colorado 80216 For People
Telephone:(303)297-1192
March 15th, 2007
Michelle Martin
Weld County Planning Department
4206 County Rd 24.5
Longmont CO, 80504
Re: Henry Johnston development—USR 1607
Dear Ms. Martin:
Thank you for the opportunity to comment on the Henry Johnston development(USR-1607). Our goal at 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 development site and found that the development
would have some impact to wildlife. The site is currently being used as a winter wheat field that is bordered on the
south and the east by the Bull Ditch. The area that runs along the Bull Ditch contains cottonwood trees and willows
that are considered highly valuable habitat for wildlife.
During DWM Mettenbrink's visit,he observed the site being utilized by Canada geese,killdeer, red-winged black
birds, and a variety of other grassland birds. One would also expect to find on the site a variety of species of small
mammals,grassland birds, raptors,and when the Bull Ditch is running water many different species of waterfowl
and shorebirds.
The CDOW strongly recommends that the developer leave the cottonwoods and willows that run along the Bull
Ditch in place and that a visual barrier is placed along the property between the development and the ditch.
Cottonwood trees are valuable habitats for raptors and other species of birds for shelter and nesting structures.
Willows are important riparian habitats for many species wildlife for food and shelter. The visual barrier between
the property and the ditch will help reduce disturbance to these various wildlife species from the activities that will
occur on the property.
The CDOW recommends that consideration be given to using principles of an integrated weed management plan
which Weld County may already have in place. Invasive plants endanger the ecosystem by disturbing natural
processes and jeopardizing the survival of native plants and the wildlife that depend on them. The threat is so
severe in the United States that scientists now agree that the spread of invasive species is one of the greatest risks to
biodiversity. (Nature Conservancy-2003) Weeds of the West, Whitson,Tom D. The Western Society of Weed
Science, 5th Edition, 1999, Page ix.
DEPARTMENT OF NATURAL RESOURCES,Harris D.Sherman,Executive Director
WILDLIFE COMMISSION,Tom Burke,Chair•Claire O'Neal,Vice Chair•Robert Bray,Secretary
Members,Brad Coors•Jeffrey Crawford•Rick Ensirom•Roy McAnally•Richard Ray•Ken Torres
Ex Officio Members,Harris Sherman and John Stulp
The CDOW also recommends trash management plan be implemented to regularly pick up trash that may occur on
the property from the use of the property. Trash that is blown around on the property or onto adjacent properties
can negatively impact the quality and value of any wildlife habitat may occur on or around the property.
The CDOW recommends that the site be landscaped with native species of grasses,trees, or shrubs and not the
species being proposed by the developer.Native species of trees, shrubs and grasses help improve the quality of the
development and provide habitat for wildlife. Landscaping with native species of vegetation will help provide high
food and cover values for wildlife and will enhance the wildlife communities as a whole for the site and
surrounding areas.Native species provide an aesthetically pleasing landscape that requires little maintenance and
are frequently more drought-tolerant than non-native species. A list of native species and their values to wildlife
can be obtained by calling the Division of Wildlife at(303)291-7227.
Thank you again for the opportunity to comment on the Henry Johnston development(USR 1607). Please do not
hesitate to contact us about ways to develop the property in order to maximize wildlife values on the property and
minimize potential conflicts with wildlife. If you have any question, please contact District Wildlife Manager Chris
Mettenbrink at(303)906-1979.
Sincerely O �_ I� ( /� q
-Foe-
Scott Hoover
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 Files
Weld Ccu-iy Planning Department
`,,:'i4:/cST BUILDING
The Farmers Reservoir & Irrigation Company
80 South 27th Avenue MAR 0 ' 2007
"' Brighton, CO 80601 RECEIVED
PH: 303-659-7373/FX: 303-659-6077 RECEIVED
G
Manuel Montoya, General Manager manuel@farmersres.com
Molly Lockhart, Receptionist/Administrative Assistant mlockhart@farmersres.com
To: WELD COUNTY PLANNING DEPARTMENT
4209 CR 24.5
LONGMONT, CO 80504
(720) 652-4210 Da 8730
Date: March 6,2007 EMAILED
HARDCOPY MAILED March 6, 2007
APPLICANT: HENRY JOHNSTON
RE:
CASE# USR-1607
DEAR `n.cL,I',1 fsAcuck4 ,
I wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir&Irrigation Company are in the area of encroachment to the
Right of Way of the canal. FRICO requires a minimum of 20'on each side of the canal for a maintenance
— road plus the distance to the toe of the ditch embankment. The boundaries of the Right of Way must be
agreed upon.
