The URL can be used to link to this page

Browse Search

Home My WebLink About20041155.tiff Weld County Planning Department GREELEY OFFICE FEB 0 4 2004 university February 2, 2004 RECEIVED Knowledge to Go Places Sheri Lockman Weld County Planning Dept. Department of Bioagricultural 1555 No. 17`°Avenue Sciences and Pest Management Greeley, CO 80631 Fort Collins,Colorado 80523-1177 Dear Sheri: I reviewed the materials that you mailed to me last week regarding Case Number USR-1441 submitted by Farmland Reserve Inc. to install a livestock truck wash facility near an onion storage shed operated by Murata Farms. As a plant pathologist with more than 20 years experience working with the onion industry in Colorado and elsewhere, my evaluation is focused on the potential that this facility could negatively impact storage diseases and onion quality if constructed so close to the onion shed. My primary concerns are two-fold: 1. Curing and storing of onion bulbs rely upon the ability of the onion shed operators to manipulate temperature and humidity levels within the onions and shed so that conditions do not favor contamination by or growth of storage rot organisms (bacterial, fungal) that could affect the marketability and storability of the bulbs. Generally,the shed operators need to use their ventilation system at various times during the day/night to bring in cooler/warmer and less humid air to regulate the warmer/cooler and more humid environment within the shed; their goal is to keep the temperature uniform and as cool as possible but above freezing, while maintaining a moderate humidity level below a level such as 75%but above a level such as 40% throughout the storage life of the onions. This storage period can run from September to April in northern Colorado. I am concerned that the proposed truck wash facility could increase the average humidity level of the outside air near the holding ponds/lagoon, and thereby impact the ability of the shed operators to bring in drier air at critical times to mix with the more humid air generated by the respiring onions in the shed. More humid conditions or condensation of water from the shed roof onto the onion pile could enhance storage rot problems. 2. The onion bulb is a live plant organ that absorbs air and possibly air-borne odors that could in turn affect the quality(flavor, smell, taste) of the product, which in turn could affect the value and acceptability in the marketplace. I am the first to admit that I am not an expert in this area,but proximity to the nearby holding ponds/lagoon could be a potential source of concentrated odor(s)that would be pulled into the shed each time that the ventilation system was turned on. I am concerned that this proximity to animal waste rinse water could pose more of an odor threat than that generated by the feedlot located further away. I would request that the applicant prove that animal odors are not a potential contaminant to onions. I hope that this information is helpful. Sincerely, EXHIBIT 1-1 Dr. Howard F. Schwartz, Profe�ant Pathology 2004-1155 Encompassing Entomology,Plant Pathology,and Weed Science Phone(970)491-5261 -bspm@lamaccolostate.edu - FAX(970)491-3862 -http://www.colostate.edu/depts/bspm/index.html • (it Weld County Referral ' December 11, 2003 Ci Rte"6VEQ COLORADO Bic a 2003 The Weld County Department of Planning Services has received the following item for reviertmaLtCW�otfl Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A (Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 j 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 3, 2004 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. 4 See attached letter. Comments: Signature �J4// Date Agency 'u LILA_- +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 x(970)353-6100 ext.3540 4(970)304-6498 fax Weld County Planning Department GREELEY OFFICE • MEMORANDUM JAN 142004 RECEIVED TO: Sheri Lockman, Planner II DATE: 1/13/2004 FROM: Donald Carroll, Engineering Administrator �" SUBJECT: USR-1441, Farmland Reserve Inc. COLORADO The Weld County Public Works Department has reviewed this proposal; the project falls primarily under the Use by Review Standards, Weld County Code, Chapter 23, Article II, Division 4, and Section 23. Our comments and requirements are as follows: COMMENTS: Access: The Department of Transportation (CDOT) has jurisdiction over all accesses to the state highway. Please contact Gloria Hess-Idler or Tess Jones 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 263) Lots A and B are identifying a shared access point to accommodate Lot A and Lot B of RE-1901. The latest state highway average daily traffic count reflects approximately 1,600 vehicles taken in a 24-hour 3riod at this location. REQUIREMENTS: Future Right-of-Way: The applicant has reserved an additional 20 feet of future right-of-way to accommodate the expansion of State Highway 263 as shown on the plat. Verification with CDOT shall be required prior to recording the plat. Access: The applicant is identifying the shared access point to accommodate both Lots A and B at this location. Utilize this shared access point. Off-Street Parking: The off-street parking areas identified for truck driver and truck parking shall be surfaced with recycled asphalt or the equivalent to keep the dust down as trucks are circulating throughout the facility. Approach: The applicant shall apply a paved approach with adequate turning radiuses for approximately 100 feet. A paved approach would keep trucks from carrying rocks or mud on to the state highway system and keep the dust down as they approach the access point. The paved approach shall accommodate two-way truck traffic. 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. I'm referring a portion of the storm water drainage to the Environmental Health Department, as it deals with stock ailer washout and a maintenance bay. pc: USR-1441 M:\PLANNING\USR-6 r , ttirh„ ‘„ Weld County Referral Illlik August 4, 2003 - 1-417.C!.:. WED COLORADO AUG 6 2003 WELD i.._nJim y PLPL!C W",WC.