HomeMy WebLinkAbout20041231.tiff MEMORANDUM
a
TO: MICHELLE KATYRYNIUK, PLANNING SERVICES
' FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH
C
DATE: 02/10/2004
WESTERN EQUIPMENT&TRUCK, INC.
COLORADO CC:
Environmental Health Services has reviewed this proposal for a vehicle maintenance,
repair, parts supply, and sales, paint booth, retail, truck stop facilities and vehicle sales
business. 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 for the proposed paint booth of an Air
Pollution Emission Notice (A.P.E.N.) and Emissions Permit application from the
Air Pollution Control Division (APCD), Colorado Department of Health and
Environment. Alternately, the applicant can provide evidence from the APCD
that they are not subject to these requirements.
2. The applicant shall ensure that any vehicle washing area(s) shall capture all
effluent and prevent discharges from the washing of vehicles in accordance with
the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency.
3. The applicant shall provide written documentation, and diagram(s) illustrating
how the wash bay recycler operates. The applicant shall provide information on
the eventual fate of the "recycled" water.
4. The Environmental Health Services Division was unable to locate a septic permit
for the septic system serving an existing residential structure and a Dairy Barn. It
is our understanding that these structures and associated unpermitted septic
systems either have been or will be removed. The applicant shall provide written
documentation or physical evidence of the removal or proper abandonment of
these septic systems. The documentation or evidence shall be submitted to the
Weld County Department of Public Health and Environment.
EXHIBIT
2004-1231
I
If the residential structure, dairy barn and associated septic systems remain, the
septic systems shall be reviewed by a Colorado Registered Professional
Engineer. The review shall consist of observation of each 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
systems are found to be inadequately sized or constructed the systems shall be
brought into compliance with current Regulations.
5. In accordance with the Underground and Above Ground Storage Tank
Regulations (7 CCR 1101-14) a spillage retention berm shall be constructed
around the oil or fuel tanks. The volume retained by the spillage berm should be
greater than the volume of the largest tank inside the berm. Alternative
protective measures may be allowed provided they comply with the Above
Ground Storage Tank Regulations. Alternately, the applicant can provide
evidence from the Colorado Department of Labor and Employment (CDL&E), Oil
Inspection Section that they are not subject to these requirements.
6. In the event that 1 or more acres are disturbed during the construction and
development of this site, the applicant shall obtain a stormwater discharge permit
from the Water Quality Control Division of the Colorado Department of Public
Health and Environment.
7. 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. An individual sewage disposal system is required for the proposed facility and
shall be installed according to the Weld County Individual Sewage Disposal
Regulations.
2
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:
Al All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for
final disposal in a manner that protects against surface and groundwater
contamination.
,2. No permanent disposal of wastes shall be permitted at this site. This is not
meant to include those wastes specifically excluded from the definition of a solid
waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.,
as amended.
�. 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".
A. The applicant shall comply with all provisions of the Underground and Above
Ground Storage Tank Regulations (7 CCR 1101-14).
4. Any vehicle washing area(s) shall capture all effluent and prevent discharges
from drum washing and the washing of vehicles in accordance with the Rules
and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency.
7!' Fugitive dust and fugitive particulate emissions shall be controlled on this site.
jr. 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.
�. Adequate handwashing and toilet facilities shall be provided for employees and
patrons of the facility.
7Y.Any septic system located on the property must comply with all provisions of the
Weld County Code, pertaining to Individual Sewage Disposal Systems.
3
14.The facility shall utilize the existing public water supply. (Central Weld County
Water District)
12.All potentially hazardous chemicals must be stored and handled in a safe manner
in accordance with product labeling and in a manner that minimizes the release
of hazardous air pollutants (HAP's) and volatile organic compounds (VOC's).
1," .If applicable, the applicant shall obtain a stormwater discharge permit from the
Colorado Department of Public Health & Environment, Water Quality Control
Division.
