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Home My WebLink About20053324.tiff Weld County Referral December 14, 2004 Weld County Planning Department O GREELEY OFFICE DEC 2 i 2004 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney III do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ 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 ` rr� Date • D ��_�� _ by Agency � � V T 1 EXHIBIT +Weld County Planning Dept. ❖918 10th Street,Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 2005-3324 '7 Applicant: Clement McNaney Ill do JCB Engineering , Planner: Jacqueline Hatch Case#:USR-1497 - ( __, i __.7 ) N._i N ., \ ( ' \ '---,) NCR 21 c-- �� / / HWY 392 hV) \ I --/ 32 t -'^,.._ \ (----- ! , 0.4 0 0.4 0.8 Miles Weld County Referral Map / v Highways Major Roads 'T A� // Local Roads 1V J V Railroads f A/ Streams&Ditches \ U PLSS W r E cc Soils OP Lakes Flaodplains West Greeley C. krvation District (970) 356-8097 Case Number: USR-1497 Applicant: Clement McNaney III c/o JCB Engineering Planner: Jacqueline Hatch Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey. Dwellings Small Septic Tank Prime Farm Map Shallow Dwellings with Soil Name !, Soil Texture ^�ithout basements Commercial Absorption Land (if Additional Comments Symbol Excavations basements Buildings Fields irrigated) 32 Kim Loam 41 Nunn 'Clay Loam Slight Severe Severe Severe Severe - 'Yes 9 Slight Yes I, t — The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete soils description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel free to call our office. l )A'I RA.A1lUS Produced by the West Greeley Conservation District _ County ' Weld County Planning Weld Department Referral April OFFICE 20, 2005 C. MAY 0 2 2005 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ 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. A See attached letter. Comments: �^ Signature c ' Date IA—�4,6s s Agency G LQ ❖Weld County Planning Dept. ❖918 10'"Street, Greeley,CO. 80631 4(970)353-6100 ext.3540 ❖(970)304-6498 fax Applicant: Clement McNaney III do JCB Engineering Planner: Jacqueline Hatch Case#: USR-1497 10 „ ‘ c\_, WCR_21 / 4 _ ________ / / \____, HWY 392 \\ --''\ 32 did fie /I / --- 4 l I I I lir I 0.4 0 0.4 0.8 Miles -- -- I Weld County Referral Map / \ / Highways Major Roads • NLocal Roads / AL/ Railroads W r E NStreams&Ditches Lakes S Floodplains K SE1 /4 15-6-67 / , c....____,__,) i 5 I/ 32 4 42 Streams Floodplains ' Section lines / ,' 1 A 0.2 0 0.2 0.4 Miles N r West Greeley C. Irvation District (970) 356-8097 Case Number: USR-1497 Applicant: ;Clement McNaney Ill c/o JCB Engineering Planner: 'Jacqueline Hatch Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey. Map j Shallow Dwellings Dwellings with I Small Septic Tank Prime Farm Symbol' Soil Name Soil Texture without basements Commercial Absorption Land (if Additional Comments Excavations basements Buildings Fields irrigated) 4 Aquolls Flooded Severe 1Severe Severe Severe Severe No West Greeley 32 Kim •Loam Slight l Slight !Yes Conservation District 41 Nunn •Clay Loam Severe Severe Severe •Severe IYes always discourages 42 Nunn Clay Loam i Severe Severe Severe Severe ;Yes building within a 1 floodplain. I f i • i 1 The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete soils description consult the Weld County Soil Survey or contact our office at(970)356-8097. If you or the applicant have any questions please feel free to call our office. i,\1I R\ \!I 1\ Produced by the West Greeley Conservation District L3/4"..N. Kilt Weld County Referral "lige Weld County Planning Department December 14, 2004 GPM EY OFFICE JAN 0 3 2005 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney III c/o JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We'(ave reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature Date /) -30 c)Y7y Agency 1 !, (s. ❖Weld County Planning t. )918 10th Street Greeley,CO.80631 4(970)353-6100 ext.3540 ❖(970)304-6498 fax intic. OFFICE OF COMMUNITY DEVELOPMENT Planning Division City of 1100 10th Street,Suite 202, Greeley,Colorado 80631 • (970) 350-9780 • Fax(970)350-9800 Greeley Weld •County Planning Department • www.greeleygov.com GREELEY OFFICE December 30, 2004 JAN 0 3 2005 Jacqueline Hatch RECEIVED Weld County Department of Planning Services 918 10' Street Greeley, CO 80631 Subject: USR-1497 Ms. Hatch: Thank you for the opportunity to review this Site Specific Development Plan and Special Review Permit for a Use Permitted as a Use by Right or an Accessory Use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural) Zone District. The City of Greeley Planning staff has reviewed the application for this USR from Clement McNaney III located north of and adjacent to State HWY. 392 and approximately 1/4 mile west of WCR 21 and wish to forward these comments. If this use is allowed it is suggested that the following be required: r-- The appropriate setbacks under the applicable zone should be maintained within the site. The parking and driving areas should be paved to help with dust abatement. The surface of a parking space or maneuvering area for parking and driveway access to parking areas should consist of concrete or asphalt and should be completely constructed prior to use of said areas and spaces. The business and any outdoor storage should be screened with landscaping from the residential use to the west and from the public right-of-way. No dumping of waste material should be allowed on the property. The Public Works Department requested that 75' of right-of-way be maintained along State Highway 392 as this is a major arterial. Sincerely, 1,4l in c nician r SERVING OUR COMMUNITY • I T ' S A TRADITION De promise to preserve aalrmprove/Ile patty of/Ilefor 9reeley llirougl lithely courteous and cost e��ective service. Weld County Referral Weld County Planning Department ' GREELEY OFFICE April 20, 2005 C. APR 2 8 ,2005 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural) Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan `4 We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Comments: Signature � p Date I/Z VD 3— Agency 6 r"I' 1 •:•Weld County Planning Dept. +918 10th Street, Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Weld County fining Department/ 0se---.) GREL__( OFFICE 39Z s ceWeld Co ° ' 2 0o rral hiDeDecember 14, 2004.....o COLORADO DEC 17 N 1004 The Weld County Department of Planning Services has received the following item for reevviieerw Region'traffic on Applicant Clement McNaney III do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. °arcel Number 0807 15 000053 ,. The application is submitted to you for review and recommendation. Any comments or recommendation you ;onsider 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. r Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ 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. t P'�j p I� Comments: Prciilc iA 1) naafi IS (C r no i41,1 of +ka. huo.(Iir(2 - �ccps5 is nn-F cleAT on ` plan shasz - . A nao porn', 1- wi JI,I b� reat r�� . Signature t l Ott` 1111 Date 12/20/Dy Agency t.6-4&07Accos.s r ►mil eld County Planning Dept. ❖918 10th Street, Greeley, CO.80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax [ :[ ) NM I rNvv . . .. . - _ . USR-1497/McNaney Page 1 of 1 Jacqueline Hatch From: Hice-Idler, Gloria [Gloria.Hice-Idler@DOT.STATE.CO.US] t: Tuesday, March 08, 2005 9:51 AM To: Jacqueline Hatch Subject: USR-1497/McNaney Jacqueline, I met with Mr. McNaney this morning regarding the above proposal. CDOT is willing to allow Mr. McNaney to relocate his existing access. The access will be relocated at an equal or appropriate distance between the proposed Eastbrook access and his neighbor to the west. I would ask that you require a possible future connection to the Eastbrook access. It looks like one is shown on the map. It is my intent to place a term and condition on the access that the direct access to SH 392 may some day be removed or restricted should access to the Eastbrook subdivision become available. 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 03/08/2005 n , RECEIVED OIL �I APR 2 5 2005 a �3� Y�DOTf�B;amarsection Weld County Referral (ft Weld County Planning Department GREELEY OFFICE April 20, 2005 MAY U 5 2005 C, RECEIVED • COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney III do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ 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. r Comments:. ROW Rule]Rule] U7v p iz'r tv zja-C CIt i t \flw1 02.46,--1 Vf- . A passible Rfu.re, cernAttcf'io-n 1-o f ua Eii 1brsoL. Irwtsi-mterb &li it) 1a shoturt ern f% .t pteun .Signature igtrua Cc a Date 5/q/0 L/o Agency ( ,DOT AtCR55 ❖Weld County Planning Dept. ❖918 10"Street,Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax f6J--,-.) ritti;:), Weld County Referral viIDecember 14, 2004 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney III c/o JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 U 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 Date 0.. .. 2._) Agency Weld County Planning Dept. ❖918 10th Street, Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax MEMORANDUM Wine TDATE: December 004 Hatch, Planner COLORADO FROM: Kim Ogle, Planning Manager SUBJECT: Use by Special Review, USR-1497 Landscape Referral Clement McNaney, Applicant 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. Staff will waive the Vicinity Map scale of 1" = 2000 feet. The drawing reviewed delineates the map at 1" = 1000 feet. 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. The applicant shall contact the Weld County Department of Public Works to further discuss this issue. 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 has an Office and outdoor storage uses. The office (1100 SF) requires a minimum of two (2) parking spaces. The application materials state there are a maximum of six persons employed at this facility with approximately 30 persons visiting the sales facility on any given day. The parking requirement for this facility shall be two for the office plus one each for each employee and ten spaces for the sales yard. Total parking for this proposal is eighteen spaces, one of which shall meet the requirements for the Americans with Disabilities Act. The parking requirement is established utilizing the information gleaned from the application materials. Should the employee or visitor numbers increase, the parking requirement shall be structured according to Appendix 23-B of the County Code. 