`S.It& -ERT The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A (Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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) October 7, 2003 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 i // 4� 7 /l Date F -J 5"- 0 3- -- Agency Y> ietZ ,t_ ^'t'✓L1c^".—lD—r- +Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 t(970)304-6498 fax Weld County Planning Department GREELEY OFFICE AUG 2 9 2003 ,7----(1:( MEMORANDUM RECEIVED TO: Sheri Lockman, Planner II DATE: August 27, 2003 ' C FROM: Donald Carroll, Engineering Administrawitor / SUBJECT: USR-1441, Farmland Reserve Inc. COLORADO The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section 23. Our comments and requirements are as follows: COMMENTS: The applicant indicated that the main access will be from State Highway 263 to the facility. The most current average daily traffic count (ADT) reflects 2,850 vehicles taken in a 24-hour period for State Highway 263 at this location. REQUIREMENTS: .4ccess: The access on the plat drawing includes a portion of Lot A, RE-1901 (not included) in the USR and is being shown as a shared or joint access point. Verification is required from the adjacent landowner, the type of right-of-way/easement, and include whether it is dedicated, private, or deeded to provide adequate access to the parcels. The Clerk and Recorder identifyied Brian A. and Gene Murata, address: 22000 WCR 62, Greeley, CO 80631, as the adjacent property owner for Lot A of RE-1901. Access: The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to the state highway. Please contact Gloria Hice-Idler or Tess Jones at the Greeley office to verify the access permit or for any additional requirements that may be needed to obtain or upgrade the permit. The applicant indicated that the first 100 feet of access shall be paved with adequate turning radiuses to accommodate tractor trailer units. In addition, I recommend that the remaining portion of the access drive to the ingress/egress point is treated with dust abatement, as the applicant proposes 30-40 tractor trailer units and employee parking utilizing this access drive per day. Off Street Parking: The off street parking spaces including the gravel portion of the access drive shall be surfaced with gravel or the equivalent and shall be graded to prevent drainage problems. Storm Water Drainage: The historical flow patterns and run-off amounts will be maintained on site in such a manner that will reasonably preserve 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 '- mf storm run-off. pc: USR-1441 M:\PLANNING\USR-4.DOC Page 1 of 1 Sheri Lockman From: Charlotte Davis Sent: Tuesday, March 02, 2004 9:15 AM To: Sheri Lockman Subject: FW: Truck wash Sheri, Here are Trevor's amendments From: Trevor Jiricek Sent: Monday, March 01, 2004 4:37 PM To: Charlotte Davis Subject: Truck wash I attached a few suggestions. Trevor Jiricek, MAES Director, Environmental Health Services Weld County Department of Public Health & Environment 1555 N. 17th Ave Greeley, Colorado 80631 970-304-6415, ext. 2214 (office) 970-304-6411 (fax) 03/02/2004 Amend the second sentence of 2.D.1) to state: Alternately, the applicant can provide evidence that they are not subject to the EPA Class V requirements. Amend 2.D.4)d) to state: A description of the method that waste water from the trailer wash will be disposed. This should include a demonstration that the facility can adequately store and dispose of the anticipated hydraulic load from the trailer wash. New development standard: The facility shall comply with any required permit or regulation of the Water Quality Control Division of the Colorado Department of Public Health & Environment. Le" MEMORANDUM (it TO: SHERI LOCKMAN, PLANNING DEPARTMENT ' FROM: TREVOR JIRICEK,HEALTH DEPARTMENT C. SUBJECT: �04AND RESERVE, INC DATE: JANUARY 1 COLORADO CC: Environmental Health Services has reviewed this proposal for an agricultural truck terminal. We have no objections to the proposal, however, we do recommend that the following conditions be part of any approval: We recommend that the following requirements be met prior to allowing the plat to be recorded: 1. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V Injection Well permit from the Environmental Protection Agency (EPA) for any vehicle maintenance facility located on the site that is equipped with a floor drain. Alternately, the applicant can provide evidence from the EPA that they are not subject to the EPA Class V requirements. (New EPA rule effective 4/5/2000). 2. Submit a dust abatement plan to the Environmental Health Services, Weld County Department of Public Health & Environment, for approval prior to operation. 3. The impoundment is subject to Regulation No. 61 of the Water Quality Control Commission of the Colorado Department of Public Health & Environment. The facility shall provide evidence to the Weld County Department of Public Health and Environment that it has either applied for a CDPS permit or a waiver. . 4. A detailed design and operation plan for the trailer wash shall be submitted to the Weld County Department of Public Health & Environment for review and approval. The plan shall be reviewed and stamped by a registered professional engineer and demonstrate that construction of the trailer wash, treatment system, conveyance structures and evaporation pond will limit discharges to the environment within the limits described in the rules and regulations of the Water Quality Control Division of the Colorado Department of Public Health & Environment. At a minimum the plan should include the following:: 1) A description of the materials used to construct the wash bay, 2) The method of construction incorporated to prevent waste water from escaping the structure, 3) A schematic of the flow of water through the wash bay, screen and oil/grease trap to the evaporation pond, 4) A water balance or other demonstration that the evaporation pond is adequately sized to store and dispose the anticipated hydraulic load from the trailer wash and storm water runoff , 5) The method of disposal for accumulated wastes (sludges, etc.) generated in the washing process. 