4
a a1
....„ t 4�' Weld County Referral
January 20, 2004
illipC. RE AL Od
COLORADO
JAN 2 2 2004 J
The Weld County Department of Planning Services has received the following item for review:
WtLQ COuNTY PUBLIC,WORKS DEPT
Applicant Western Equipment&Truck Inc. Case Number USR-1460 L.
Please Reply By February 17, 2004 Planner Michelle Katyryniuk ;
Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or industrial Zone
Districts, (vehicle maintenance, repair, parts supply and sales, paint booth, retail, truck stop
facilities and vehicle sales) in the A(Agricultural)Zone District. i
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24, T5N, R65W of the 6th P.M.,Weld I
County, Colorado. i
Location South of and adjacent to Hwy 34; east of and adjacent to CR 47.
Parcel Number 0961 24 200038
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) March 2, 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 -(>✓ 004-1„„� ytDate (i,.- Q7_Agency �-Api6N-4,--H-Ci
L.�.l.tik.--c- A%j(ryot—ii
4Weld County Planning Dept. 41555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
Weld County Planning Department
GREELEY OFFICE
Cf( 144116
MEMORANDUM FEB 02 ZOO4
, RiEBEIVrD
TO: Michelle Katyryniuk, Planner I DATE: 1/30/2004
FROM: Donald Carroll, Engineering Administrator E"
SUBJECT: USR-1460, Western Equipment & Truck 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:
WCR 47 is designed on the Weld County Road Classification Plan (FHU) as a local paved road, which requires a
60-foot right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld
County. Pursuant to the definition of SETBACK in the Weld County Code, Chapter 23, Article III, Section 23-3-
50, the required setback is measured from the future right-of-way line.
Our most recent traffic count for this stretch of road reflects from 215 to 316 vehicles taken in a 24-hour period.
These counts were taken in 2002 and 2003.
Highway 34 Access Corridor Plan: The ADT reflected in this plan dated May 2003 reflects approximately
,800 vehicles utilizing US Highway 34 and WCR 47.
Access Control Plan: WCR 47 (MP116.25) has an existing public road access on the south side of State
Highway 34. This access currently functions a full movement, unsignalized intersection. In the interim, the
intersection will continue to function as a full movement, unsignalized intersection with improvements in
accordance with the current Access Code Standards to address the capacity and safety concerns. Ultimately,
this access may be modified to a % movement intersection.
REQUIREMENTS:
/Access: The applicant is proposing to access on to WCR 47 then immediately on to State Highway 34. The
Colorado Department of Transportation (CDOT) has jurisdiction over all access to the state highways. Please
contact Gloria Hess-Idler or Tess Jones of the Greeley office to verify the access permit or for any additional
requirements that may be necessary to obtain or upgrade the permit. The applicant identified a second access to
US Highway 34 at the east end of the property.
/All local residential/agricultural accesses shall be a minimum distance of 75 from the intersecting County or State
roadways, and 150 feet for commercial-type use.
r7 The applicant identified a 60-foot commercial access with 30-foot swinging gates. The gates shall be placed back
on the right-of-way line to accommodate pulling off WCR 47 to the gates. There will be no staging or parking
allowed on WCR 47.
"—here shall be an adequate paved turning radius matching the existing asphalt grade of WCR 47 to accommodate
+VB-50 (semi-tractor trailer combinations).
/A stop sign shall be placed in an appropriate location at both approaches to WCR 47.
Michelle Katyryniuk
—USR-1460, Western Equipment & Truck Inc.
anuary 30, 2004
Page 2
Second Access Point: The applicant is identifying the second access at the south end of the property. It has
been identified as a private road access point. The USR is identified as commercial or industrial zoned district.
The plat drawing appears to be set up as an industrial park-type use with multiple future development lots. I
recommend the secondary access road to have a 60-foot right-of-way to accommodate future development and
access to lots. The additional right-of-way would accommodate future utilities and drainage corridors. There is a
good chance that CDOT would not approve an east access on to US Highway 34 for the future use. If the east
access is not approved, a cul-de-sac and a fire lane may be required.