X Drainage is another concern that must be addressed as FRICO does not allow any developed storm
flow into our canals.
X Please send additional Information regarding your project so that we may complete our review and
that review criteria can be sent to you, if applicable.
Please email me,or Manuel, should you have any questions.
Sincerely,
eftthaki) V��i\j —Q-Molly Lockh
Manuel Montoya
Receptionist/Administrative Assistant General Manager
For Manuel Montoya, General Manager Farmers Reservoir & Irrigation Co.
Farmers Reservoir& Irrigation Co.
(vit, (;"'N),
Weld County Referral
Weld Court WI" ?Ia,ning Department
c0 'TUW`ST BUILDING
O February 23, 2007 MAR 0 6 2007
COLORADO k ciVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A(Agricultural) Zone District.
Legal Part NW4 of Section 25, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately %mile west of CR 13.
Parcel Number 1467 25 000027
. .
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) April 17, 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:
to ),Aet.O MM.! ki C M... CD-e4 SXf vv-
v\n iov r1 UWCrc. ► *d .
Signature / �n Date fa-
Agency �7�(11M acv.re 1_
+Weld County Planning Dept. +4209 CR 24.5, Longmont, CO.80504 +(720)652-4210 ext.8730 +(720)6524211 fax
03232007 16:22 CITY OF DRCONO + 7206524211 NO.407 101
(I:ilketriirt, , .
Weld County Referral
WIlD Ek
February 23, 2007.
COLORADO
The Weld County Department of Planning Services has received the following Item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23,2007 Planner Michelle Martin
Project 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 Districts, (outdoor and Indoor storage of RV's, boats, including a
dump station,wash-bay,air,water,vacuum,office,lounge,retail store, and a 24-
hour rental kiosk)in the A(Agricultural)Zone District.
Lagal Part NW4 of Section 25, T1N, R66W of the 6th P.M., Weld County,Colorado.
Location South of and adjacent to CR 6 and approximately Vt mile west of CR 13.
Parcel Number 1467 23 000027
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 cal 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) April 17,2007
❑ 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:
e 1i.;4 reQres`t b a swbtv4:w.1 4vn*& gevtier.lbr 2 yr. hi; it ANA
%-25. Pus-1444- +kt., 1 oc., rc"i alp ttta.. a locwie Beet re. tow
jy,let.ria ha a logr`eal place to kvartSi+rtnr ID ersidls.rfr•.4.1 -(tttmCre ivtdlts Zt.
Signature �/// Date 5 23. 07
Agency C 1 el PiCea°
*Weld Camty Planning Dept, 44209 CR 24.5,Longmont,CO.80504 *n720)852-4210 ext.8730 4(720)852-4211 fax
rest
Weld County Referral
I Weld County Planning Department
February 23, 2007 SOUTHWEST BUILDING
III D C
MAR 0 ' 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air,water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A(Agricultural)Zone District.
Legal Part NW4 of Section 25, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately 1/2 mile west of CR 13.
Parcel Number 1467 25 000027
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) April 17, 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.
❑ ee attached letter.
Commen f / •.
Signature ,, Date S7
Agency _
+Weld County Planning Dept. ❖4209 CR 24.5,Longmont,CO.80504 +(720)652-4210 ext.8730 +(720)652-4211 fax .
Mar 12 07 02:59p GBFPD 3033594103 P 2
;mar- Greater Brighton Fire Protection District
r
425 South Main Street•Brighton,Colorado 80601
'+..re,+o'. Telephone: (303)659-4101 • rem: (303)659-4103•Webeite: www.gbfpd.org,
March 12, 2007
Ms. Michelle Martin
Weld County Planning Department
.918 10th Street
Greeley, CO 80631
SUBJECT: WELD COUNTY REFERRAL.