5. The applicant shall submit evidence of an Aboveground Storage Tank permit from the Colorado Department of Labor and Employment (CDL&E), Oil Inspection Section for any aboveground storage tanks located on the site. Alternately, the applicant can provide evidence from the (CDL&E), Oil Inspection Section that they are not subject to these requirements. 6. 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 the issuance of the Certificate of Occupancy: 1. Installation of an individual sewage disposal system for domestic sewage wastes generated in the proposed office building. The system shall be installed according to the Weld County Individual Sewage Disposal Regulations. The system shall be designed by a Colorado Registered Professional Engineer. We recommend that the following requirements be incorporated into the permit as development standards: 1. The facility shall have sufficient equipment available to implement dust control as required by the Weld County Department of Public Health and Environment. 2. 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 3. 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. 4. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. 5. Fugitive dust and particulate emissions shall be controlled on this site. 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. The facility shall utilize the existing public water supply. (North Weld County Water District) 8. The applicant shall operate in accordance with the approved "waste handling plan". 9. Adequate toilet facilities shall be provided for employees and patrons of the facility. 10.Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. 11.If applicable, the applicant shall obtain a storm water discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. 12.An odor abatement plan shall be implemented at the request of the Weld County Department of Public Health and Environment in the event that odor levels detected off site of the facility meet or exceed the odor limit as specified by the Regulations of the Colorado Air Quality Control Commission. The plan shall also be implemented in the event that the Health Department receives a significant number of odor complaints and in the judgment of the Director of Public Health, there exists an odor condition requiring abatement. 13.The trailer wash shall be operated in accordance with the approved design and operations plan. 14.Any above or underground storage tank shall comply with all the requirements of the Underground Storage Tank and Above Ground Storage Tank Regulations (7 CCR 1101-14). 3 15.The facility shall comply with all applicable local, state, and federal rules and regulations. 4 a MEMORANDUM TO: SHERI LOCKMAN,PLANNING DEPARTMENT FROM: TREVOR JIRICEK,HEALTH DEPARTMENT"l CSUBJECT:USR-1441,FARMLAND RESERVE, INC . DATE: SEPTEMBER 9, 2003 COLORADO CC: Environmental Health Services has reviewed this proposal for an agricultural truck terminal. We have no objections to the proposal, however, we do recommend that the following conditions be part of any approval: We recommend that the following requirements be met prior to allowing the plat to be recorded: 1. Apply for an Underground Injection Control (UIC) Class V Injection Well permit through the Environmental Protection Agency (EPA) or provide evidence that the applicant is not subject to the EPA Class V requirements. 2. Submit a dust abatement plan to the Environmental Health Services, Weld County Department of Public Health &Environment, for approval prior to operation. 3. The impoundment is subject to Regulation No. 61 of the Water Quality Control Commission of the Colorado Department of Public Health &Environment. The facility shall provide evidence to the Weld County Department of Public Health and Environment that it has either applied for a CDPS permit or a waiver. . 4. A detailed design and operation plan for the trailer wash shall be submitted to the Department of Public Health& Environment for review and approval. The plan shall be reviewed and stamped by a registered professional engineer and demonstrate that construction of the trailer wash, treatment system, conveyance structures and evaporation pond will limit discharges to the environment within the limits described in the rules and regulations of the Water Quality Control Division of the Colorado Department of Public Health&Environment. At a minimum the plan should include the following:: 1) A description of the materials used to construct the wash bay, 2) The method of construction incorporated to prevent waste water from escaping the structure, 3) A schematic of the flow of water through the wash bay, screen and oil/grease trap to the evaporation pond, 4) A water balance or other demonstration that the evaporation pond is adequately sized to store and dispose the anticipated hydraulic load from the trailer wash and nature, 5)The method of disposal for accumulated wastes (sludges, etc.) generated in the washing process. 5. The applicant shall submit a waste handling plan, for approval, to the Environmental Health Services Division of the Weld County Department of Public Health & Environment. The plan shall include at a minimum, the following: 1) A list of wastes which are expected to be generated on site (this should include expected volumes and types of waste generated). 