Right-of-Way: The applicant has placed on the plat the existing and the future right-of-way on US Highway 34
and WCR 47. If additional improvements are required by CDOT for the intersection of WCR 47 and US Highway
34, these improvements such as re-striping, acceleration, deceleration, and left turn slots should be shown on the
plat.
Off-Street Parking and Circulation: The off-street parking including the access drive shall have adequate
turning radiuses to accommodate (WB-50) type semi-tractor trailer combinations overflow parking area can
remain gravel.
We recommend that the secondary access (south access) from WCR 47 also be paved. This access connects
Lots 1 and 2 to complete a paved circulation pattern. Adequate turning radiuses at all intersections will be
.required.
In the future as Lots 3 through 7 develop, paving should be a part of the future development.
Each parking space should equipped with wheel guards or curb stops where needed to prevent the vehicle from
extending beyond the boundaries of spaces and coming into contact with other vehicles, walls, fences, or
plantings.
The parking lot should conform to all Standards of the American with Disabilities Act adjacent to office.
Storm Water Drainage: The applicant has identified a retention pond located on Lot 7 and a temporary storm
water detention pond on Lot 3. We recommend that a master drainage plan to incorporate Lots 1 through 7 be
completed as each lot is developed. The drainage could incorporate into the master plan.
If a drainage culvert is required, a 15-inch corrugated metal pipe is the County's minimum requirement. If the
culvert is replaced, it should be placed on the plat drawing and identified with size and length. This is part of the
site plan review. If a larger culvert is required due to the storm water drainage or borrow pit drainage, this should
be reflected on the plat drawing
Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist on the property or
become established as a result of the proposed development, the applicant/landowner shall be responsible for
controlling the noxious weeds.
pc: USR-1460 M:\PLANNING\USR-1460
V
it i;,••
Weld
d County Referral
WIkJanuary 20, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Western Equipment&Truck Inc. Case Number USR-1460
Please Reply By February 17, 2004 Planner Michelle Katyryniuk I
Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by I
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone 1
Districts, (vehicle maintenance, repair, parts supply and sales, paint booth, retail,truck stop
facilities and vehicle sales) in the A(Agricultural)Zone District. I
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24, T5N, R65W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to Hwy 34; east of and adjacent to CR 47.
i
Parcel Number 0961 24 200038 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) March 2, 2004
0 We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
0 e have reviewed the request and find no conflicts with our interests.
G2 See attached letter.
Comments:
Signature �t-.Y r0 Q _%/ Date r� / 7 "-
Agency /J 'n!J11) AAn
�I!
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 4(970)304-6498 fax
joitt ditee 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
IFax (970) 304-6498
C.
COLORADO
February 17, 2004
Western Equipment & Truck, Inc.
Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts (vehicle maintenance, repair, parts supply and sales, paint booth, retail, truck stop
facilities and vehicle sales) in the A (Agricultural) Zone District.
USR-1460
The only permit on record for this parcel or address is an excavation permit issued to perform
excavation, regrading and fill work at this site.
7. A demolition permit shall be obtained prior to removing or demolishing any existing building.
A building permit shall be obtained prior to the construction of any building. A plot plan
shall be submitted showing all structures with accurate distances between structures, and from
structures to all property lines.
/1. A plan review is required for each building. Plans shall include a floor plan and a complete
description of the use for each portion of the building. 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.
/. 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 will adopt the
2003 International Building, Residential, Mechanical, Plumbing and Fuel Gas Codes on March
1, 2004.
5. Fire resistance of walls and openings, construction requirements, height and allowable areas
will be in accordance with the Building Code. Setback and offset distances shall be determined
by the Zoning Ordinance.
Service,Teamwork, Integrity,Quality
Page 2.
6. 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 23 of the Weld County
Code. Building height shall be measured in accordance with Chapter 23 of the Weld County
Code in order to determine compliance with offset and setback requirements. Offset and
setback requirements are measured to the farthest projection from the building.
7. 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,
c,70#41
Jeff Reif
Building Official
Service,Teamwork, Integrity,Quality
Cock.