CASE NUMBER; USR-1607
APPLICANT: HENRY JOHNSTON
LOCATION: South of and adjacent to CR 6; %:West of CR 13
Dear Ms. Martin:
The Fire Prevention Bureau has reviewed the Weld County Referral application dated February
23.2007 and has the following comments for your consideration:
1. (2) additional fire hydrants shall be installed on the property. The first additional fire hydrant
shall be located on the east side of the "Covered Parking 61 spaces" and the second one on
the west side. The fire hydrants shall be installed on a looped distribution system. Approved
hydrants shall be in service prior to the commencement of combustible construction of any
building.
2. The "Covered Parking" and "Garage Parking" structures shall be constructed of non-
combustible construction or an automatic sprinkler system shall be provided.
3. A knox key switch shall be provided for the automatic gate on the west side. Please provide
a specification sheet on the proposed automatic gate to the Fire District for review and
approval
4. If the fire access gate on the east side of the property is manually operated a knox padlock
shall be provided. If the fire access gate is automatic a knox key switch shall be provided.
5. All roads on the premise shall be designed and maintained to support the imposed loads of
fire apparatus and be surfaced to provide all-weather driving capabilities.
6. Owner shall be responsible for ensuring that the perimeter access road remains clear at all
limes. Piling of snow that reduces access width or turning radius shall not be allowed.
re. cr it/A, w,d c;6,..,, w;«;, OAP Dire.;.t
Mar 12 07 02:59p GBFPD 3036594103
13.3
-� Greater Brighton Fire Protection District
St 11
5 425 South Main Street•Brighton,Colorado 80601
!lows"' Telephone: (303)659-4101•Fax: (303)659-4103•Website: www.gbfpd.org.
7, 'Ilse most demanding fire hydrant shall provide a minimum fire flow rate of 1500 GPM at 20
psi residual pressure.
Should you have any questions on this review please do not hesitate to contact me.
Respectfully.
Dan Biro
Fire Prevention Bureau
C...;rr.te T. T4. Corner/riot rf,I e1 r::.,, k/;r6:, D., &See ar
Weld County Referral
=
February 23, 2007
C, FEB 2 8 2007
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A (Agricultural)Zone District.
Legal Part NW4 of Section 25, T1 N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately 'A mile west of CR 13.
Parcel Number 1467 25 000027
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) April 17, 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 `// t;Alfigil Date
Agency
+Weld County Planning Dept. +4209 CR 24.5,Longmont.CO. 80504 +(720)652-4210 ext.8730 ❖(720)652-4211 fax
Weld County Planning Department
a GREELEY OFFICE
/ cit
MAR 2 3 2007
Ain MEMORANDUM RECEIVED
TO: Michelle Martin, Planning Services DATE: 3/23/2007
CFROM: Donald Carroll, Engineering Administrator Ote
•
COLORADO SUBJECT: USR-1607, Henry Johnston
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: WCR 6 is a collector road and requires an 80-foot right-of-way at
full build out. There is presently a 60-foot 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 is measured
from the future right-of-way line.
Weld County Strategic Roadway: WCR 13 is classified by the County is a Strategic Roadway, which requires
a 140-foot right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by
-'Veld County. Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (23-1-90), the
aquired setback is measured from the future right-of-way line.
Our most recent ADT count for WCR 6 reflects 341 vehicles taken 8/4/2004.
REQUIREMENTS:
Access: The applicant is identifying the main access gate entrance/exit adjacent the office with a secondary
fire access gate at the east end of the property. A break-away lockbox on the gate shall be installed on the fire
access gate. Utilize both access points as necessary.
Setbacks: The applicant shall be aware of the appropriate setback associated with WCR 6. An additional 10-
foot right-of-way is to be reserved and noted on the plat. Setbacks from future right-of-way are covered in the
Weld County Zoning Code (23-1-90). The required setback is measured from the future right-of-way line.
Parking: The six guest parking spaces and one handicap spot shall be hard surfaced (asphalt or concrete)
and shall have adequate turning radiuses and properly stripped handicap signing.