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 a single drive. The internal circulation is unclear, additional information shall be submitted delineating the internal circulation pattern. The applicant shall contact the Colorado Department of Transportation to verify any access requirements off of State Highway 392 Written evidence of an approved access from the Colorado Department of Transportation shall be provided to the Department of Planning Services. Section 23-3-250.A.4 Required Yards - Setback No use or accessory use may be located closer than twenty (20) feet to the existing or proposed (whichever represents the greater right-of-way width) highway or street right-of-way. Off-street parking areas may be permitted in the required setback area when the area is screened from direct view of persons on the public rights-of-way. Fences over six (6) feet in height are not required to comply with the minimum setback and may be located on the property line. Fences located on corner lots abutting public right-of-way shall not obstruct the view of vehicular traffic at an intersection. There was not a scaled elevational drawing of the structure included in the application materials, therefore, prior to the release of building permits, the set back shall be verified given the existing proposed site conditions, specifically addressing the elevated display areas. Written evidence of compliance shall be submitted to the Department of Planning Services. The required setback for this facility is ninety-five (95) feet from centerline of SH 392. 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. There was not an elevational drawing of the structure included in the application materials, therefore, prior to the release of building permits, the offset shall be verified. 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 not 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. 2 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. Sidewalks and driveways may pass through the required landscaped areas. There was not a schematic Landscape and Screening Plan submitted with the application materials. Additional information is required prior to accepting the plat for recording. Section 23-3-250.A.6 Areas used for trash collection shall be screened from public rights-of-way and all adjacent properties. These areas shall be designed and used in a manner that will prevent wind- or animal-scattered trash. The application materials did identify the location of the dumpster on the plat, however, the location appears to be arbitrary and does not flow with the existing on- site conditions. Future submittals shall address this issue as outlined in this Section of the Code. 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 by a domestic water tap through North Weld county Water Distrcit. There appears to be no evidence of a commercial tap available on-site. The applicant shall provide written evidence that a commercial tap is available and obtainable for this facility, as warranted. Further, the applicant shall meet the requirements of the Weld County Department of Public Health and Environment. Section 23-3-250.A.8 Sewage Disposal. Uses shall have adequate sewage disposal facilities. The application materials state that an existing ISDS system on site that will handle the effluent flow, however, there was no evidence of an existing septic permit in the referral documents. Further, the applicant shall meet the requirements of the Weld County Department of Public Health and Environment. 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 application materials and supporting drawings do not indicate any perimeter screening located on-site, specifically adjacent to State Highway 392 and adjacent properties. The applicant shall submit documentation as to how the outside storage will be screened during the construction period, and for periods thereafter. Section 23-3-350.B. Operation Standards. Uses shall demonstrate conformance with the following operation standards to the extent that they are affected by location, layout and design prior to construction and operation. It is suggested that the hours of operation be limited to daylight hours of any given calendar year. 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. 3 Section 23-3-250.6-2 Air Quality. Uses shall be located, designed and operated in accordance with the air quality standards established by the Colorado Air Pollution Control Commission. The applicant shall meet the established standards set by the Weld County Department of Public Health and Environment. Section 23-2-250.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. If applicable, the applicant shall provide additional information regarding the commercial water tap if required through the Weld County Department of Public Health and Environment referral. 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.B.5 Heat. Uses shall not emit heat in such an amount sufficient to raise the temperature of the air or of materials at or beyond the Lot line more than five (5) degrees Fahrenheit. The application materials do not indicate this is applicable, should this not be the case, the applicant shall provide additional information to the Weld County Department of Public Health and Environment and the Department of Building Inspection. Further, the applicant shall obtain a written approval from the Windsor Severance Fire Protection District stating that the facility is in compliance with the Fire Code. Section 23-2-250.B.6 Light. Any lighting, including light from high temperature processes such as welding or combustion, shall be designed, located and operated in such as manner as to meet the following standards: sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent properties; neither the direct nor reflected light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets; and no colored lights may be used which may be confused with or construed as traffic control devices. The application materials did not include a Lighting Plan. Should exterior lighting be a part of this facility, all light standards shall be delineated on the Site Plan Review Plat. Section 23-2-250.B.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 Site Plan Review plat the location of the loading zone that is in compliance with Section of the Code. There shall be parking or staging of trucks within the public rights-of way. Further, the applicant shall meet all requirements of CDOT concerning access and with the Department of Public Works for 4 internal circulation of vehicles for this proposed facility. r Section 23-4-90 Signs. The application materials address the issue of on-site signs, the application materials state no signs will be on-site. Signs are placed only on the vehicles as required by the State. 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, etcetera). The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the Site Plan Review plat. End Memorandum. r— 5 t • a tiF 3 m.�4 'a a y ''.;'''...;',:::,5:1'-'4,::;, X.. \ n .# k+,�a'€ . '6�k les &r d�� Fkk n r xf ?' .,Y F :r, w �' { to w r„3kt_i ' #�a "tt c r s"n d i.`+ ,% ri k V r:` {wr r .� ,c" K5 F r''�A a�� 6.f;t" r'A Ry^ys U 3 F .. €t ,� '+ate #z s'3'A -, Y."Kt`3` ra�T`+.,y y��g $ l+z s k* yk t r-;x.:. y,.:r xt # e .s i G W i}3 R�'ri!a.t^ #' # }s � ' rvk '.° s₹ i ?. t r' ..r:i< r iro ::,0::::.!:, a r oit- #< .csi �� k +b* tills , '3 .�-"3$k • �t ;1::.';,'3.' 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J' ,‘,...,;(4,r,.:2,12,4„.•....•; € d r" xMsa a1r y t' Y & '� MY 3rv. . kiw Yn. j. 4 Ag rei„ • , * iF ;fi g ,:x aF„,i mra*'; a y:%xL, 5 • ., ' • k£ta,prv' ! t setback from future right-of-way 20 f_ i7 ,20 . . 0 ... .:.... I 2C � s _ Weld County Referral 1 LS C E 0 1V IE December 14, 2004 WI I D Q DEC 7 COLORADO WELD COUNTY PUBLIC WORKS DEPT The Weld County Department of Planning Services has received the fo owl . em for review: Applicant Clement McNaney Ill do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan 0 We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature L, e- ‘ � Date ( a . a r� 0 A Agency +Weld County Planning Dept. ❖918 10th Street,Greeley,CO.80631 +(970)353-6100 ext.3540 4•(970)304-6498 fax Weld County Planning Department GREELEY OFFICE DEC 2 9 2004 f MEMORANDUM RECEIVED TO: Jacqueline Hatch, Planner DATE: December 27, 2004 O >P1 C FROM: Donald Carroll, Engineering Administrator tgro COLORADO SUBJECT: USR-1497, Clement McNaney III do JCB Engineering 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: The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to the state highway. Please contact Gloria Hess-Idler at the Greeley office to verify the access permit or for any additional requirements that may be necessary to obtain or upgrade the permit. (State Highway 392) Our most recent traffic count provided by FHU reflects approximately 9,400 vehicles on an average daily traffic count adjacent to this location. REQUIREMENTS: ^'cess: In reviewing the plat drawing, it appears that access to the proposed USR will be in the northeast _urner of the property. The access is on a common easement owned by the adjacent landowner and not the applicant. Verification of that easement and permission by other users should be required. This access easement road should be at least 24 feet in width to accommodate two-way traffic with adequate turning radiuses on to State Highway 392. Dust Control: The applicant shall provide dust suppressant chemical (magnesium chloride or calcium chloride) on the haul road between the entrance and State Highway 392 no less than twice a year or as needed determined by the Pubic Works Department. On-Site Parking/Circulation: The off-street parking loading areas including the access drive shall be surfaced with gravel, asphalt, concrete or the equivalent and it shall be graded to prevent drainage problems. Each parking space should be equipped with a wheel guards where needed to prevent vehicles from extending beyond the boundaries of this space and from coming into contact with other vehicles, walls, fences, sidewalks, or plantings. Storm Water Drainage: The historical flow patterns and run-off amounts will be maintained on site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding of storm run-off. CDOT: Verification from CDOT is required to through their access permit for any additional requirements that might be necessary to obtain or upgrade the permit. future rights-of-way and common easement identified from plat drawings should be placed on the plat prior to recording. pc: USR-1497 M:\PLANNING-DEVELOPMENT REVIEW\USR-Use by Special Review\USR-1497.DOC To 6it 7.