(11 Weld County Referral
' January 20, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Western Equipment&Truck Inc. Case Number USR-1460
Please Reply By February 17, 2004 Planner Michelle Katyryniuk
Project Site Specific Development Plan and Special Review Permit for a usepermitted as a Use b
p p by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts, (vehicle maintenance, repair, pads supply and sales, paint booth, retail, truck stop
facilities and vehicle sales) in the A(Agricultural)Zone District.
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24,T5N, R65W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to Hwy 34; east of and adjacent to CR 47.
Parcel Number t 0961 24 200038
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) March 2, 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
gi See attached letter.
Comments:
ii\FA;xc uk c?*tr twi
Signature C�1'Y , Date A el,L)
Agency LZtt ��Trii'l�J�
' •'•Weld County Planning Dept. t•1555 N. 17th Ave. Greeley, CO. 80631 fi(970)353-6100 ext.3540 )(970)304-6498 fax
MEMORANDUM
COLORADO
To: Michelle Katyryniuk, Planner January 20, 2004
From: Bethany Salzman, Zoning Compliance Officer
Subject: USR-1460 Referral
Upon review of my case files and computer,a combined Zoning&Building Violation (VI-0300263)was noted.
The violation was initiated as a result of receiving complaints regarding the presence of commercial equipment
and vehicles without a Use by Special Review(USR)permit and excavation that was being conducted without
an excavation permit. The property owner has since submitted this Use by Special Review (USR-1460)
application and an Excavation permit (BCN-040011)application.
This case was scheduled to appear before the Board of County Commissioners through the Violation Hearing
process on January 13, 2004. Since the application came in just prior to the hearing (USR- 01/09/04 and
Excavation application - 01/12/04), this case was called up before the Board. Staff recommended that this
case be forwarded back to their office for the processing of the above mentioned applications; instead, the
Board referred this case to the County Attorney's Office for immediate legal action due to the continued
operation and expansion prior to the receipt of the required completed permits. As a result, the County
Attorney's Office has initiated a case in District Court.
If this application is denied, all commercial equipment and activities shall be removed from the property within
30 days of denial by the Board of County Commissioners. Otherwise,the County Attorney's office will have no
options of recourse other than to proceed with legal action in District Court.
cc: VI-0300263
BCN-040011
County Attorney's Office
SERVICE,TEAMWORK,INTEGRITY,QUALITY
MEMORANDUM
Wi`,Pe. TO: Michelle Katyryniuk, Planner
COLORADO DATE: January 26, 2004
FROM: Kim Ogle, Planning Manager �U/
SUBJECT: Use by Special Review, USR-1460
Landscape Referral
Western Equipment & Truck, Inc
Craig Sparrow, Applicant
The Department of Planning Services reviewed the above referenced Use by Special Review
documentation and drawings and offers the following comments:
From the application materials, it appears this applicant desires to subdivide the property into
distinct and separate parcels of land for future development potential. Should this be the case,
that applicant should withdraw this application and proceed with a PUD application. Should the
applicant desire to not proceed with the PUD application, the following comments apply:
The Use by Special Review Plat shall be prepared in accordance with Section 23-2-260.D of
the Weld County Code.
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
undeveloped 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 state that the storm water
will run into a detention pond in the southeast portion of the site adjacent to SH 34, and also
into a pond south of the internal road adjacent to the Latham Ditch. There was no supporting
documentation stating how this is accomplished, especially since the site is flat with no
significant topographic change. Should the applicant propose to utilize the right-of-way
controlled by the Colorado Department of Transportation and/ or the Latham Ditch to discharge
waters into these areas, the applicant shall provide written documentation stipulating that each
entity has no concerns with this activity. The applicant shall contact the Weld County
Department of Public Works to durther discuss this issue.
Section 23-3-250.A.2
Y 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.
Landscape Referral, USR-1460,page 1
The proposed facility has Office, Retail, Sales and warehouse uses (vehicle maintenance,
repair, parts supply and sales, paint booth, retail, truck stop facilities and vehicle sales). The
parking requirement for Office uses are one space for every two employees plus one space per
500 SF. The area delineated on the drawings submitted is 14000 SF, with written
documentation not stipulating the number of employees associated with the office use on
premises, therefore at a minimum twenty-eight (28) parking spaces are required for the office
area. The Retail Sales and Service area requires one parking space per each 200 SF of area.