2) A list of the type and volume of chemicals expected to be stored on site. 3) The waste handler and facility where the waste will be disposed (including the facility name, address, and phone number). 6. Submittal of an odor abatement and response plan to the Department of Public Health & Environment. 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. Installation of an individual sewage disposal system for domestic sewage wastes generated in the proposed office building. The system shall be installed according to the Weld County Individual Sewage Disposal Regulations. The system shall be designed by a Colorado Registered Professional Engineer. 2. Provide evidence that the proposed above ground storage tank has received an appropriate permit from the Colorado Department of Labor and Employment. We recommend that the following requirements be incorporated into the permit as development standards: 1. The facility shall have sufficient equipment available to implement dust control as required by the Weld County Department of Public Health and Environment. 2. 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. 3. 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. 4. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. 2 5. Fugitive dust shall be controlled on this site. 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. The facility shall utilize the existing public water supply. 8. The applicant shall operate in accordance with the approved "waste handling plan". 9. Adequate toilet facilities shall be provided for employees and patrons of the facility. 10. Any septic system located on the property must comply with all provisions of the Weld County Code,pertaining to Individual Sewage Disposal Systems. 11. If applicable, the applicant shall obtain a storm water discharge permit from the Colorado Department of Public Health &Environment, Water Quality Control Division. 12. The odor abatement plan shall be implemented at the request of the health department in the event that odor levels detected off site of the facility meet or exceed the odor limit as specified by the Regulations of the Colorado Air Quality Control Commission. The plan shall also be implemented in the event that the Health Department receives a significant number of odor complaints and in the judgment of the Director of Public Health, there exists an odor condition requiring abatement. 13. The trailer wash shall be operated in accordance with the approved design and operations plan. 14. Any above or underground storage tank shall comply with all the requirements of the Underground Storage Tank and Above Ground Storage Tank Regulations (7 CCR 1101- 14). 15. The facility shall comply with all applicable local, state, and federal rules and regulations. 3 :Veld Count.' P;anni •i,3rtmenf GRFFI FY n JAN u !,1 Weld County Rensital y u VIIDe. December 11, 2003 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman 1 Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural) Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 r-- 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 3, 2004 ❑ 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 g71 - _ Date 0 /0 1--(7 Agency l4Y7c.cro ❖Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax MEMORANDUM To: Sheri Lockman #4., From: David Tuttle Date: January 8, 2004 Subject: USR-1441 The sheriff's office has no concerns with this Special Use Permit. The sheriffs office would however be willing to provide a program entitled Crime Prevention Through Environmental Design to the developer. This program reduces the likelihood of criminal activity at a specific location by"hardening" it to crime. The Sheriffs Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Board of County Commissioners or as indicated by growth not considered at the time the plan was r-- developed. I have no other comments on this proposal. r. Weld County PII^^i^n Dnnnr{ment GREEN-. J SEP 1 6 ?00 MEMORANDUM RECEL ) To: Sheri Lockman �,/. From: Dave Tuttle "(/�� Date: September 12, 2003 Subject: USR - 1441 The sheriffs office has no concerns with this Special Use Permit. The sheriff's office would however be willing to provide a program entitled Crime Prevention Through Environmental Design to the developer. This program reduces the likelihood of criminal activity at a specific location by"hardening" it to crime. The Sheriffs Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this proposal. 12/29/03 MON 15:44 FAX 970 350 9518 UCFRA FIRE PREVENTION lj001 Weld County Referral December 11, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: • Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review ew Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal)in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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 3, 2004 ) We have reviewed the request and find that.it does/does not comply With our Comprehensive Plan D We have reviewed the request and find no conflicts with our interests. J See attached letter Comments: Fx t; Rah)Ski. fig 2)Zco — z,,756 .a.tt .«;,vA • , // 4,al • v« Luc : � 7Z&. .«y 4. ccce.. /4t✓ > ,C. hyds.4 ei ./J..4, )/s'stier� 714 ;74 64,a4/4.24:-. . D - 01^3 7<w �- /OO"eve -Fs,7 AvchJ-c Signature -rarer) �dvrc -95r3 Date ./ZAVITh) Agency t 4.ia.r c Raue Rat if 5C,SLIAL+ma.71 T 17ee Ate Iu>'s/acrry FOR ZE✓/ct.i .*iRousc d.weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 4(970)353-6100 6 10. ext35 l ,c p 0§q.6 98 fax �� To ta�� MC% 08/18/03 MON 08:44 FAX 970 35,11.9518 UCFRA FIRE PREVENTION, 001 rat Q Weld County Referral August 4, 2003 C. • COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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. My 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) October 7, 2003 ❑ 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: I)ADcQU41E fief FL., /sKGrJ/RCZL ffs adcc repl/Qt i1 /wlIcx.11/Av F!jGa &&4 f%CE 0:6104A' I) e° ,44e 74t .rew Bwcdtul • 4",-i a Jrv�'- 6e? S.day..nv u ii . fig,tfor ae/7Y Fsp .zewgr, FKroa Signature -770-0 i1Ne4✓6c Date GM) Agency p p Coc.ovr =fife ascvi 4as/3Sb-9573 ,r +Weld County Planning Dept +1555 N.17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 6(970)304-6498 fax Weld County Referral December 11, 2003 WIIDe. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural) Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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 3, 2004 O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan Cl/We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature ` z ,� Date ) e A (r Agency Q Vitt vI VtJ A—Le�kk-enl +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 4(970)304-6498 fax a DEPARTMENT OF BUILDING INSPECTION ea Weld County Administrative Offices 1555 N. 17th Avenue, Greeley, 80631 WEBSITE: www.co.weld.co.us Phone (970) 353-6100, Ext. 3540 WIIDe. Fax (970) 304-6498 COLORADO December 23, 2003 Farmland Reserve, Inc. Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone Districts (agricultural truck terminal) in the A (Agricultural) Zone District. USR-1441 The only permit on record for this parcel, address or the applicant's name was for furnace replacement in an existing dwelling. The permit received final approval in 2003. 1. Separate building permits shall be obtained prior to the construction of the shop/office building and the truck wash bays. A plot plan shall be submitted showing all structures with accurate distances between structures, and from structures to all property lines. If the existing dwelling is to be demolished, a demolition permit will be required. 2. A plan review is required for the each building. Plans for the shop shall include a floor plan and a complete description of the extent of the work that will be done to service or repair vehicles. An engineered foundation, based on a site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer, is required. Unless exempted by State Law, plans for the building shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for each permit. 3. Buildings shall conform to the requirements of the various codes adopted at the time of permit application. Currently the following has been adopted by Weld County: 1997 Uniform Building Code; 1998 International Mechanical Code; 1997 International Plumbing Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code. Weld County intends to adopt the 2003 International Building, Residential, Mechanical, Plumbing and Fuel Gas Codes effective March 1, 2004. 4. The shop building will probably be classified as type S-3 repair garage with a type B office. Fire resistance of walls and openings, construction requirements, height and allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning Ordinance. Service,Teamwork,Integrity,Quality Page 2. 5. Building height shall be measured in accordance with the 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. 6. A Flood Hazard Development Permit shall be submitted for buildings constructed within the 100-year flood plain whether the buildings are existing or new. Please contact me for any further information regarding this project. Sincerely, Jeff Reif Building Official • Service,Teamwork, Integrity,Quality , til(T Weld County Referral August 4, 2003 - "ilC. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural) Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. 1 Parcel Number 0961 01 100121 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) October 7, 2003 ❑ Wyhave reviewed the request and find that it does/does not comply with our Comprehensive Plan eD e have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature (j Date 0,4 9 zoo 3 Agency B r.: D_wvin f� �./atert `�' +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970) j:.i-6100 ext.3540 +(970)304-6498 fax a DEPARTMENT OF BUILDING INSPECTION Weld County Administrative Offices 1555 N. 17th Avenue, Greeley, CO WEBSITE: www.co.weld.co.us Phone (970) 353-6100, Ext. 3540 ' Fax (970) 304-6498 WI C. COLORADO September 9, 2003 Farmland Reserve, Inc. Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone Districts (agricultural truck terminal) in the A (Agricultural) Zone District. USR-1441 The only permit on record for this parcel, address or the applicant's name was for furnace replacement in an existing dwelling. The permit received final approval in 2003. '~ 1. A building permit shall be obtained prior to the construction of the shop/office building. A plot plan shall be submitted showing all structures with accurate distances between structures, and from structures to all property lines. If the existing dwelling is to be demolished, a demolition permit will be required. 2. A plan review is required for the shop/office building. Plans for the shop shall include a floor plan and a complete description of the extent of the work that will be done to service or repair vehicles. An engineered foundation, based on a site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer, is required. Unless exempted by State Law, plans for the building shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for each permit. 3. Buildings shall conform to the requirements of the various codes adopted at the time of permit application. Currently the following has been adopted by Weld County: 1997 Uniform Building Code; 1998 International Mechanical Code; 1997 International Plumbing Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code. 4. The shop building will probably be classified as type S-3 repair garage with a type B office. Fire resistance of walls and openings, construction requirements, 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 Building Code for the purpose of f•—• 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. Service,Teamwork, Integrity,Quality fins Page 2. 