---N Weld County Referral wilige. D E CEoWE1 April 20, 2005 1 APR 2 5 ''r.cr; COLORADO WELD COUNTY PUBLIC WORKS DEPT The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan S❑ e have reviewed the request and find no conflicts with our interests. ee attached letter. Comments: Signature //•, �� %K f Date '1-,.27-OC Agency t //c& .0 10-7Q.Ae/ ❖Weld County Planning Dept. ❖918 101h Street, Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Weld County Planning Department � GREELEY OFFICE '' a %), MEMORANDUM MAY 02 2005 RECEIVED WI I TO: Jacqueline Hatch, Planner DATE: April 28, 2005 C FROM: Donald Carroll, Engineering Administrator e • COLORADO SUBJECT: USR-1497, Clement McNaney III c/o JCB Engineering 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: The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to the state highway. Please contact Gloria Hess-Idler at the Greeley office to verify the access permit or for any additional requirements that may be necessary to obtain or upgrade the permit. (State Highway 392) Our most recent traffic count provided by FHU reflects approximately 9,400 vehicles on an average daily traffic count adjacent to this location. REQUIREMENTS: :cess: In reviewing the new plat drawing, it appears that the main access has been relocated to the center the parcel. CDOT: Verification from CDOT is required to through their access permit for any additional requirements that might be necessary to obtain or upgrade the permit. This access road should be at least 24 feet in width to accommodate two-way traffic with adequate turning radiuses on to State Highway 392. On-Site Parking/Circulation: The off-street parking loading areas including the access drive shall be surfaced with gravel, asphalt, concrete or the equivalent and it shall be graded to prevent drainage problems. Each parking space should be equipped with a wheel guards where needed to prevent vehicles from extending beyond the boundaries of this space and from coming into contact with other vehicles, walls, fences, sidewalks, or plantings. The internal road circulation should have adequate turning radiuses. Storm Water Drainage: The historical flow patterns and run-off amounts will be maintained on site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding of storm run-off. All future rights-of-way and common easement identified from plat drawings should be placed on the plat prior to recording. pc: USR-1497 M:\PLANNING-DEVELOPMENT REVIEW\USR-Use by Special Review\USR-1497-B.DOC rikL-H" : MEMORANDUM TO: JACQUELINE HATCH, PLANNING SERVICES FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH Cj SUBJECT:USR-1497 CLEMENT MCNAN C/O JCB 0 • ES DATE:EIllE 0IN 0/2005 �i��o GREE FY 0FgJC Department COLORADO CC: JAN 2 1 2005 RECEIVED Environmental Health Services has reviewed this proposal for a landscape materials yard. We have no objections to the proposal, however, the application materials indicate that the restroom facilities for employees and customers shall be located at the existing residence with no restrooms facilities located at the modular office. Weld County Code 30-2-180 F, defines "adequate facilities (for the sanitary disposal of sewage) as being within 200 feet (of any occupied structure) and under the same ownership". At this time the proposed plat locates the modular office approximately 270 feet from the existing home. With this in mind, Environmental Health Services is recommending that adequate restroom facilities be available at the Modular office and the existing residence. We recommend that the following requirements be met prior to allowing the plat to be recorded: 1. The applicant shall submit a dust abatement plan for review and approval, to the Environmental Health Services, Weld County Department of Public Health & Environment. 2. The septic system serving the existing residence shall be reviewed by a Colorado Registered Professional Engineer. The review shall consist of observation of the system and a technical review describing the systems ability to handle the proposed hydraulic load. The review shall be submitted to the Environmental Health Services Division of the Weld County Department of Public Health and Environment. In the event the system is found to be inadequately sized or constructed the system shall be brought into compliance with current Regulations. 3. The applicant shall submit 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 issuance of building permits: 1. A stormwater discharge permit may be required for a development/redevelopment/construction site where a contiguous or non-contiguous land disturbance is grater than or equal to one acre in area. Contact the Water Quality Control Division of the Colorado Department of Public Health and 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 modular office 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. 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. 6. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as delineated in 25-12-103 C.R.S., as amended. 7. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the site. 8. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. 9. The facility shall utilize the existing public water supply. (North Weld County Water District) 10.A permanent, adequate water supply shall be provided for drinking and sanitary purposes. 11.All pesticides, fertilizer, and other 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). 12.If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. 13.The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. 3 Weld County ct PlanningOFFICE Department �, rY Q mAy 11 2005 t~ E i'@ld County Referral April 20, 2005 RECEIVED C� APR 252005 COLORADO ENVIRONMENTAL Safr 4 The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill do JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ 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: M/ :i-.n Sk l�w � Cult F am n ✓k lu) yMvt7 teiA et PLC 1. pa; . 0�1" T rta•S:t A WTrn k.s�'�/J✓1��, - Signature Date 11/1O1 �1 Agency ez ^,v'., l�i'�A.d}1YL4 p�, 4 ''r`� f, / (J ❖Weld County Planning Dept. 4.918 10th Street,i Greeley, CO.80631 4(970)353-6100 ext.3540 4(970)(•304-6498 fax Weld County Planning Department GRFFLFY OFFICE IAN 0 ; 200`i Weld County Re& `VED 111kDecember 14, 2004 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney III c/o JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated/ Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ 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. Comments: • Signature ;% % L (/ Date (/S/OS Agency G /it s, \.� . *Weld County Planning Dept. ❖918 10'"Street,Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax �' 'i Windsor-Severance ` Fire Protection District Weld County Planning Department January 5, 2005 (NPR r`/ nrrirr Weld County Planning Dept. JAN 0 7 2005 9181O Street RECEIVED Greeley, Co 80631 Attn: Jacqueline Hatch Re: USR-1497, Clement McNaney III c/o JCB Engineering 1. The lot shall have its own access; each access shall be designed to carry a designed wheel load of 18000pounds (80000 pound gvw) (H2O loading). 2. The access shall be constructed of a permanent all weather road base. 3. Addresses shall be posted clearly on the road fronting the property. 4. Addresses shall be posted clearly on the structures. 5. If any structures are located more than 150' from an approved accessway there shall be alternative fire protection requirements enforced. 6. The internal circulation shall meet our standards. We utilize a B-40 turning template for turning radi etc. 7. This site shall be provided with fire hydrants that are on a minimum of a 6" main and this system shall be looped were possible and capable of providing 1500 gpm at 20 psi with a flow duration of 2hrs. Hydrant spacing shall be 300' apart and 150' from structures. If you have any questions, lease contact me at 686-9596 ext 305. Cordially, Captain, ike L Davis Fire Prevention Division ph 970.686.9596 • fx 970.686.9623 • 100 7th Street • Windsor,Colorado 80550 • www.windsor-severancefire.org (511; Weld County Referral eld County Plannin D GREELEY OFFICEPartment April 20, 2005 C. APR 272005 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill c/o JCB Case Number USR-1497 E Please Reply January 11, 2005 Planner Jacqueline Hatch Project A ite Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) June 7, 2005 ❑ 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. /-nee attached letter. Comments: • Signature � � Date y/ /© Agency � � ce sCS ❖Weld County Planning Dept. +918 10th Street, Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Q �c, t 'Windsor-Severance Fire Protection District April 26, 2005 Weld County Planning Dept. 918 10`h Street Greeley, Co 80631 Attn: Jacqueline Hatch Re: USR-1497, Clement McNaney III do JCB Engineering Jacqueline based on the this submittal and the limited information in this submittal the following are the Windsor-Severance Fire Protection Districts requirements. 1. The lot shall have its own access; accesses shall be designed to carry a designed wheel load of 18000pounds (80000 pound gvw) (H2O loading). 2. The access shall be constructed of a permanent all weather road base. 3. Addresses shall be posted clearly on the road fronting the property. 4. Addresses shall be posted clearly on the structures. 5. If any structures are located more than 150' from an approved accessway there shall be alternative fire protection requirements enforced. 6. We would prefer that this site be provided with a minimum of(2) two points of access designed to our standards. 