The area delineated on the drawings submitted is 118400 SF, for the truck bays and the sales
yard, therefore five hundred ninety-two (592) spaces are required. The warehouse area require
one space for every 1000 SF of area, with written documentation not stipulating the number of
employees associated with the warehouse use on premises The area delineated on the
drawings submitted is 72300 SF, therefore seventy-two (72) spaces are required, plus one for
every three employees. The application materials states there will be 100 individuals utilizing
the site daily. The applicant shall provide further clarification as to the number of employees
utilizing the property. One space for each employee shall be required at a minimum in addition
to the required parking spaces by use. Total parking required for this facility, not accounting
for employees is six hundred ninety-two (692) parking spaces at a minimum, pending additional
information from the applicant. Given the intensity of this proposed facility, seven parking
spaces shall be required to meet the requirements of the Americans with Disabilities Act, two of
which must be van accessible.
/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. The applicant
shall contact the Colorado Department of Transportation concerning access to this location.
The applicant shall also contact the Department of Public Works to verify any access
requirements off of County Road 47. Written evidence of an approved access permit 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-five (25) 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.
There are numerous oil and gas encumbrances delineated in the supporting graphic
documentation. Additionally there are two gas easements transecting the property. Given the
numerous encumbrances on site, the Department of Planning Services will require a
subsurface use agreement with each entity having gathering lines on this property. Further,
prior to scheduling the Board of County Commissioners hearing, this agreement shall be in
hand and approved by staff.
Section 23-3-250.A.4
Landscape Referral,USR-1460, page 2
/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 a schematic Landscape and Screening Plan submitted with the application materials.
Additional information is required prior to accepting the plat for recording. This information shall
include the native grass mix and method of installation; the shrubs called out on the Landscape
Plan but not noted by species and size. Additionally, it is recommended that the landscape
treatment be undulating in form and not linear as delineated on the drawings. Landscapes
should look natural versus contrived.
The application materials state that the new plant materials will be irrigated from water held in
the retention ponds, staff requests additional information on how this will be achieved,
specifically in the late spring, summer and early autumn months when water levels are typically
lower.
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. The
Landscape and Screening Plan submitted with the application materials shall address this
issue. Further, the location of the earthen berm shall also be delineated. 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 do not identify the location of the dumpster(s)
on the plat. Future submittals shall delineate the screened enclosure as outlined in this Section
of the Code.
JSection 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 Central Weld County Water District, however, there
was no evidence of the ability to serve in the referral documents. The applicant shall provide
written evidence that commercial water taps are available for this facility. 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. The application
Landscape Referral, USR-1460,page 3
materials also do not discuss floor drains in the service areas for this proposed facaility.
Additional information shall be provided concerning this element. 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, 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 if screening will be required,
however, given the nature of this facility, some screening shall be delineated. The applicant
shall submit documentation as to how the outside storage will be screened during the
construction period, and later as necessary and/ or required.
,Action 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. Once operational, the operation of the Uses permitted shall
conform to these standards.
/Section 23-3-350.6.1
Noise. Uses and structures shall be located, designed and operated in accordance with the
noise standards as established in Section 25-12-101 C.R.S. The applicant shall meet the
established standards set by the Weld County Department of Public Health and Environment.
Section 23-3-250.B-2
/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 23-2-250.8.3
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 commerncial well 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 Kersey Fire Protection District stating that the facility is in compliance
with the Fire Code.
Landscape Referral, USR-1460,page 4
/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 Use by Special 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 Use by Special Review Plat the
location of the loading zones that is in compliance with Section of the Code. There shall be
parking or staging of trucks within the public right-of way. Further, the applicant shall meet all
requirements of the Department of Public Works concerning access and circulation of vehicles
for this proposed facility.