6. A Flood Hazard Development Permit shall be submitted for buildings constructed within the 100-year flood plain whether the buildings are existing or new. Please contact me for any further information regarding this project. Sincerely, NA Jeff Rene Building Official Service,Teamwork, Integrity,Quality Weld County Referral 111kDecember 11, 2003 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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 3, 2004 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ta. We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Comments:i �� vim' \--CV\OUJ %MPk ctvo, tP tr ix.1 leC ) CNC t CNN-) lMO- - nicked- Signature Orn Date (a- -O2) Agency ZOTltAq �lN�\Nl��]p� 1 4 9r3V1C1t, +Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 t(970)353-6100 ext.3540 +(970)304-6498 fax (iciter";), Weld County Referral IAugust 4, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A (Agricultural) Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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) October 7, 2003 O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan tWe have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Yl tie Ana()(( f cU C Ax Cae,� Ei Lem pitke r, no V l C5t&&l OnD tAxA - k ci.tnA. Signature Dategj-C{-(;3 Agency it ""CL,,I evirt- +Weld County Planning Dept. +1555 N. 17th Ave. Greeley, OO. 80631 +(970)353-6100 ext.3540 +(970)304-6420!ax JAN-30-2004 08:02 FROM- T-240 P.001/001 F-53T Access Unit COLORADO 1420 el Street Greeley,CO 80631 DEPARTMENT OF (970)350-2148 TRANSPORTATION Fax To: Sheri Lockman From: Gloria Hice-Idler Fan (970)304-6498 Pages: 1 Phone: (970)353-6100 ext 3540 Date: 1/30/2004 Re: USR-1441 —Farmland Reserve CC: ❑Urgent O For Review U Please Comment ❑Please Reply ❑ Please Recycle •Comments: Sheri, ft was recently brought to my attention that information provided to the County regarding the above special review,contradicts information provided by the applicants traffic engineer. The traffic"statement provided by Todd Pfitzer states that a maximum truck volume of 15 trucks per day would use the access. He also stated that there would be six employees. The County's questionnaire states on Item 5a that there will be 30 drivers dispatched from this site,but doesn't address how many times per day. This number is twice what was reported to CDOT. This discrepancy is significant and could mutt in the need for highway improvements. CDOT respectfully requests that the applicant conduct a traffic impact study. The study must be conducted by a professional engineer licensed in the State of Colorado. r 1 Weld Cquiaty Planning De a t n ( 2 fftFY OFFICE //2(03 AUG 1 3 2003 , �, 4 �' Weld CoLf -ral hiDe August 4, 2003 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District i (agricultural truck terminal) in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. ./7-,1on North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. ;/ Number 0961 01 100121 -- 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) October 7, 2003 ❑ 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. 3456789 Comments: Proj Qcc� RROW 'L �.1j Ti. dCCP� must bc , h is 75' nor-h ot -the hW4 ,0 Ring)\ sc �d w1 Lot A . A l� ttiefltr1 P AUG 2 CA YltwCLCCO$3 perm IA-- i-.5 Signature 1 COOT UCi - (GL 6 j� ate ` 3112.103 Agency CLX I Accoss vto ++Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 3(970)304-6498 fax Weld County Referral ' December 11, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Rep/y By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A (Agricultural) Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 •. 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 3, 2004 ❑ 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. ]21. See attached letter. Comments: Signature Date \\,. \-\ 03 Agency \nJ C7 t...p +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 ❖(970)353-6100 ext.3540 4(970)304-6498 fax _. a West Greeley Ce...dervation District (970) 356-8097 Case Number: USR-1441 Applicant: Farmland Reserve Inc. Planner: Sheri Lockman • Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey. Map ! Shallow Dwellings Dwellings with Small Septic Tank Prime Farm Symbol!I Soil Name Soil Texture Excavations without basements Commercial Absorption Land (if Additional Comments • basements Buildings Fields irrigated) 81Ascalon !Loam Slight Slight Yes i 9IAscalon Loam Slight _ !Slight Yes )261 Haverson r Loam Severe (Severe Severe Severe Severe Yes _ 41INunn Clay Loam Severe Severe Severe Severe Yes 52 Otero !Sandy Loam Slight Slight Slight Slight No i i — l • 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. ) uASI RV AI V Produced by the West Greeley Conservation District Applicant: Farmland Reserve Inc. Planner: Sheri Lockman Case#: USR-1441 \‘\, (N\N I i \ y 8j-L_y- / ------/----\ , \ 52 --� 26 WCR40 � 1 [FiWY 263 \\ -- — _ 41 . ---.. Il \/ y I I 0.4 0 0.4 0.8 Miles Weld County Referral Map / V Highways Major Roads 'T NLocal Roads 1V Railroads A/ Streams&Ditches \' /_ C_D PLSS - E �—. (-- Soils W — Lakes — Floodplains S Weld County Planning Department GREELEY OFFICE AUG 1 1 2003 10--iN,s4Ho ‘t, Weld County RefqtaretIVED August 4, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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) October 7, 2003 ❑ 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. ji- See attached letter. Comments: Signature Date 9 --p`3 Agency \#.1 G LO ❖Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax West Greeley Cu. .krvation District (970) 356-8097 Case Number: USR-1441 Applicant: Farmland Reserve Inc. Planner: Sheri Lockman Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey. Map Shallow Dwellings Dwellings with Small I Septic Tank Prime Farm Soil Name Soil Texture without basements Commercial Absorption Land (if Additional Comments Symbol Excavations basements Buildings Fields irrigated) 8 Ascalon Loam ;Slight , Slight Yes 9iAscalon Loam Slight Slight Yes 25i Haverson Loam Severe Severe Severe Severe Severe No 51 Otero Sandy Loam Slight Slight !Slight Slight Slight No• 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. \s1 R\ \I lu\ Produced by the West Greeley Conservation District Applicant: Farml& id Reserve Inc. Planner: Sheri Lockman Case#: USR-1441 \ / y , 8 y---- 4 N1`�� _._ N I WCR 49 �� 52 26 I HWY 263 � _ - a \II` 0.4 0 0.4 0.8 Miles , ' ' Highways Major Roads Local Roads N Railroads Plsspoly1.shpI SoilsSoil Types \ f --- Lakes W r E Streams & Ditches Floodplains S Weld County Planning Department .