HomeMy WebLinkAbout20041061.tiff MEMORANDUM
WILDTO: Chris Gathman,Planner 1 DATE: 23-December-2003
O FROM: Peter Schei, P.E.,Ci er,Public Works Department
COLORADO SUBJECT: PZ-1052 Hunt Br he perties, Inc. (Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
External Roadways:
❑' The Weld County Roadway Classification Plan currently shows CR 27 with a classification as a rural area arterial requiring a
130-foot right-of-way. A 65-foot right-of-way shall be shown and dimensioned on the applicant's property for the change of zone
plat. The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted on the
change of zone plat. CR 27 is paved adjacent to this proposed development. Weld County maintains this section of CR 27.
4' This proposed zone change to an industrial use might possibly contribute significant traffic to the surrounding area, including US
Highway 85. The applicant will be required to participate and contribute to improvements for the US 85 Highway Access Control
Plan at the final application.
❑ Normally Public works has an understanding of the proposed development and potential impacts on surrounding infrastructure. If
eventual use of this site would be a major impact, such as an asphalt or concrete batch plant, significant roadway and intersection
improvements will be required. Transportation routes will be addressed at the final submittal. Since no development is proposed,
r'^ the applicant will not be required to submit off-site roadway improvements agreements,or a professional traffic impact study with
this change of zone.
Internal Roadways:
❑ The change of zone plat that Public Works review normally has an internal roadway system. The applicant has not indicated
internal roadways on the plat. Public Works has no comment at this time,since there is no development planned.
❑ Easements shall be shown in accordance with County standards and/or Utility Board recommendations, also dimensioned on the
change of zone plat.
Li Roadway and grading plans along with construction details will be required at future proposed development.
❑ The applicant shall provide a pavement design prepared by a professional engineer at future proposed development.
Drainage:
❑ Neither drainage nor geology reports were submitted with this change of zone application. Since no specific development was
proposed,Public Works will make appropriate reviews at future proposed development.
❑ Often, a drainage report by a professional engineer licensed in the State of Colorado would be submitted with the change of zone
application. Since no development is proposed, Public Works is not requiring a final drainage report at this time. The applicant
must keep in mind that consideration for drainage will be required for future proposed development.
❑ Final drainage construction plans,conforming to the drainage report,shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this recorded exemption.
The applicant shall address the comments listed above at the specific step of the review process stated. The review process will
continue only when all appropriate elements have been submitted. Issues of concern must be resolved with the Public Works
Department prior to recording.
PC: PZ-1052 Hunt Brothers Properties, Inc. (Zone Change)
Email&Original: Planner
Page lofl EX IBIT
ite
2004-1061
Memorandum
TO: Chris Gathman, W.C. Planning
DATE: December 30, 2003
Co FROM: Pam Smith, W.C. Department of Putali??
COLORADO Health and Environment
CASE NO.: RZ-1052 NAME: Hunt Brothers Properties, Inc.
The Department has reviewed the request to change the zoning from Agricultural to Industrial (1-3).
The site is mostly vacant, with an existing residence and outbuildings on the southwestern portion. A
septic permit (G19760260)was found for the residence. The future use of the residence is unknown
at this time. A second septic permit (SP-0100090)was found for a proposed construction materials
yard (the USR application was denied and the system was never installed). The application states
that there are currently 4 wells permitted for the property. The commercial/industrial well has not
been constructed at this time.
No intended use has been defined in this application. Any further development of the site will
require a Site Plan Review. Any commercial/industrial development must comply with all applicable
Weld County Department of Public Health and Environment, Colorado Department of Public Health
and Environment, EPA and/or Oil and Gas regulations. The applicant/developer must contact the
appropriate agency for more information regarding the site-specific requirements of each
development at that time.
The Department recommends approval of this application with the following conditions:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner
that protects against surface and groundwater contamination.
2. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended.
3. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions.