Section 23-4-90
/Signs. The application materials do not address the issue of on-site signs, however, the
Landscape, Signage and Lighting Plan identifies sign locations on site Section 23-4-90
addresses signs located in the Agricultural Zone District. The applicant shall provide written
evidence that all proposed signs are in compliance with this section of the Code.
�/f'he 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 Use by Special Review Plat.
Landscape Referral,USR-1460, page 5
Weld County Planning DepartmentGREELEY OFFICE
a FEB 0 5 2004
Weld County ReP: )VED
' January 20, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Western Equipment&Truck Inc. Case Number USR-1460
Please Reply By February 17, 2004 Planner Michelle Katyryniuk
Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by a9
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts, (vehicle maintenance, repair, parts supply and sales, paint booth, retail, truck stop t
facilities and vehicle sales)in the A(Agricultural)Zone District. �
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24,T5N, R65W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to Hwy 34; east of and adjacent to CR 47.
Parcel Number 0961 24 200038 I
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) March 2, 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.
.51 See attached letter.
Comments:
Signature Q NA Date a-y-0g
Agency e/721/0,oa - t�v-CdM.Ku#t 7,y ✓,)C7iCeoPaco'r
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
OFFICE OF COMMUNITY DEVELOPMENT
Fit' •' ® ` Planning Division
i - 1100 10th Street, Suite 202, Greeley, Colorado 80631 • (970)350-9780 • Fax(970)350-9800
g- • www.greeleygov.com
lit! jg
r ,
Michelle Katyryniuk
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Subject: USR-1460 - Western Equipment& Truck Inc.
Dear Ms. Katyryniuk,
Thank you for the opportunity to comment on this USR. The City of Greeley Planning staff has reviewed
the 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 should 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. All access drives and parking areas should be paved with asphalt or concrete.
5. All utilities should be installed underground and all appurtenances to utility systems visible from the
right-of-way should be screened.
6. All roof mounted mechanical equipment must be concealed from view of the public right-of-way by
elements that are an integral part of the building or structure design though the use of related or
similar materials and colors.
Michelle Katyryniuk
April 15, 2003
Page 2
7. A Buffer yard 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. Additional trees should be added to the
perimeter of the property to accomplish an appropriate buffer yard.
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,
Altevial
Darrell Gesick
Planner I
SERVING OUR COMMUNITY • I T ' S A TRADITION
�e promise/o preserve and-improve/Se 9ual'y of/fe for Yreeley I&-oayki time y, courteous and cos/e/ec/iue service.
r Michelle Katyryniuk USR-1460/Western Equipment&Truck Page 1
From: "Nice-Idler, Gloria" <Gloria.Nice-Idler@DOT.STATE.CO.US>
To: <mkatyryniuk@co.weld.co.us>
Date: 2/19/04 1:55PM
Subject: USR-1460/Western Equipment&Truck
Michelle,
Thank you for the phone call.
In an effort to clarify my earlier comments, I'm providing the following:
The volume of traffic proposed by the applicant to use the US 34/WCR 47 intersection does not
warrant highway improvements.
CDOT is concerned that the northmost access to the applicant's development may be too close to
the intersection. It is important that traffic not be allowed to back out onto the highway.
` The applicant's access, located on his east property boundary can remain, but only as an
oil/gas/agricultural access. CDOT will not allow this access to increase in volume and to be limited
because of its proximity to the adjacent property owner's access. The proposed circulation route will need
to be revised.
All other direct access to US 34 belonging to this applicant need to be removed.
I hope I'm a little clearer this time.
Call if you have any questions.
Gloria
(970)350-2148
1.
a \INe,idius 3
WeldoCount ttReferral
GREELEY 0FFICr
"ilk FEB 0 3 2004 January 20,.2 1- , _
RECEIVED 7.,. - 4p a \\
COLORADO ���t`° °° .`, 'I'
�Sc
The Weld County Department of Planning Services has received the following item for review: �."� ^'
Applicant Western Equipment&Truck Inc. Case Number USR-1460
Please Reply By February 17, 2004 Planner Michelle Katyryniuk T
Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts, (vehicle maintenance, repair, parts supply and sales, paint booth, retail,truck stop
facilities and vehicle sales)in the A (Agricultural)Zone District.