7. The internal circulation shall meet our standards. We utilize a B-40 turning template for turning radi etc. 8. This site shall be provided with fire hydrants that are on a minimum of a 6"main and this system shall be looped and capable of providing 1500 gpm at 20 psi with a flow duration of 2hrs. Hydrant spacing shall be 300' apart and 150' from structures. If you have any questions, please contact me at 686-9596 ext 305. Cordially, �� /C7 Captain ike L Davis Fire Prevention Division ph 970.686.9596 • fit 970.686.9623 • 100 7th Street • Windsor,Colorado 80550 • www.windsor-severancefire.org WINDSOR 5,, Town of Windsor 301 Walnut Street • Windsor. Colorado 80550•970-686-7476•Fax: 970-686-7180• www.tuindsorgou.corn COLO Weld County Planning Department January 20, 2005 GREELEY OFFICE JAN 2 4 2005 Ms. Jacqueline Hatch,Weld County Planner Weld County Dept. of Planning Services RECEIVED 1555 N. 17th Avenue Greeley, CO 80631 RE: Use by Special Review(USR-4197)—Landscape Materials Storage -Mr. Clement McNaney Dear Ms. Hatch: At the January 19, 2005 Planning Commission meeting, the Windsor Planning Commission considered the aforementioned application. The subject property is approximately three (3) acres in size and is located within the Town of Windsor's Growth Management Area (GMA), as well as the Cooperative Planning Area as depicted in the Intergovernmental Agreement (IGA) between the Town of Severance and the Town of Windsor. The subject property is depicted as Neighborhood and General Commercial allowing for a variety of commercial activities. Since the subject site is located within the Town's Growth Management Area boundary and is contiguous with the Town's corporate limits along the north and east property lines, the property should be annexed and develop within the Town of Windsor. The Town of Windsor's engineering department has expressed a concern about the subject property being almost entirely within the Law Ditch floodway. At this time, this area is being studied by the Town for revision of the FEMA Flood Insurance Rate Maps. This study is undergoing public review and will then be presented to Town officials for review and comment and subsequent to that, the Town intends to submit the study to FEMA for review and approval of a Conditional Letter of Map Revision. Since the subject property lies almost entirely within the floodway identified by the study the Engineering Department recommends that no new improvements be placed within this area including grading, structures, and stockpile of materials. (Please note that Windsor's engineering staff will be providing the aforesaid information concerning this data to Weld County for their review and information.) Additionally, Windsor's engineering department has stated a concern about there being a separate access from the subject property onto State Highway (SH) 392. Since there is no eastbound left turn lane on SH 392 there should be no separate access from this property onto SH 392. The Colorado Department of Transportation has authority over the access to SH 392,however, Mr. McNaney provided the Town with the enclosed letter of intent as part of the Eastbrook Annexation process stating that he would be willing to work with the developer to provide a single point of access for both properties onto SH 392. At this time, the current structure on the subject property has an access separate from the proposed access for the Eastbrook Annexation. The application does not state that the current access point onto SH 392 from the subject property will be vacated. Moreover, according to the Windsor IGA with the Town of Severance the subject property lies within the Windsor-Severance Cooperative Planning Area (CPA) and also lies within the eastern "gateway" into Windsor and the southwestern "gateway" into Severance. The IGA states, "Windsor and Severance agree that they shall develop and implement a mutually acceptable comprehensive development plan, to be known as the Corridor Development Plan; for the development of land and for the provision of urban services and facilities within the CPA." The IGA further states, "... the parties agree that the East Main Street Corridor Plan as set forth in Exhibit D shall be applicable to the Commercial Corridor Area of the CPA. Upon the adoption of this Agreement [IGA], development proposals not in compliance with these planning and design guidelines shall not be approved by either of the parties [Windsor or Severance]." The Town's East Main Street Corridor Plan contains a higher level of site plan criteria including architectural, landscape, and other requirements. The proposed application does not appear to be in compliance with the Windsor-Severance IGA. The Windsor Planning Commission recommends denial of the Use by Special Review (USR-1497) for the aforementioned use to Weld County Department of Planning Services based upon the property: 1) Having approximately fifty percent (50%) contiguity with the Town of Windsor municipal boundary and therefore should be annexed to the Town of Windsor prior to development. 2) Almost entirely contained within the floodway and therefore should not have any new improvements that would affect the floodway including grading, structures, and stockpiles of materials. 3) Not being site-planned in the spirit of the Windsor-Severance IGA Cooperative Planning Area and Development Plan which would result in the respective "gateways" into both Windsor and Severance being severely compromised because the design criteria and development standards which are outlined in and required by the aforesaid Windsor- Severance IGA have not been used in the proposed design of the subject property. Thank you for the opportunity to review this proposal. Sincerely, Diana Lonergan Associate Planner pc: Gale Schick, Chairman,Windsor Planning Commission Joseph Plummer,AICP,Director of Planning Clement McNaney, applicant John Vazquez, applicant's representative Amelia Tuttle, Town Planner Town of Severance Windsor-Severance tie;ik rat:, Fire Protection District January 5, 2005 Weld County Planning Dept. 918 10th Street Greeley, Co 80631 Attn: Jacqueline Hatch Re: USR-1497, Clement McNaney III c/o JCB Engineering 1. The lot shall have its own access; each access shall be designed to carry a designed wheel load of 18000pounds (80000 pound gvw) (H2O loading). 2. The access shall be constructed of a permanent all weather road base. 3. Addresses shall be posted clearly on the road fronting the property. 4. Addresses shall be posted clearly on the structures. 5. If any structures are located more than 150' from an approved accessway there shall be alternative fire protection requirements enforced. 6. The internal circulation shall meet our standards. We utilize a B-40 turning template for turning radi etc. 7. This site shall be provided with fire hydrants that are on a minimum of a 6"main and this system shall be looped were possible and capable of providing 1500 gpm at 20 psi with a flow duration of 2hrs. Hydrant spacing shall be 300' apart and 150' from structures. If you have any questions, lease contact me at 686-9596 ext 305. Cordially, Captain, ike L Davis Fire Prevention Division ph 970.686.9596 • fx 970.686.9623 100 7th Street • Windsor,Colorado 80550 • www.windsor-severancefire.org . . _ _ . _.... _. .._.. .. Item 7 cc'' 4 °T L -.S �e i t ,ro `t N.t k y y t t u,R \ :' e `` a b �b ! V� •E l <.p w 4;:'nl i Y ,�� N by Si Fastbrook Annexation Ya /) ` ' r* . �. �k 1 r (zonal RMU) `5 � " 3/ ` .t , <, s r r,a 1� , yi° R cal x`, ' [,:,,,,..„,,,>:....,,,,42 . ( aa. t 7 \' a \� `\ r r ,1 x I� e. m i \ s i f6 G iy < vT i, "w„ • f i fP r Fly 7� 'Yipnr r tie Fx-: - a-a ye.. . t. e17i.- vR % ,.y'�1(�1�i �pbp9.;,Cr; €- ii,( i ia'hw r� t, . '''',I'F > r '''2.4.0 C tit l 1 ,: }�V r ,,:,,,,„•..,,,,-.:1-,,.:;,',',e.. .o.:0.a,,,?-( o')' ro y 6 P.' +t rlt > > s• �^ rY' r.' 4.:3;1:' -:;:,1):;4::.;::::''''',:,:' Subjectil F s {: 4 $ u 4 Property n. ,t,> • 1 , r i ., x 1 0 I �tiF :? T'S ;.‘i.5.7.-21.7.71.,? `w J pp r y ▪^ VI ` - ;74,77-1,"4,4-'7•C`74":;''77-.-77.77. ‘� b•b` r .Zq. ▪ �sA4b4�15{ » tS7lt : 1 n t 4 • i ';',1''.Y�yy 'te ? y t ktl C, d ,�, r 3� Ip gV tr le* r Y ., { R qC $$, '� a lc. w. 4 Maw.» n 4=;-4 w..,,.4,, �> 3- .CG l,;t L1..'. :3_ ° State Highway hwa 392 , 4 `eI 4 `ett .9` Y ""S' T "k S y' v ^. r 441,nv •••3••t•• ••-:•, "� r .' 2• "�° ..� ra_4lbiOOk Annexation . .' _ ."_""`^_'"`•_"'—• _ :;:;�'a�u .xx�.ri Kc�u�rawei� i)CCCSti pOlllt. Current access point onto the subject property. 4 WINDSOR Town of Windsor 4-4 • - 301 Walnut Street • Windsor, Colorado 80550• 970-686-7476• Fax: 970686-7180 • www.wiudsorgor.com COLO Weld County Planning D,nnrtment GREELEY OFFICE MAY 2 3 2005 May 20, 2005 RECEIVED Jacqueline Hatch,Weld County Planner Weld County Dept. of Planning Services 918— 10th Street Greeley, Colorado 80631 Subject: USR-1497—Clement McNaney III/JCB Engineering Dear Ms. Hatch: The Town of Windsor Planning Commission reviewed this referral at its regular meeting of May 18, 2005. The subject property is approximately three (3) acres in size and is located within the Town's Growth Management Area (GMA), as well as the Cooperative Planning Area as depicted in the Town's Intergovernmental Agreement (IGA) with the Town of Severance. The subject property is depicted as Neighborhood and General Commercial allowing for a variety of commercial activities. Since the subject site is located within the Town's Growth Management Area boundary and is contiguous with the Town's corporate limits along the north and east property lines, the property should be annexed and develop within the Town of Windsor. The applicant should be aware of the fact that there is a proposed public trail within four hundred (400) feet of the subject property that parallels the Great Western Railroad right-of- way. The subject property is almost entirely within the Law Ditch floodway. At this time, this area is being studied by the Town for revision of the FEMA Flood Insurance Rate Maps. This study is undergoing public review and will then be presented to Town officials for review and comment and subsequent to that, the Town intends to submit the study to FEMA for review and approval of a Conditional Letter of Map Revision. Since the subject property lies almost entirely within the floodway identified by the study the Engineering Department recommends that no new improvements be placed within this area including grading, structures, and stockpile of materials. Additionally, since there is no eastbound left turn lane on SH 392 there should be no separate access from this property onto SH 392. The Colorado Department of Transportation has authority over the access to SH 392, however, Mr. McNaney provided the Town with the enclosed letter of intent as part of the Eastbrook Annexation process stating that he would be willing to work with the developer to provide a single point of access for both properties onto SH 392. At this time,the current structure on the subject property has an access separate from the proposed access for the Eastbrook Annexation. The application does not state that the current access point onto SH 392 from the subject property will be vacated. Please see attached map. With