4. Fugitive dust shall be controlled on this site.
t. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial
Zone as delineated in 25-12-103 C.R.S., as amended.
6. Any septic system that is abandoned must comply with the Weld County Code Section 30-4-
20 (D). The applicant should contact the Department to update existing septic permits for
those systems that have been abandoned.
O:\PAM\PLANNING\CHZONE\CZ1052.RTF
1
a DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO80631
WEBSITE: www.co.weleld.co.us
Phone(970) 353.6100, Ext. 3540
IIII Fax (970) 304-6498
C.
COLORADO
December 22, 2003
Hunt Brothers Properties, Inc.
Change of Zone from A (Agricultural) to 1-3 (Industrial)
PZ-1052
There are no active or historical permits on record for these parcel numbers, address or
owner's name.
/1. A separate building permit shall be obtained prior to the construction of any building.
A plan review is required for each building. Plans shall bear the wet stamp of a Colorado
registered architect or engineer. Two complete sets of plans are required when applying for
each permit.
-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
on March 1, 2004).
44. Each building will require an engineered foundation based on a site-specific geotechnical
report or an open hole inspection performed by a Colorado registered engineer. Engineered
foundations shall be designed by a Colorado registered engineer.
5. Building height, protection of walls and openings and separation of buildings of mixed
occupancy shall be in accordance with the Building Code. Setback and offset distances shall
be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with 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. When measuring
buildings to determine offset and setback requirements, buildings are measured to the farthest
projection from the building. Property lines shall be clearly identified and all property pins shall
be staked prior to the first site inspection. Approved building and foundation plans shall be on
the site and available to inspectors for each inspection.
Service,Teamwork, Integrity,Quality
Page 2.
7. A Flood Hazard Development Plan is required for all buildings constructed on lots within the
100 year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
i
Jeff b°if
Building Official
Service,Teamwork, Integrity,Quality
Cck-
a
Weld County Referral
WilkDecember 1, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hunt Brothers Properties Inc Case Number PZ-1052
Please Reply By December 29, 2003 Planner Chris Gathman
Project Change of Zone from A(Agriculture)to 1-3 (Industrial).
Legal N2 SW4 Section 20, Ti N, R66W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 27; approximately 1/4 mile north of CR 6.
Parcel Number 1313 08 204001, 1313 08 204002, 1313 08 205001, 1313 08 205002, 1313 08
205003, 1313 08 205004
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) January 20, 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:
Utz` w\Ati �rkj c ti l-5rnpuies I no V\ 'Aoki nw
mica_ ro-kd
Signature ".."---eat Date \Z-L4
Agency 7,C31nnk,\.O) ( 3-m5 l -,gip
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
Weld County Planning Department
GREEL' 0:F!CF
4 &E it • Weld County RefeWai004
RECE V S.
Decemm el 1, 2
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hunt Brothers Properties Inc Case Number PZ-1052
Please Reply By December 29, 2003 Planner Chris Gathman •
Project Change of Zone from A(Agriculture)to 1-3 (Industrial).
Lega/ N2 SW4 Section 20,T1N, R66W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 27; approximately 1/4 mile north of CR 6.
Parcel Number 1313 08 204001, 1313 08 204002, 1313 08 205001, 1313 08 205002, 1313 08
205003, 1313 08 205004
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) January 20, 2004
❑ W ave reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ e have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature ./< Date c9//�rol
(l'�IL�11 J
Agency i///r,co
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
MEMORANDUM
To: Chris Guthman/ �/�
From: Dave Tuttle 4 I
Date: January 8, 200
Subject: PZ-1052
The sheriff's office has no concerns with this Change of Zone Request. 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 Sheriff's 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.
12/29/2003 16: 25 3036552O9 CITYBRIGHTON PAGE 02/02
CITY OF
BRIGHTON CommunityDeve%nment
\ / 22 3out4*AA venue,bnton, Colorado 8060/
vzq December 2003
Chris Gathman, Planner
Department of Planning Services
Weld County
1555 N. 17th Avenue
Greeley, CO 80631
VIA FACSIMILE
Re: Hunt Brothers Properties, Inc.