Circulation: The applicant is identifying the access isles and a 90° turning radiuses at all four corners. This
appears to be adequate.
The applicant needs to place on the plat drawing the type of surface of the alley ways, the dump station pad,
wash bay. All areas shall be surfaced with concrete, asphalt, recycled asphalt, gravel or the equivalent.
-Storm Water Drainage: I contacted the applicant to forward that report to our Drainage Division for review
And evaluation. There will be a fee associated with storm water review.
1
_.It appears on the plat drawing that the applicant is identifying the storm water detention pond to be in Weld
;ounty existing road right-of-way or future right-of-way. Once the plat drawing has identified the rights-of-way,
the detention pond shall be placed on the applicant's property. Work with our storm water drainage Division on
site grading and location of the detention pond.
Plat Drawing: The applicant needs to place on the plat drawing the WCR 6 existing rights-of-way as a 60-foot
width, 30 feet either side of the section line. Future right-of-way shall be dimensioned at 40 feet from the
center line.
pc: USR-1607
M:\PLANNING-DEVELOPMENT REVIEW\USR-Use by Special Review\USR-1607.doc
2
Weld County Referral
' February 23, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner • Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A(Agricultural)Zone District.
Legal Part NW4 of Section 25, T1 N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately/mile west of CR 13.
Parcel Number 1467 25 000027
-
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) April 17, 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 t7� I Date 5 ..Z . Zc�y 7
Agency �J L t� f� id t U G
+Weld County Planning Dept. +4209 CR 24.5, Longmont,CO.80504 +(720)652-4210 ext.8730 +(720)652-4211 fax
k14 MEMORANDUM
WineTO:DO DATE: March 2, 2007 Michelle
CO
LORADO.
FROM: Kim Ogle, Planning Manager
SUBJECT: USR-1607, Indoor and Outdoor Storage of RVs, boats,
including a sanitary waste station, vehicle wash bay, air,
water, vacuum, office, lounge, retail store and a 24-hour
rental kiosk
Henry Johnston, Applicant
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.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 County Road 6. The internal
circulation is clear, additional information shall be submitted delineating the internal circulation
pattern's turning radii are sufficient 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. Written evidence of compliance from the Department of Public Works,
the Fire Protection District and associated emergency responder personnel shall be submitted to
the Department of Planning Services.
The Fire District of record may require a second point of ingress and egress for this facility,
including, potentially the upgrade and maintenance of County Road 6 right-of-way. All approved
access roads shall be graded and drained to provide all weather access. Accesses shall be
placed in such a location as to have adequate sight distance in both directions, shall not be
placed below the crest of a hill or where physical obstructions are present. Written evidence of
compliance shall be submitted to the Department of Planning Services.
Section 23-3-250.A.4
Required Yards - Setback
No use or accessory use may be located closer than twenty (20) feet to the existing or proposed
(whichever represents the greater right-of-way width) highway or street right-of-way. Off-street
USR-1607,Johnston, page 1
parking areas may be permitted in the required setback area when the area is screened from
direct view of persons on the public rights-of-way. Fences over six (6) feet in height are not
required to comply with the minimum setback and may be located on the property line. Fences
located on corner lots abutting public right-of-way shall not obstruct the view of vehicular traffic
at an intersection. There was not a scaled elevational drawing of the proposed facility, therefore,
prior to the release of building permits, the set back shall be verified given the existing proposed
site conditions, specifically addressing the landscape and screening component that is
delineated within the County Road 6 right-of-way. 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, and the dimensions do
not appear to be in compliance with the County Code. Written evidence of compliance shall be
submitted to the Department of Planning Services.
Section 23-3-250.A.5.A
Required Landscaped Areas
No more than eighty-five percent (85%) of the total area of a lot shall be covered. Land shall not
be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers or if covered
by decorative gravel or wood chips, or if it is otherwise suitably Landscaped. There was a
schematic Landscape and Screening Plan submitted with the application materials. It is also
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.
Further, given that the site is proposed to have evergreen trees and shrubs planted in a clump
and large gap design, staff requests evidence of an irrigation system for the establishment of the
proposed plant materials. Staff will require an approved weed management plan and a
reseeding /post construction plan to facilitate soil stabilization and plant material growth.