regard to the proposed landscape materials sales use, the applicant should be advised that, in the event that the property owner submits a petition to annex the subject property to the Town, the subject use would be required to meet the Town's standards. For example, the types of improvements that the Town typically requires include, but are not limited to: acquisition and dedication of public right-of-way to the site; paving of the road to the site; paving of all parking and circulation areas; etc. Furthermore, Section 16-123(3) of the Municipal Code requires, "All parking lots which are designed to be used for employee parking, visitor parking, customer parking and tenant parking, and all interior drives connecting such parking lots, which are designated for multifamily uses, business uses, commercial uses, industrial uses, offices and places of assembly shall be paved with asphalt or concrete." This application states that the parking lots and the vehicular circulation areas are to be an unpaved surface. Moreover, according to the Windsor IGA with the Town of Severance, the subject property lies within the Windsor-Severance Cooperative Planning Area (CPA) and also lies within the eastern "gateway" into Windsor and the southwestern "gateway" into Severance. The IGA states, "Windsor and Severance agree that they shall develop and implement a mutually acceptable comprehensive development plan, to be known as the Corridor Development Plan; for the development of land and for the provision of urban services and facilities within the CPA." The IGA further states, "... the parties agree that the East Main Street Corridor Plan as set forth in Exhibit D [attached] shall be applicable to the Commercial Corridor Area of the CPA. Upon the adoption of this Agreement [IGA], development proposals not in compliance with these planning and design guidelines shall not be approved by either of the parties [Windsor or Severance]." The Town's East Main Street Corridor Plan contains a higher level of site plan criteria including architectural, landscape, and other requirements. The proposed application does not appear to be in compliance with the Windsor-Severance IGA. Therefore, the Planning Commission recommends denial of this use by special review (USR- 1497)due to the following facts: 1) The property has approximately fifty percent (50%) contiguity with the Town of Windsor municipal boundary and therefore should be annexed to the Town of Windsor prior to development. 2) The property is almost entirely contained within the floodway and therefore should not have any new improvements that would affect the floodway including grading, structures, and stockpiles of materials. 3) The proposed plan does not meet the spirit of the Windsor-Severance IGA Cooperative Planning Area and Development Plan and would result in the respective "gateways" into both Windsor and Severance being severely compromised due to non-compliance with the design criteria and development standards outlined in and required by the aforesaid Windsor-Severance IGA. Thank you for the opportunity to review this proposal. Sincerely, Scott Ballstadt, AICP Senior Planner r pc: Victor Tallon, Vice-Chairman,Windsor Planning Commission Joseph Plummer, AICP, Director of Planning Clement McNaney, III, applicant JCB Engineering, applicant's representative Dec 22- OS ©3:49'a p.3 ff. , f 2 f To Whom It.May 4 Vw"y May it be known that it is my intent to work with BritTara Land f' Company,LW in establishing a single entrance into the Eastbrook Subdivision off of Colorado State Highway 392. As an adjacent landowner,I will work with DritTara srylag:to resolve the Highway 392 entrance with my best interest and the interest of BritTira. T understand that pending the approval of the Colorado Department of Transportation and the Town of Windsor, the roadway configuration for the Eastbrook • Subdivision entrance from Highway 392 shill be either be a three lane entrance(Major Collector)with a single entry lane,a left turnout lane, and a right turnout lane or a two lane roadway(Minor Collector)with a single entry lane and a single exit lane. The Town or COOT may request that either of then two configurations and that will be determined during the construction document and Platting phase of the design. The Minor Collector as defined by the Town of Windsor Municipal Code ArticleVIII Section 17-112 is 40 feet from the flow line in the gutter to the flow line in the opposite gutter,there is a 6" vertical curb and a 4' wide sidewalk. Per the same Section of the Code, the Major Collector is defined with a 52'flow line to the flow line measurement,6" vertical curb,and'5'wide sidewalks. The road surface from the lip of the curb and the gutter to the lip of the opposite garb and gutter shall be asphalt with a 2%crown. It is also my understanding that.Brittara Land Company,LLC Will provide my private entrance off of the collector road to be built and wEI work with me to obtain an agreeable location and design. This in no way grants the abandonment of my entrance,it is to ensure that I will work with BritTara and the outcome I hope will be positive to both of as. Cleat McNaney :d 7,': ieniVrOti a___5a' =E:8: shag/9L _. Item 9 Eastbrook Annexation • (zoned RMU) f GP,4, j Subject Property I I [ State Highway 392 Eastbrook Annexation 4 access point. Proposed access point for the subject property. Current access point onto the subject property. , Previous application plans. w iI � ik � r .i i ,b Eastbrook Annexation ,� . a* ij pf (zoned RMU) . � r VV .fi f IJ Subject "., 11 , Property is °• f ti if • J_ � .Y . s,hL I � : State Highway 392 " Eastbrook Annexation _. -_ access point. Current access point onto the subject property. 15 1111111111 lilt at Mt t 3180345 05/14/2004 0212P Weld County, CO 15 of 30 R 151.00 0.00 Steve Moreno Clerk&Recorder EXHIBIT "D" WINDSOR-SEVERANCE DEVELOPMENT PLAN DESIGN STANDARDS AND GUIDELINES I. INTRODUCTION A. Purpose and Scope: The Cooperative Planning Area (CPA) within the East Main Street Corridor (Corridor) has many unique qualities. Perhaps the most important quality is that this Corridor is the eastern "gateway" into the Town of Windsor and the southwestern "gateway" into the Town of Severance. The visual quality of this entryway is directly related to both communities' images, and positive community images are essential for economic development and the ability to attract quality developments. The location and scope of the CPA within the Corridor is shown as the"Cooperative Planning Area" in Exhibit"A"of this Agreement. B. Intent: These standards and guidelines have been prepared in an effort to accomplish the following: • To protect and enhance property values within the area; and • To increase the opportunity for development and expansion of business and industry within the area. II. PROCEDURE A. Application of Standards: These standards and guidelines shall apply to (a) all new development within the CPA, and (b) the remodeled portions of, or additions to, existing properties within the CPA. "Standards" denoted by (S) are mandatory; "Guidelines" denoted by (G) are not mandatory, but are provided in order to assist planners, design consultants, developers and the staff from both Towns concerning the design objectives of the Plan. It is not intended that this document replace or supplant the existing requirements of either of the Towns, but merely supplement current requirements. Furthermore, all pertinent requirements of both Towns shall be followed in the development of a specific building site and shall be approved in accordance with all of the terms and conditions of this Agreement. All zoning ordinances, building codes and regulations, and any other governmental restrictions, and requirements shall be observed. In the event of conflicts arse between this. 16 1111111IIIIIVIIIillllI11111111111VIIIIII HMI III ill 3180345 05/14/2004 02:12P Weld County, CO 16 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder document and other governmental codes, regulations, restrictions, and/or requirements, the more restrictive standard shall apply. B. Submittal Requirements: 1. SITE PLAN drawn to an appropriate scale on a 24" x 36" sheet containing the following information: a. The location of existing and proposed structures with the location of the entries noted. b. The location and dimensions of all driveways, parking areas, loading areas, and pedestrian walkways. c. The location and type of all outdoor storage or trash facilities with a description and/or and indication of screening materials proposed. d. The type and location of any ground signs. e. The type and location of any accessory appurtenances such as scales, satellite dishes, antennae, gas pumps, etc. f. The type and location of proposed site lighting. g. A land use breakdown indicating total site area, total building area, building coverage area, parking and driveway coverage area and open space area. h. The location of temporary model homes, sales offices, and/or construction facilities, including temporary signs and parking lots. 2. LANDSCAPING PLAN drawn to an appropriate scale on a 24"x 36" sheet containing the following information: a. Streetscape treatment. b. General level of planting proposed, including an indication of planting beds, lawn areas and other proposed ground covers. All proposed plant materials should be drawn to scale at a size equivalent to ten(10) years maturity. c. A plant material schedule indicating species, size and quantity of all plant material proposed. Plant material must be identified by direct labeling or by a clearly understandable legend. 1111111111111111 lit 1111111 III IIII1111IIIIIIIII1111 17 3180345 05/14/2004 02:12P Weld County, CO 17 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder d. A complete description of all proposed landscape accessory materials such as edging, planters, and mulches. e. Planting details and/or specifications demonstrative of proper planting techniques, staking and mulching. f. A note indicating that all landscaped areas, including parking lot islands, shall be irrigated by a fully automatic underground sprinkler system. g. A note indicating that the owner shall be responsible for the maintenance of all landscape elements. h. The position of existing trees on the site,if any, and a detailed plan for how these trees will be protected during construction. 