Case Number: PZ-to5z
Dear Mr. Gathman:
Thank you for the opportunity to review the referenced project referral. The property in
question, currently zoned Agriculture, is identified on the Brighton 2020 Comprehensive Plan
as being appropriate for agricultural uses. While the City of Brighton is generally not op-
posed to industrial uses, the following observations are offered for consideration:
> The City of Brighton is concerned with the increasing amount of industrially zoned
property along HWY 85, which forms the "gateway" to Brighton, and would request
that such uses be precluded from the HWY 85 corridor, unless accompanied by strin-
gent setback, buffering and landscaping standards;
> A telephone call made to the number provided for Hunt Brothers Properties, Inc. on
the Change of Zone Application was, in fact, a number for Asphalt Specialties; some
concern exists that, should the referenced application be approved, a mineral extrac-
tion operation would soon be proposed (the response to question number 7 on the Re-
zoning Questionnaire notwithstanding);
Should the application be considered for approval, the City of Brighton requests that
in addition to stringent setback, buffering and landscaping standards, the applicant
agree that the zone change would not include mineral extraction uses.
Again, thank you for the opportunity to review this project. Please do not hesitate to contact
me at 303.655.2024 (or via e-mail at rrayebrightonco.gov, should you require additional or
more detailed information concerning this response.
Sincerely,
Robert Ray, AICP
Assistant Director, Community Development
cc: File
i \+'�•+�++u+ +n'.pr\xcrc�vtt�wci.ULL\nant brothers eroptttit,,uuc
Phone: 003,10-5-2023 nx: (303)655-2/58
O FORT zo, City off t
fft lLupi tors
e/� 18' , '�,. ,36 THE'PROUDTO BE"CITY IA CIUDAD'ORCL'LLOSA DC APR" "HOKORI NO"MACHI
P.O. Box 148 County of Weld
COLORADO 130 S. McKinley Avenue (303) 857-6694
Fort Lupton,Colorado 80621 Fax (303) 857-0351
Performance,Integrity,Teamwork
Accountability and Service
December 15, 2003
Weld County Department of Planning Services
Attention: Chris Gathman
1555 North 17th Avenue
Greeley, Colorado 80631
Subject: Case Number-PZ 1052
Hunt Brothers Properties, Change of Zone from A to I-3
Dear Mr. Gathman:
Thank you for the opportunity to review the rezoning application submitted by Hunt
Brothers Properties Inc. (aka Asphalt Specialties). As a result of review by the staff and
Planning Commission at the December 9, 2003 Planning Commission Meeting, the City
has the following comments and concerns:
1. The subject site is within the Municipal Referral Area as defined by the Coordinated
Planning Agreement between the City and County. Section 3.2 of the Agreement states:
" To the extent legally possible the County will disapprove proposals for Urban
Development in areas of the Municipal Referral Area outside the Urban Growth Area."
The Commission was and is disappointed that the County chose to rezone the old Horton
Feedlot from A to I-3. It was then, and continues to be the opinion of the Planning
Commission that rezoning Agricultural properties from the least intense zone district to
the most intense zone district will open the door to development by-right, that will be
urban in nature. Given that the contact phone number for"Hunt Brothers" is Asphalt
Specialties, it is quite possible that the intended use of the property is for an asphalt batch
plant. If the rezoning is approved, the County will forfeit its legal ability to ensure that
the property is developed in conformance with the Coordinated Planning Agreement,
because a batch plant is arguably a use-by-right in the I-3 zone.
2. If the rezoning is approved, the property should be required to go through a
subdivision process where the developer will be held responsible to construct the
necessary street, intersection, and drainage improvements: Weld County Road 27 is a
Major Arterial according to the Fort Lupton Transportation Plan, and a critical parallel
Hunt Brothers Rezoning
December 15, 2003
Page 2
path to Highway 85 that links Fort Lupton to Brighton. It is the opinion of the
Commission that this type of urban development should be required to construct urban
level improvements.