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24, T5N, R65W of the 6th P.M.,Weld fJ
�.. �. County,Colorado. —
Location `South of and adjacent to Hwy 34; east of and adjacent to CR 47. CO
r
,- --" e NumbeX, / 0961 24 200038
•
io
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 •4- J
under review during the review process. If you desire to examine or obtain this additional information, please
call the Department of Planning Services. 81
{
S -1
Weld County Planning Commission Hearing (if applicable)) March 2, 2004 CC
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan C
❑ $
We have reviewed the request and find no conflicts with our interests. 43
❑ See attached letter. s
Po tc cd i or . -
RUUD d ;5 f + r .516-e or Couay 1„� a
.
dirtcf acczss +o (tS 34CV/apt WCe 47 4 41W shall
bL rrzrno . Jkt cIcCO55 4o t ro 1 from 47 Sh 0 ^ a
hi
Signature ft-Cir
- i (f r , lAxt7L
I vl--1/4 Date I/a_ /O`
Agency -_ Aces
❖Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley,CO.80631 9(970)353-6100 ext.3540 ❖(970)304-6498 fax
Iocafc4 as r - So d%n C.4.5 posteibit -iv accammo�P.
trctf ' c..J i ha c {ITcj. Th p I t c exirti- flte_c s in
tetra -I-L +�u - . ci.L.�`t� r+,�n�k "t 2,pia r, �r c 34- �� a tetaIet
OuoV Ca, 41 horrnnnn n 3/a enrrdS'S rt-viCI ti n64 f fin;a_ 47%) _J
La Salle Sire Protection District
/"` PHONE 970-284-6336 • FAX 970-284-6042
1-27-2004
To:Weld County Department of Planning Services
RE: Western Equipment&Truck Inc.
Case#USR-1460
The La Salle Fire Protection District has reviewed the Western Equipment&Truck plans.The District
would like to meet with the Developer prior to recording any plat application.The reason for this meeting
is to make sure the occupancy meets the 1997 Uniform Fire Code. If you have any questions don't hesitate
to call 970-284-6336.
,^ Jason Goodale
La Salle Fire Protection District
r^,
118 MAIN STREET P.O. BOX 414 LA SALLE, COLORADO 80645
Weld County Planning Department
GREELEY OFFICE
JAN 2 S 2004
a
111- Weld County RefaPIVED
' January 20, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Western Equipment&Truck Inc. Case Number USR-1460
Please Reply By February 17, 2004 Planner Michelle Katyryniuk
Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone I
Districts, (vehicle maintenance, repair, parts supply and sales, paint booth, retail, truck stop
facilities and vehicle sales) in the A(Agricultural)Zone District.
Legal Lot B of RE-3284; part of the N2 NW4 of Section 24, T5N, R65W of the 6th P.M.,Weld
County, Colorado.
Location South of and adjacent to Hwy 34; east of and adjacent to CR 47.
Parcel Number 0961 24 200038
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) March 2, 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 Date — ' b‘.\
Agency V c -o
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
Applicant: Weste1 n Equipment & Truck Inc.
Manner: Michelle Katyryniuk Case#: USR-1460
i
__ --- - _ -
I
21
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HWY 34 z
--
(71: --__ _ __,
/77 WCR47
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0.4 0 0.4 0.8 Miles
Weld County Referral Map
V Highways
Major Roads
NLocal Roads
Atli Railroads
A/ Streams&Ditches \ /
C PLSS
CD Sills /r,\
• Lakes
- Floodplains
S
j
1
West Greeley Cc,, rvation District
(970) 356-8097
Case Number: USR-1460
Applicant: Western Equipment & Truck Inc.
Planner_ Michelle Katyryniuk
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 without basements Commercial Absorption Land (if Additional Comments
Symbol Excavations
basements Buildings Fields irrigated)
1 Altvan Loam Severe Slight Yes
21 Dacono Clay Loam Severe Slight Severe Yes
••
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.
Produced by the West Greeley Conservation District
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