-,. .� 6pur! r " ilcrTF JAN 1 3 2004 ri6 tt Weld County Re VED ' December 11, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A (Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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 3, 2004 U We have reviewed the request and find that it does/does not comply with our Comprehensive Flan ❑ We have reviewed the request and find no conflicts with our interests. _ See attached letter. Comments: Signature (:)0,,wedX a — 01.4A.)0 rIZT_ Date Agency ODw.ntiww Cry/ be-vela/3/a 1e-Pklwwwe-idur - airy or GREGI +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 9(970)353-6100 ext.3540 9(970)304-6498 fax nOFFICE OF COMMUNITY DEVELOPMENT �` '° Planning Division -^ x, 1100 10th Street, Suite 202, Greeley, Colorado 80631 • (970) 350-9780 • Fax(970) 350-9800 City of • www.greeleygov.com Greeley January 9, 2004 Sheri Lockman Weld County Planning Department 1555 N. 17th Avenue Greeley, CO 80631 Subject: USR-1441 - Farmland Reserve Inc. Dear Ms. Lockman, Thank you for the opportunity to comment on this site plan review. The comments below have not changed r from the first review dated August 29, 2003. The City of Greeley Planning staff has reviewed the new application and has the following comments: 1. Outdoor storage should not be permitted within any applicable setback, public right-of-way, or in landscaped areas. 2. Items not customarily used or stored outside or made of a material that is resistant to damage or deterioration from exposure to the outside environment should not be placed, stored, or maintained outside for a period in excess of 24 consecutive hours. 3. Outdoor storage of all materials stored or to be stored in an unenclosed area must be screened from the view of the public right-of-way. Screening should be accomplished through the use of a solid fence or wall of sufficient height to fully screen all stored materials, or through the use of landscaping (including plant materials and/or berms) which provides year-round screening of a sufficient height to fully screen all stored materials, or through a combination of fencing, walls and landscaping. 4. The access drives and parking areas should be paved with asphalt or concrete. Parking should not occur on unpaved surfaces. 5. Walls in excess of 50 feet in length are allowed to be visible from a public right-of-way if a minimum of 20 percent of the length of the wall projects or recesses at a minimum depth equal to '-- three percent of the length of the wall and a change in materials and texture or a permanent architectural treatment or feature is provided. SERVING OUR COMMUNITY • I T ' S A TRADITION 7de promise to preserve and-improve die 97/ably of lfe/or Yireeley t%roayI timely, coarleoa.s and'co.s/e//eclioe service. Sheri Lockman January 9, 2004 Page Two 6. A Bufferyard should be provided to effectively shield neighboring properties, land uses, and public rights-of-way. Canopy trees, ornamental trees, shrubs, fence, berms, or a combination of such methods should be used to accomplish the buffering. Thank you for including the City of Greeley in the review process. If any questions arise, please do not hesitate to contact me at 350-9822. Sincerely, 6/ any., Aaa Darrell Gesick Planner I OFFICE OF COMMUNITY DEVELOPMENT Planning Division 1100 10'h Street, Suite 202, Greeley,Colorado 80631 • (970)350-9780• Fax(970)350-9800 • www.greeleygov.com City of Greeley Weld County Planning Department GREELEY OFFICE August 29, 2003 SEP 0 3 2003 RECEVED Sheri Lockman Weld County Planning Department 1555 N. 17th Avenue Greeley, CO 80631 Subject: USR-1441 - Farmland Reserve Inc. Dear Ms. Lockman, Thank you for the opportunity to comment on this site plan review. The City of Greeley Planning staff has reviewed the application and have the following comments: 1. Outdoor storage should not be permitted within any applicable setback, public right-of-way, or in landscaped areas. 2. Items not customarily used or stored outside or made of a material that is resistant to damage or deterioration from exposure to the outside environment should not be placed, stored, or maintained outside for a period in excess of 24 consecutive hours. 3. Outdoor storage of all materials stored or to be stored in an unenclosed area must be screened from the view of the public right-of-way. Screening should be accomplished through the use of a solid fence or wall of sufficient height to fully screen all stored materials, or through the use of landscaping(including plant materials and/or berms) which provides year-round screening of a sufficient height to fully screen all stored materials, or through a combination of fencing, walls and landscaping. 4. The access drives and parking areas should be paved with asphalt or concrete. Parking should not occur on unpaved surfaces. 