3. What consideration is being given to the impact of this Industrial development upon
the old Independence School and efforts to restore this building as a locally and
regionally significant historic structure?
In summary, it is the opinion of the Planning Commission that this proposed change of
zone should be denied by the Weld County Planning Commission and the County
Commissioners. The proposed intensity of land use requires urban services such as
police, fire, water, streets and street maintenance, and therefore should be annexed to a
municipality.
Please do not hesitate to contact the City Planner, Brian Grubb if you have further
questions regarding this recommendation. Thank you again for the opportunity to review
and comment upon this application.
Sincerely
Steve Mitchell
ell
Co-Chair, Fort Lupton Planning Commission
la io .
3
Weld County Referral
December 1, 2003
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hunt Brothers Properties Inc Case Number PZ-1052
Please Reply By December 29, 2003 Planner Chris Gathman
Project Change of Zone from A(Agriculture)to 1-3 (Industrial).
Legal N2 SW4 Section 20, T1 N, R66W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 27; approximately 1/4 mile north of CR 6.
Parcel Number 1313 08 204001, 1313 08 204002, 1313 08 205001, 1313 08 205002, 1313 08
205003, 1313 08 205004
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) January 20, 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 c _ /U/ R 1 J Q Date / 1_ j z -O 3
Agency A C Q
❖Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
NJ_
West Adams Soil Conservation District
60 S. 27th Avenue- Brighton, CO 80601 - Phone 659-7004
December 12, 2003
CASE NUMBER: PZ-1052
PROJECT: Change of Zone from A(Ag)to I-3 (Industrial)
PLANNER: Chris Gathman
NRCS REPESENTATIVE: Don Graffis, Acting District Conservationist
In consultation with the Natural Resources Conservation Service(NRCS), we have reviewed the above
referenced case and have the following comments:
SOILS/LIMITATIONS: The land parcel proposed for re-zoning from agriculture to industrial contains
the following soil types: Ascalon loam(8), Dacono clay loam(21), Olney fine sandy loam(47)and Vona
sandy loam(75,76). For dwellings with or without basements, Ascalon and Dacono soils have moderate
limitations due to low strength and shrink-swell potential (Dacono). Olney and Vona soils have slight
limitations for foundations.
For sanitary septic system absorption fields, Dacono clay loam soil has severe limitations due to potential
for slow percolation; special engineering designs may be required for these structures. The other soils on
this land parcel have slight limitations for this use
PRIME FARMLANDS: When irrigated, all soils on this parcel are considered `prime farmland'.
SOIL EROSION POTENTIAL: With the exception of the Dacono clay loam,the soil types found on
the parcel proposed for re-zoning have high potential for wind erosion and should be protected.
Appropriate measures should be taken to minimize wind soil erosion during future construction activities,
such as avoiding disturbances to large areas and preventing soils from moving offsite. It is recommended
that at the conclusion of construction activities, disturbed areas be stabilized with perennial vegetation,
gravel or pavement. Industrial areas that will have high usage during operation should be stabilized with
gravel or pavement. The NRCS can be contacted for more information on grasses suitable for the site and
instructions for planting.
OTHER: When areas are disturbed, weed infestation can become a problem. Should this occur, the
applicant can contact Kelly Uhing,Vegetation Specialist with Adams County at(303) 637-8100 to
develop a weed management plan.
The District welcomes the opportunity to review and comment on proposals such as this. Conservation
and wise use of our natural resources are foremost in our goals and objectives. We look forward to
working with you in the future. If you or the applicant should have any questions,please feel free to
contact the NRCS representative at 303-659-7004.
•
Sincerely,Y Luc %777/VDistrict Board of Supervisors
CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT
Hello