3. SIGNAGE DETAILS drawn to scale containing the following: a. An indication and description of all materials to be used and the means of sign illumination as well as the dimensions of the sign. b. An indication and description of all wordage and/or logos to be included on the sign. 4. BUILDING ELEVATIONS drawn to an appropriate scale on a 24" x 36"sheet containing the following information: a. An indication and description of all materials to be used on all sides of the buildings. b. An indication of signage locations. c. The height of the buildings and any appurtenances, including all accessory buildings, trash enclosures, etc. d. The indication,description and height of all trash enclosures. 5. BUILDING COLORS AND MATERIAL SAMPLES of the actual materials to be used on the buildings including the following: a. Roofing materials and color. b. Exterior wall materials and colors. c. Trim materials and colors. 1111111111111111111111 1111111 11111 III IIIIII III 1111 18 3180345 05/14/2004 02:12P Weld County, CO 18 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder d. Window and door materials and colors. e. All accessory structures. f. Trash enclosures. III. SITE PLANNING The following minimum standards and guidelines shall be used as criteria for development within the CPA. A. Setbacks and Coverage: 1. All minimum setback distances for commercial developments shall be as follows: thirty- five (35) feet from SH 392 or WCR 23; twenty-five (25) feet from all streets other than SH 392 or WCR 23; and setbacks from all other property lines other than from streets (offsets): to be determined by the Planning Commission of the respective reviewing jurisdiction through the Planned Unit Development process. (S) 2. All minimum setback distances for industrial developments shall be as follows: a. For industrial developments abutting other industrial districts and/uses: Thirty- five (35) feet from SH 392 or WCR 23; thirty (30) feet from all streets other than SH 392 or WCR 23; and twenty (20) feet from all other property lines other than from streets (offsets) which abut other industrial zoning districts and/or uses. (S) b. For industrial developments abutting residential districts and/or uses: Any industrial use abutting a residential zoning district and/or any residential property shall maintain a minimum setback from all respective properties lines which abut either the residential zoning district and/or the respective residential property of thirty (30) feet, with said 30-foot setback distance being used for a substantial landscape buffer that adequately protects the adjoining residential properties from any negative impacts associated with the limited industrial use. (S) 3. To allow for landscape buffers, all paving shall be set back from the property lines a minimum of twenty-five(25) feet where abutting SH 392 or WCR 23, fifteen(15) feet abutting all other streets, and five(5) feet from all other property lines which do not abut streets. (S) 4. Building coverage on any given site shall not exceed forty percent (40%) of the site area. (S) 5. Building coverage on any given site shall preferably cover less than thirty-three percent (33%) of the site area. (G) 19 1111111IIIII111111111111111111111111111IIIII811111IIII 3180345 05/14/2004 02.12P Weld County, CO 19 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder 6. Open landscape area on any site shall be twenty percent(20%) or greater. (S) 7. All building elements and landscaping should be oriented to minimize visual impact of parking areas. (G) 8. All fences located on the street side of any site shall be recessed a minimum of two feet (2') back from the front building corners of any building elevation facing a street. (S) Such fences shall be designed to be compatible with the styles, materials, and colors of nearby buildings and adjacent fences. No fences shall be constructed within any front yards on any sites which front on SH 392 or WCR 23, and no chain link fences shall be visible from SH 392 or WCR 23. (5) B. Parking &Loading: 1. All parking and drive areas shall be paved with asphalt or concrete and shall have concrete curbs with appropriately radiused corners. (S) 2. Bicycle parking should be provided near building entries, but shall not encroach into pedestrian walkways. (G) 3. Parking areas should be minimized between the street or driveway and building entries. (G) 4. All off-street loading and refuse areas shall be designed to include adequate space for ingress, egress and maneuvering and shall be screened from view with appropriate landscape elements or with screenwalls constructed of materials which are compatible with the building. (S) 5. All storage or equipment areas shall be screened from view with appropriate landscape elements or with screenwalls constructed of materials which are compatible with the building. (S) 6. Each site entrance drive shall not serve as direct vehicular access to individual parking spaces for a minimum distance, from right-of-way line, of forty-five (45) feet where abutting SH 392 or WCR 23, and thirty-five (35) feet where abutting all other streets. (S) 7. Landscape islands a minimum of fifteen (15) feet in length and eight (8) feet in width shall occur at ends of all parking rows. (S) 8. Parking lot areas shall be broken into sections of two hundred (200) parking spaces maximum, separated by landscaped buffers ten(10) feet in width or greater. (S) 20 11111111111 11111111111111111111111111I I11111111111111 3180345 05/14/2004 02:12P Weld County, CO 20 of 30 R 151.00 D 0.00 Steve Moreno Clerk & Recorder 9. All utility services to facilities shall be installed underground. (S) 10. All areas for outdoor sales shall be contained either within a paved parking lot or on display pads constructed of concrete which are connected by a paved drive to a paved parking lot. All such display areas must be shown on the site plan and approved by the reviewing municipality. (S) C. Site Lighting: 1. The style of light fixtures shall be compatible with the style and character of buildings proposed on the site. If a precedent has been established within the district, it should be followed for any subsequent light fixtures that are used in corresponding or similar situations. (S) 2. Light poles shall not exceed thirty feet(30) in height. (S) 3. Lighting shall be designed to retain light within the property lines of a given building site and shall not spill any light outside said property lines. (S) 4. The face of a building or a ground mounted sign may be flood lit from above the ground provided that the fixture is not more than eighteen inches (18") above grade and is screened by low planting materials or other architectural elements. (S) 5. All exterior and security lighting shall have underground service. (S) D. Site Amenities: All building sites are encouraged to incorporate pedestrian amenities such as benches, fountains, courtyards,works of art, etc., especially at the entry locations. IV. ARCHITECTURAL The following architectural standards and guidelines shall be established as a minimum for development in the CPA: 1. Building walls should be subdivided and proportioned to the size of a person, using offsets, projections, overhangs, and recesses, in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size. (G) 2. Ground floor facades that face streets or public walkways must be modulated with animating features such as windows, entrance areas, arcades, porches, pilasters, arbors, I11111IIIUI11111111111ItIIl11111!lli 111111111li111111 21 3180345 05/14/2004 02.12P Weldunty, CO 21 of 30 R 151.00 D 0.00 Steve Moreno Clerk&Recorder awnings, recessed or projecting display windows, and/or trellised vines along no less than 50% of the facade. (S) 3. No blank wall that faces a public street or walkway shall exceed fifty(50) feet in length. (S) 4. The predominant portion of any building shall not exceed thirty (30) feet in height. Ornamental architectural elements or appurtenances such as clock towers or cupolas shall not exceed forty(40) feet in height. (S) 5. Sloped "residential" type roofs over building masses and at covered walkways are encouraged. (G) Where roofs are sloped, roofs shall slope at a minimum of 5 in 12. (S) 6. Architectural elements that add interest to roofs such as dormers, cupolas, clock towers, and other similar elements are encouraged. (G) 7. Flat rooflines should be avoided on low one story buildings, and where utilized on taller buildings they should feature a three dimensional cornice treatment on all walls facing streets or public walkways. (G) • 8. A relatively wide variety of building materials shall be permitted. However, it is intended that a basic harmony of architecture prevail. 9. Building materials should consist of textured unit masonry such as brick, stone and architectural grade concrete masonry units, as well as wood siding, used in repeating patterns throughout the building fabric of the area as much as possible. (G) 10. Any materials other than those encouraged in #9 above, if used, should be used as integral parts of the overall building fabric in repeating modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements and materials to cast shadows. (G) 11. Metal siding panels shall be prohibited on prominent facades, and only architectural grade metal panels will be allowed on non-prominent facades. Vertical ribbed metal siding panels shall be prohibited. (S) 12. Predominate exterior colors shall be of low reflectance, muted, neutral or earth tone colors. Other colors may be used for accent or to emphasize focal areas provided that they are sensitively integrated. (S) 13. Mechanical equipment and service functions associated with a building must be incorporated into the overall design theme of the billing and the landscape so that these functions are screened from view from public ways and adjacent properties. (S) 22 111111 fllii��lilt 11111 11111111111111111111111111 3180345 05/14/2004 02:128 Weld County, CO 22 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder 14. Wherever possible, conduits, meters and vents which are visible on buildings should be painted to match the respective building surfaces. (G) 15. Fully-enclosed trash enclosures constructed with building materials and colors to match the principal buildings on the site shall be provided. (S) V. LANDSCAPE In addition to the landscape guidelines in effect for the Town,the following shall constitute additional minimum guidelines for landscaping within the CPA: 1. The density of landscaping need