Further, staff will require an updated landscape and screening plan that addresses the issue of
the landscape and screening component for the buffer between the outdoor storage component
and the adjacent properties for this proposed facility. Written evidence of compliance shall be
submitted to the Department of Planning Services.
Section 23-3-250.A.5.B
That portion of a lot which abuts a public or private street right-of-way shall be landscaped for a
distance of ten (10) feet, measured at a right angle from the lot line towards the interior of the
lot. Driveways may pass through the required landscaped areas. There was a schematic
Landscape and Screening Plan submitted with the application materials. Additional information is
required prior to accepting the plat for recording. Written evidence of compliance shall be
submitted to the Department of Planning Services.
Section 23-3-250.A.6
USR-1607,Johnston, page 2
Areas used for trash collection shall be screened from public rights-of-way and all adjacent
properties. These areas shall be designed and used in a manner that will prevent wind- or
animal-scattered trash. The application materials did not identify the location of the dumpster on
the plat. Future submittals shall address this issue as outlined in this Section of the Code.
Written evidence of compliance shall be submitted to the Department of Planning Services.
Section 23-3-250.A.7
Water Supply. Uses shall have an adequate source of potable water. The application materials
state that water is provided via a North Weld County Water District water tap. 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.9
Outside Storage. Uses involving outdoor storage of vehicles, (including the parking of employee
vehicles) equipment or materials when permitted shall be screened from public rights-of-way and
all adjacent properties. The applicant shall submit documentation as to how the outside storage
will be screened during the construction period, and for periods thereafter as applicable.
Section 23-2-250.B.6
Light. Any lighting, including light from high temperature processes such as welding or
combustion, shall be designed, located and operated in such as manner as to meet the following
standards: sources of light shall be shielded so that beams or rays of light will not shine directly
onto adjacent properties; neither the direct nor reflected light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets; and no colored lights
may be used which may be confused with or construed as traffic control devices. The
application materials did not include a Lighting Plan. Should exterior lighting be a part of this
facility, all light standards shall be delineated on the USR Plat.
Section 23-2-250.6.7
Property Maintenance. Property shall be maintained in such a manner that grasses and weeds
are not permitted to grow taller than twelve (12) inches. In no event shall the property owners
allow the growth of noxious weeds. The application materials do not address property
maintenance. Future correspondence shall identify how the property will be in compliance with
this Section of the County Code.
Section 23-4-50.
Off Street Loading. The applicant shall delineate on the plat the location of the loading zone that
is in compliance with this Section of the Code. There shall be parking or staging of 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
provide written evidence that all proposed signs are in compliance with this section of the Code.
The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for all transportation (access drive,
parking areas, etcetera) and non-transportation (plant materials, fencing, screening, et cetera).
USR-1607,Johnston, page 3
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.
USR-1607,Johnston, page 4
Weld County Planning Department
GREELEY OFFICE
•
APR 0 4 200?
MEMORANDUM RECEIVED
RECEIVED
TO: MICHELLE MARTIN, PLANNING SERVICES
FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH 42
SUBJECT:USR-1607 HENRY JOHNSTON
O DATE: 03/29/2007
•
COLORADO CC:
Environmental Health Services has reviewed this proposal for outdoor and indoor
storage of RV's and boats, including a dump station, wash-bay, air, water, vacuum,
office lounge, retail store, and a 24 hour rental kiosk. We have no objections to the
proposal, however, we do recommend that the following conditions be part of any
approval:
We recommend that the following requirements be met prior to allowing the plat to be
recorded:
1 . The applicant shall submit a dust abatement plan for review and approval, to the
Environmental Health Services, Weld County Department of Public Health &
Environment.
2. The applicant shall provide a detailed design and operation plan for the area
used for vehicle washing. The washing area shall be designed and constructed
to capture all effluent and prevent any discharges in accordance with the Rules
and Regulations of the Water Quality Control Commission and the Environmental
Protection Agency.
3. The applicant shall provide written documentation, and diagram(s) illustrating
how the vehicle wash water recycler operates.