5. Walls in excess of 50 feet in length are allowed to be visible from a public right-of-way if a minimum of 20 percent of the length of the wall projects or recesses at a minimum depth equal to three percent of the length of the wall and a change in materials and texture or a permanent architectural treatment or feature is provided. SERVING OUR COMMUNITY • I T ' S A TRADITION 71 e promise to preserve and improve the reality of file for_9reeley tlirou511 timely, courteous anrfcosi e//ectiue service. Sheri Lockman August 29, 2003 Page Two Thank you for including the City of Greeley in the review process. If any questions arise, please do not hesitate to contact me at 350-9822. Sincerely,()mild/ dt.em:ej Darrell Gesick Planner I -- Weld County Referral ' December 11, 2003 Ci COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By January 9, 2004 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural) Zone District. • Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. • Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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 3, 2004 ij We have reviewed the request and find that it does/does not comply with our Comprehensive Plan CI We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature t-G 2Q �j�y �_ Date -11-G3 Agency Creekkl- (.4-act Cc 4 rPor: 4 iLe;;rd :•Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax ��ff�fy !Yf/O1O!/Nrl h11PDNI www.gxy.net Weld County December 22, 2003 Department of Planning Services Ms. Sheri Lockman 1555 N. 17`" Ave. Greeley, CO 80631 RE: Weld County Referral: Case No. USR-1441 (Farmland Reserve, Inc.) Dear Ms. Lockman: Please accept this correspondence in response to the above noted Weld County Referral. The Greeley-Weld County Airport Authority has reviewed the subject referral and offers the following comments: The location of this proposed operation is 1/4 mile west of WCR 49, and east of WCR 47, which borders the Greeley-Weld County Airport on its east side. The site is estimated to be approximately/ to 3/4 miles east of the airport boundary. The eastern boundary of the Greeley-Weld County Airport, near the intersection of State Highway 263 and WCR 47 has been designated for re-development by the Greeley-Weld County Airport Authority, and is now considered the Authority's highest priority in terms of new access and airport related development. There is concern on the part of the Authority as to the negative impacts that this proposed operation will have on the it's ability to adequately market and develop the parcels associated with this area, given its close proximity to the proposed operation. Of most concern are the odors which are typically produced from such an activity. Given the prevailing wind conditions which are most predominant at and around the airport, odors from the proposed activity will be forced directly over the airport in excess of 90 percent of the time. This percentage of the predominant wind conditions is taken from historical wind information published by the National Oceanic Atmospheric Administration (NOAA). Although this proposed operation is not considered an incompatible land use with the airport, we hope that you realize the long-term impacts that such an activity could have on the successful development of the airport, and the potential financial implications it could have if odors from such an operation were not adequately controlled. For that reason, we strongly urge Weld County to require the design of this facility to incorporate the latest odor reducing technologies which are considered reasonable. In addition to the above noted information, the proposed site is located within the Airport Zoning Overlay District as adopted by Weld County. Given the sites proximity to the airports east/west runway approach path, an aeronautical study should be required on any vertical structure proposed for this site, prior to the start of any construction. Airport staff are available to assist the developer with this requirement if necessary. PO Box 727 • Greeley, CO 80632 • (970)336-3000 • FAX(970)336-3030 Ms. Sheri Lockman December 22, 2003 Page 2 I am available to discuss this matter further if necessary. Please call me at 336-3001 if you require any additional information. Sincerely, j4i. G. g-L ." Michael A. Reisman, A.A.E. Airport Manager Weld County Planning Department GREELEY OFFICE AUG 7 2003 (Ves tit Weld County Refel#11E D ' August 4, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Farmland Reserve Inc. Case Number USR-1441 Please Reply By September 2, 2003 Planner Sheri Lockman Project Site Specific Development Plan and Special Review Permit for a business permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A(Agricultural)Zone District. Legal Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to State Hwy 263; 1/4 mile west of CR 49. Parcel Number 0961 01 100121 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) October 7, 2003 ❑ 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 o '�r Date Sla O3 Agency vC2tw.1-out,O attiuM MUCV-r +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax f .-. 6r/feta! lkflocoh/Nry www.gxy.net August 5, 2003 Weld County Department of Planning Services Ms. Sheri Lockman 1555 N. 17th Ave. Greeley, CO 80631 RE: Planning Referral—Case Number USR-1441 (Farmland Reserve, Inc.) Dear Ms. Lockman, The Greeley-Weld County Airport Authority has reviewed this subject referral and offers the following comments. The Greeley-Weld County Airport Authority has no conflicts with the proposed land use in this referral. However, due to the lack of building dimensions and height included in the packet, the Airport Authority has concerns over the height of the proposed structure and fuel tank. This parcel of land is located in the Airport Zoning Overlay District for the airport,and is in very close proximity to one of the airport's primary runways. The Greeley-Weld County Airport Authority requests that Weld County require anaeronautical study to be performed on the site, and approved by the Federal Aviation Administration prior to the County's approval of the application. We can assist the developer with this application. If you have any questions, please contact me at 970-336-3001. Sincerely, /v Q. /ft.Jl s+1c.— - Michael A. Reisman, A.A.E. Airport Manager P.O. Box 727 • Greeley, CO 80632 • (970)336-3000 • FAX(970)336-3030 Hello