not be so dense as to completely cover or mask the building site, but will not be so sparse as to be perceived as a minimum or superficial effort at landscaping. (G) 2. Landscape materials shall be of long living varieties, and shall be permanent in nature. All plant material shall be vigorous and free from disease and insect infestation, in accordance with specifications outlined by the American Association of Nurseries (AAN) for number one grade, and well adapted to the Windsor area climate zone. Plants must be sized according to the following table: (S) TYPE SIZE Standard deciduous 2" caliper measured 6"above ground _ Small ornamental flowering 1 'A"to 13/4"caliper measured 6" above ground trees Evergreen Trees 6 foot in height Shrubs and hedges Five gallon or adequate size consistent with design intent 3. Short lived materials, such as annual flowers, are encouraged to be used to accent or supplement the basic permanent landscape plan. Such flowers are encouraged to be utilized in a bed or planter at project entries. (G) 4. No plant material with invasive roots shall be used. (S) 5. Artificial plant materials shall be prohibited. (S) 6. Landscape elements should relate to the building's structural elements and be used to interrupt extensive building surfaces. (G) 7. All parking lot islands shall be landscaped with at least one shade tree and some low ground cover and/or shrubbery. (S) 23 1 11111 11111 lilt IIIII 111111 1111 11111 III 1111111 II 1111 3180345 05/14/2004 02:12P Weld County, CO ^ 23 of 30 R 151.00 D 0.00 Steve Moreno Clerk & Recorder 8. Street trees: Along the SH 392 and WCR 23 Corridors (the Corridors), continuity is required to connect the diverse land use areas and provide an appealing "corridor" feel to the entrances to the Towns. The use of trees along the Corridor can create this unifying effect. The following standards shall be used to create this effect: a. Trees planted along the Corridors shall be planted at a spacing of forty feet (40') and in straight rows to create a continuous street edge. (S) b. Trees of varying species shall be planted to avoid drastic loss from insect or disease infestation. Different species with similar characteristics such as growth habit or color could be used to avoid over-use by one tree species yet maintain the desired look. (G) c. In all new development projects the inclusion of a 5 foot (5') detached walk and a 10 foot (10') designated tree lawn, between the walk and the street, shall be required. Where such projects meet existing projects, new sidewalks shall be required. In the case of a redevelopment of an existing site which has a narrow frontage, the developer shall be required to post a bond equivalent to 110% of the value of such sidewalk and landscape improvements. Such bond will be utilized to construct the sidewalk improvements at the time there is enough adjacent redevelopment to allow for a substantial portion of new sidewalk to be constructed. (S) d: Large size shade trees recommended along the Corridors include the following. (G) Hackberry: Celtis occidentalis Burr Oak: Quercus macrocarpa American Elm: Ulmus americana (recommended only when varieties resistant to Dutch elm disease are available) American Linden: Tilia americana Northern Catalpa: Catalpa speciosa Norway Maple:Acer platanoides Ginkgo: Ginkgo biloba English Oak: Quewrcus robur Green Ash*:Fraxinus pennsylvanica (seedless varieties only such as `Patmore' and `Marshall Seedless') White or American Ash: Fraxinus americana Thornless Honeylocust*: Gleditsia triancanthos inermis * Acceptable species but not recommended for planting in Windsor because of the large number of these tree species already planted. Over-planting of one species leaves the forest vulnerable to disease infestation. Iillli 1111111111MIMIII DIE 11111IIIHit 111111 24 3180345 05/14/2004 02:12P Weld County, CO 24 of 30 R 151.00 D 0.00 Steve Moreno Clerk 8 Recorder e. Medium size shade trees recommended along the Corridors include the following: (G) Littleleaf Linden: Tilia cordite Ohio Buckeye:Escudos glare f. Small size trees recommended under power lines or where planting area width is only 5 to 6 feet include the following: (G) Schubert Chokecherry: Prunes Virginian 'Schubert' Japanese Lilac Tree: Syringe reticulate Mayday Tree:Prunes pads committee Serviceberry:Amelanchier species Amur Maple:Acer ginnala Crabapple: Malus species Hawthorne species: Crataegus species (thornless varieties) Tatarian Maple:Acer tataricum Japanese Pagoda Tree: Sophora japonica g. Trees not recommended along the Corridors include the following: (G) Evergreen Trees Aspen: Pupulus tremuloides Silver Maple:Acer saccharinum Russian Olive:Eleagnkus angustafolia Boxelder:Acer negundo Mountain Ash:Sorbus aucuparia Willows: Salix species Birches:Betula species Cottonwoods:Populus species Siberian Elm: Ulmus pumila Sunburst Honeylocust: G. 'Sunburst'variety Hopa Crabapple:Malus x Hopa h. Street trees should be planted in the center of the tree lawn equidistant between the curb and sidewalk. (S) 9. Trees planted in areas of high pedestrian traffic shall be at least 3 inch caliper and be high branching. This size is required so that adequate branching height is achievable without severe pruning. (5) 10. All trees and shrubs must be maintained in healthy condition or be replaced at the expense of the owner. (S) 111111111111 VIII 11111111111111111 11111 III 1111111111111 25 3180345 05/14/2004 02:12P Weld County, CO 25 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder 11. All visible areas which are not put to use as planting or tree beds, as parking or walkways or as building area shall be seeded or sodded with bluegrass or other high quality turf blend. Planting or tree beds shall be sized such that, at the time the plant material they contain is mature, a minimal amount of mulch area is visible. (S) 12. All landscaped areas, including parking lot islands shall be irrigated by a fully automatic underground sprinkler system. (S) 13. Planting beds are encouraged around the perimeter of all buildings. (G) 14. The owner or developer shall, to the greatest extent possible, incorporate existing healthy, mature trees and shrubs into the landscape design. Existing trees and other plants in reasonable condition may be removed only if the owner or developer has satisfactorily demonstrated to the Town that site design restrictions necessitate their removal. Upon such demonstration, all removed trees or shrubs shall be replaced with new trees and shrubs in a quantity and size reasonably equivalent to those removed. An evaluation of the existing landscape proposed to be removed may be required. (S) 15. Existing plant material that is to remain as part of the permanent development or redevelopment of a property shall be protected during construction. Existing trees and shrubs shall be protected with a sturdy three foot (3') high construction fence that is placed at a distance from the tree equal to 40% of the height of the tree. If work is required closer than the construction fence, all work shall be done by hand with special care being given to minimizing disturbance to tree roots, and protecting the tree trunk from damage. (S) VI. SIGNAGE The following signage guidelines shall be established as a minimum for development in the Corridor: 1. All signs shall conform to the design criteria set forth herein as well as the criteria set forth in the Windsor Municipal Code. (S) 2. Project identification signage: a. Each development, complex of buildings or large building complex shall be permitted to have one freestanding development identification sign. Such sign shall primarily identify the name of the development. Secondarily, such sign may contain smaller signage for individual tenants which are housed within the development or complex. (S) 26 111111111111111111111111111111111111111 III 1111111 11 111 3180345 05/14/2004 02:12P Weld County, CO 26 of 30 R 151.00 0 0.00 Steve Moreno Clerk & Recorder b. Each tenant which has at least 5,000 square feet of gross leasable area shall be classified as a"major tenant" and may have the following signage: Building mounted signs shall be allowed on each building elevation, subject to all such signage meeting all of the requirements and standards outlined in subparagraph VI. 2. d.below of this Section; and Either one freestanding sign for each street frontage which the property abuts or one sign which is a part of a development identification sign. (S) c. Each tenant which has less than 5,000 square feet of gross leasable area shall be classified as a"minor tenant" and may have the following signage: Building mounted signs shall be allowed on each building elevation, subject to all such signage meeting all of the requirements and standards outlined in subparagraph VI. 2. d.below of this Section; and One sign which is a part of the development identification sign. (S) d. The maximum, cumulative sign area on any individual building elevation shall not exceed ten percent (10%) of the total area of the respective building elevation. For major tenants, the height of any building mounted signs shall not exceed either 25 percent(25%) of the height of the building elevation upon which the sign is mounted or eight (8) feet in height, whichever is less. For minor tenants, the height of any building mounted signs shall not exceed either 25 percent (25%) of the height of the building elevation upon which the sign is mounted or five (5) feet in height, whichever is less. (S) The height of the building elevation shall be measured as the vertical distance between the finished floor elevation of the building and the predominant roofline of the building elevation upon which the sign is mounted, not including architectural elements or appurtenances such as clock towers or cupolas. Individual lettering is encouraged. Cabinet signs are permitted, however, if cabinet signs are utilized on multiple tenant buildings, written criteria describing uniform sign size, background color and general quality level is to be submitted, for approval, by the owner/landlord prior to the submittal of any tenant signage plans. Each tenant will be required to conform to such criteria. (S) e. Freestanding signs shall be "monument" type signs set on bases made of materials which are compatible with the architectural elements •.of the 27 illllli" h2' 0 27 of 30 R 151.00 0.00 Steve Moreno Clerk&Recorder project. The height of the monument base of