4. The applicant shall provide a detailed design and operation plan for the RV dump
station. The dump station shall be designed and constructed to capture all
effluent in a permitted vault with a signal device to indicate when pumping is
necessary in accordance with the Weld County Individual Sewage Disposal
Regulations, the uniform plumbing code and the Water Quality Control
Commission.
5. The applicant shall submit a waste handling plan, for approval, to the
Environmental Health Services Division of the Weld County Department of Public
Health & Environment. The plan shall include at a minimum, the following:
1) A list of wastes which are expected to be generated on site (this should
include expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored on site.
3) The waste handler and facility where the waste will be disposed (including
the facility name, address, and phone number).
We recommend that the following requirements be incorporated into the permit as
conditions that must be met one month prior to construction activities:
1. A stormwater discharge permit may be required for a
development/redevelopment /construction site where a contiguous or non-
contiguous land disturbance is greater than or equal to one acre in area. Contact
the Water Quality Control Division of the Colorado Department of Public Health
and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more
information.
We recommend that the following requirements be incorporated into the permit as
conditions that must be met prior to the issuance of the Certificate of Occupancy:
1. An individual sewage disposal system is required for the proposed office and
public restroom 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
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. Any vehicle washing area(s) shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control
Commission, and the Environmental Protection Agency.
6. The RV dump station shall capture all effluent in a permitted vault with a signal
device to indicate when pumping is necessary in accordance with the Weld
County Individual Sewage Disposal Regulations.
7. Fugitive dust and fugitive particulate emissions shall be controlled on this site.
The facility shall be operated in accordance with the approved dust abatement
plan at all times.
8. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25-12-103 C.R.S., as amended.
9. Sewage disposal for the office and public restrooms 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.
10.The facility shall utilize the existing public water supply. (Central Weld County
Water District)
11.The operation shall comply with all applicable rules and regulations of the State
and Federal agencies and the Weld County Code.
3
Weld Cour 7 , lanni g [ :rartment
0`i: 54 ST 'IJILDAG
0 APR 0 6 2007
t Weld k ferral
eld County Planning Department
IIErnD
GREELEY OFFICE
CAPR 0 2 2007 February 23, 2007
RECEIVED
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Henry Johnston Case Number USR-1607
Please Reply By March 23, 2007 Planner Michelle Martin
Project 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 Districts, (outdoor and indoor storage of RV's, boats, including a
dump station, wash-bay, air, water, vacuum, office, lounge, retail store, and a 24-
hour rental kiosk) in the A (Agricultural)Zone District.
Legal Part NW4 of Section 25, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 6 and approximately V2 mile west of CR 13.
Parcel Number 1467 25 000027
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) April 17, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
)8( We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments: Y�
Signature Gl-9 Date 041 -0i--d 7
Agency y wL S r7
+Weld County Planning Dept. ❖4209 CR 24.5,Longmont, CO.80504 :•(720)652-4210 ext.8730 +(720)652-4211 fax
Weld County Sheriff's
Office
M e mo
To: Michelle Martin
From: Cdr.J.D. Broderius
Oath: April 1,2007
Re: USR-1607
The Sheriffs Office recommends the following improvements for this business:
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 or
employees do not have to cross a county road to obtain their mail.
2. A permanent sign should be placed at the entrance to the property that meets the planning and
zoning standards and is approved by the county commissioners, detailing the name of the
business, address, and a graphical presentation of the roadways within the property. There
should be a plan developed to maintain this sign.
3. A plan should be developed to maintain roadways on the property,especially during
inclement weather conditions for emergency vehicles.
4. 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.
5. Due to the nature of this kind of business there is an increased potential for theft and burglary to
the items stored together as they provided a concentrated target for thieves. Because of this
there is an increased need for security systems and or security patrols. The Sheriffs Office
would request that there be a comprehensive security plan developed by the developer to be
followed by the site operator
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 Sheriffs
Office
M e mo
To: Michelle Martin
From: J.D. Broderius
CC:
Date: April 1,2007
Re: USR- 1607
Michelle,
Should this plan be approved, please notify the developer / owner that the Sheriffs Office
would be willing to assist in the development of a security plan for the site free of charge. If
this is of interest, please have them contact me.
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