any sign shall not exceed 50 percent (50%) of the overall height of the sign. The width and length of such base shall be at least as wide and long as the bottom of the sign area. (S) f. Freestanding signs may not be located closer than fifteen(15) feet from SH 392 or WCR 23; ten (10) feet from any other streets; or five (5) feet from any other property lines not abutting any street, unless the total height of any such freestanding sign, including the monument base, does not exceed forty-two (42)inches-in height. (S) g. Freestanding signs are encouraged to be incorporated into a landscape planting bed with low landscape elements placed in front of signage to soften the sign and taller landscape placed behind single-sided signs to offer a backdrop. (G) h. Development Identification Signs. In addition to all of the general signage requirements outlined herein and also relative to the criteria outlined in Section VI. 2 .a. above of this Section pertaining to development identification signs, all development identification signs shall also comply with both of the following requirements: (a) No such sign shall exceed sixteen feet (16') in height, including the monument base; and (b) The maximum advertising area of all such signs shall not exceed fifty (50) square feet per side for each one hundred feet (100') of street frontage of the lot upon which the use is located, but no greater than one hundred (100) square feet per side, up to a maximum number of two (2) sides per sign. Such area shall be exclusive of the sign base. (S) Individual Major Tenant Signs. In addition to all of the general signage requirements outlined herein and also relative to the criteria outlined in Section VI. 2 .b. above of this Section pertaining to major tenant signs, all major tenant signs shall also comply with both of the following requirements: (a) No such sign shall exceed eight (8) feet in height, including the monument base; and (b) The maximum advertising area of all such signs shall not exceed forty-eight (48) square feet per side, up to a maximum number of two (2) sides per sign. Such area shall be exclusive of the sign base. (S) 28 1111111 11111 lllll lllll lllllll lllll lllll 111 illllll IIII 0511412004 02:12P Weld Co , 28 0 318°314530 R 151.00 D 0.00 Steve Moreno Clerk& Recorder j. Individual Minor Tenant Signs. In addition to all of the general signage requirements outlined herein and also relative to the criteria outlined in Section VI. 2. b. above of this Section pertaining to minor tenant signs, all minor tenant signs shall also comply with all of the following requirements: (a) Minor tenant buildings which are freestanding on their own lot shall be allowed to erect one (1) freestanding monument sign to accommodate all tenants who occupy leasable space upon the subject lot; (b) No such sign shall exceed six (6) feet in height; and (c) No such sign shall exceed twenty-four (24) square feet in sign area per side of sign,up to a maximum number of two (2) sides per sign. Such area shall be exclusive of the sign base. (S) k. Signs may be illuminated. (G) 1. While canvas awnings are considered perfectly acceptable, acrylic or plastic awnings are discouraged. Interior illuminated awnings are also discouraged. (G) 3. Traffic Control and Directional Signage: a. Traffic control and directional signage shall be allowed as needed. Such signage shall be of a uniform character within each development. (S) b. Such signage shall be constructed of steel, aluminum or alucabond, and shall not be larger than four (4) square feet in area. (S) 3. Prohibited signs. a. Pole mounted signs are prohibited. (S) b. No sign shall be illuminated by or contain flashing, moving, blinking, fluctuating, intermittent rotating, or moving light or lights. The only exception shall be signs which provide a legitimate public service, such as the giving of time and temperature. (S) c. No sign or part thereof shall contain or consist of strings of lights, ribbons, streamers, spinners or similar moving, fluttering or revolving devices. Inflatable signs such as blimps, animals, inflatable representations of a product for sale and other inflatable devices shall also be prohibited. Such devices shall not be used for the purposes of advertising or attracting attention. (S) I �'lII iI" Ili�i I�I'I II'I"I II"I II'll III��IIIII II I"I 29 3160345 05/14/2004 02:12P Weld County, CO 29 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder d. Searchlights, whether stationary or revolving, beacons or other similar devices used for the purposes of advertising or attracting attention shall be prohibited. (S) e. Unpainted signs, broken signs and signs on vacated buildings shall be removed from the premises or repaired or renovated by the owners of the premises on order of the Zoning Officer. (S) f. No sign shall obscure vision or views of the natural landscape or the larger urban area along arterial and collector streets and roads, nor shall any such sign be distracting to motorists. (S) g. No sign shall be erected at the intersection of any street or road in such manner as to obstruct clear vision, nor shall any sign be erected at a location where, by reason of its position, shape or color, it may interfere with, obstruct the view of or be confused with any traffic sign, signal or control device. (S) h. Off-premise signs. No outdoor advertising sign, billboard or other advertising media not directly related to the use of the premises upon which it is located is permitted. (S) No sign shall be erected on the roof of any building. (S) j. No sign shall be mounted to or otherwise applied to trees or other landscaping, regulatory traffic signage, utility and light poles or other similar structures, and shall not be located within road rights-of-way or private street easements. k. Mobile signs are prohibited. (1) Mobile sign is defined as any sign painted or otherwise mounted on a vehicle, trailer or boat; fixed or attached to a device for the purpose of transporting from site to site. This definition includes all vehicles placed or parked for the purpose of drawing attention to a service, product, object, person, organization, institution, business, event, location or message, but not signs or lettering installed on vehicles such as buses, taxicabs or other commercial vehicles operating during the normal course of business. On- premise signs mounted to construction trailers directly related to construction on a site shall be allowed to be located on the site for the duration of construction, and shall be removed immediately upon the receipt of the last certificate of occupancy for the site. Trailers that are unrelated to the construction activities on .the 'site I IIIiI IIIII 11111 111111 IIIII 11111 III 1111 illIIII 30 3180345 05/14/2004 02:12P Weld County, CO 30 of 30 R 151.00 D 0.00 Steve Moreno Clerk& Recorder shall not be allowed to be located on any site solely for the purpose of mounting signage; and (2) Any sign attached to, painted on, or mounted on any construction trailers that are permitted in paragraph "a" above shall be allowed if such signs meet the following conditions: The signs are magnetic, decals, or painted in a professional manner on an integral part of the construction trailer as originally designed by the manufacturer and do not extend beyond the profile of the construction trailer. B / Weld County Referral December 14, 2004 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Clement McNaney Ill c/o JCB Case Number USR-1497 Engineering Please Reply By January 11, 2005 Planner Jacqueline Hatch Project A Site Specific Development Plan and Special Review Permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A(Agricultural)Zone District Legal Lot B of RE-261; Pt of SE4 Section 15, T6N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to Hwy 392 and approximately 1/4 mile west of CR 21. r Parcel Number 0807 15 000053 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) February 1, 2005 ❑ 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. LW See attached letter. Comments: Signature y,/ -49Date / -/ 7- O Agency Z./ S T,u V c / 1 d4J +Weld County Planning Dept. +918 10th Street, Greeley,CO. 60631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax a DEPARTMENT OF BUILDING INSPECTION Weld County Administrative Offices 918 10th Street, Greeley, CO 80631 WEBSITE: www.co.weld.co.us Phone (970) 353-6100, Ext. 3540 Fax(970) 304-6498 VI C. COLORADO January 17, 2005 Clement McAnney III do JCB Engineering USR-1497 A Site Specific Development Plan and special Review permit for a business permitted in a use by right or accessory use in the Commercial Zone District (Landscape Materials Yard) in the A (Agricultural ) Zone District. 1. A building permit shall be obtained prior to the construction of any new building and change of use of any of the existing buildings. 2. A plan review is required for each building for which a building permit is required. Plans shall include a floor plan. 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. Commercial buildings require a Code Analysis Data sheet, provided -kw the Weld County Building Department. New construction will require an engineered foundation based on a a-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado registered engineer. 3. Buildings shall conform to the requirements of the various codes adopted at the time of permit application. Currently the following has been adopted by Weld County: 2003 International Building Code; 2003 International Mechanical Code; 2003 International Plumbing Code; 2003 International Fuel Gas Code; and the 2002 National Electrical Code and Chapter 29 of the Weld County Code. 4. The modular building will probably be classified as a storage (S-1) use. The office will probably be classified as B (Business). The shade cover will be classified as either a B (Business) or U (Accessory). The buildings including the bathrooms shall be accessible to persons with disabilities. 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. 5. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of determining the maximum building size and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 27 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. Offset and setback requirements are measured to the farthest projection from the building. Please contact me for any further information regarding this project. Sir c rely, t v'9aT vt9il Building O icial Service,Teamwork, Integrity,Quality Hello