HomeMy WebLinkAbout20040144.tiff ti MEMORANDUM
I Iwig C
TO: Jacqueline Hatch, Planner
COLORADO DATE: September 15, 2003
FROM: Kim Ogle, Planner III \f o
SUBJECT: Use by Special Review, USR-1445
High Ball Erectors, LLC
Cliff Trostel, applicant
The Department of Planning Services reviewed the above referenced Use by Special Review
Landscape Plat and offers the following comments:
Section 23-3-250.A.4 and Section 23-3-250.A.5 of the Weld County Code addresses the
required yards and required landscape areas. Section 23-3-250.A.5.a states "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."
Section 23-3-250.A.5.a states "That portion of a Lot which abuts a public or private street right-
of-way shall be landscaped for a distance of ten (10) feet, measured at a right angle from the
Lot line towards the interior of the Lot. Driveways may pass through the required landscaped
areas."
The applicant states that the on-site landscape treatment exists. However, Planner Hatch
should make an educated determination as to whether additional plant materials are required to
meet or exceed the landscape requirements and to effectively mitigate the required screening
and buffering of the proposed use to the adjacent roads and property owners. That being
stated, there is not a plant material list, nor is the location delineated on the drawing. Future
plans shall address the type of plant material presently on-site and whether this material will be
supplemented with additional materials.
Landscaping materials were not indicated on the Landscape Plan, nor was one submitted for
review. At a minimum, the landscape treatment on this site shall be maintained in conformance
with the surrounding lands. Dead or diseased plant materials shall be replaced with materials
of similar quantity and quality at the earliest possible time.
The applicant shall demonstrate how the proposed plant material will be watered, thus ensuring
adequate growth and established of the feeder root system. Further, the applicant shall provide
evidence that existing Central Weld County Water District tap is able to provide irrigation water
to all proposed landscaped areas.
The parking area is delineated as a "gravel pavement and outdoor storage yard", with no
parking spaces delineated. Given the nature of this facility the following parking requirements
outlined in Appendix 23-B of the Weld County Code shall be met. The "warehouse" parking
requirement, identified as "High Ball Erectors" in the application materials shall provide twenty-
^ one spaces, or one space for each 1000 square feet of space. The outdoor equipment yard is
not required to designate parking sopaces. Total on-site parking for this facility shall be
[ I EX4IBIT
2004-0144 '/7�
twenty-one spaces„ of which one shall be a van accessible handicapped parking stall meeting
all of the requirements as set forth in the Americans with Disabilities Act. Further, the applicant
shall delineate curb stops for the parking spaces shown on the USR plat. One curb stops for
each space is the standard, although one curb stop per two parking spaces is permissable.
Per Section 23-3-350.B, the applicant shall delineated sufficient screened off street paved
parking areas. Further, one off-street loading space is required for a facility of this size. All
parking and loading areas shall be screened from adjacent properties and road rights-of-way.
The applicant shall delineate an opaque visual screen on all sides of the property to mitigate the
potential negative impact and aesthetic concerns on surrounding properties, specific to the
outdoor equipment storage areas.
Section 23-3-350.D provides for adequate street access. The applicant shall demonstrate a
safe and approved access. Appropriate language shall be included on the plat delineating the
access to this parcel.
The internal circulation within the service yard is unclear. Future drawings shall delineate the
proposed circulation pattern and outdoor storage areas. Further, the circulation and parking
areas for the warehouse facility is unclear and shall require further definition. Additionally, the
Mountain View Fire Protection District shall review the plan for compliance with their
requirements.
Section 23-3-350.H addresses the issue of trash collection areas. Areas used for storage or
trash collection shall be screened from adjacent public rights-of-way and adjacent properties.
These areas shall be designed and used in a manner that will prevent wind or animal
scattered trash.
Section 23-3-260 addresses operation standards for Commercial uses. The applicant shall
address the issue of on-site lighting, including security lighting in applicable. Subsection 8.6
states "any lighting ... shall be designed, located and operated in such a 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...."
The applicant has not delineated any on-site sign. If an on-site sign is desired, the signs shall
adhere to Section 23-4-90.A and .B of the Weld County Code. One identification sign per
principal use shall be allowed, provided that the sign does not exceed sixteen (16) square feet
in area per face. Further, the location of the sign, if applicable shall be delineated on the
Landscape / Site Plat. All structures, including signs, on site must obtain the appropriate
building permits.
The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for all transportation (access drive,
parking areas, etcetera) and non-transportation (plant materials, fencing, screening, etcetera).
The agreement and form of collateral shall be reviewed by County Staff and accepted by the
Board of County Commissioners prior to recording the USR plat.
Internal circulation, including pavement requirements shall be determined by the Department of
Public Works. Access from County Road 6 shall be addressed by the appropriate regulatory
agency. An access permit if required shall be obtained prior to the recording of the plat.
m:\wpfiles agle\kim landscapereferral\Roseman USR14 W.wpd
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Weld County Referral
' September 3, 2003
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant High Ball Erectors LLC/Cliff Case Number USR-1445
Trostel do Flatirons
Surveying Inc.
Please Reply October 2, 2003
..,,,., By Planner Jacqueline Hatch
Project Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
Legal Part SW4 Section 24, Ti N, R68W of the 6th P.M.,Weld County, Colorado.
Location North of and adjacent to CR 6 and east of and adjacent to CR 11.
Parcel Number 1467 24 0000078
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) November 18, 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-4'r'
XSee attached letter.
Comments:
Signature </ Date y
Agency
❖Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
lit TETRA TECH RMC
en%
September 30, 2003
Jacqueline Hatch
Weld County Planning Department
1555 North 17 Avenue
Greeley, CO 80631
RE: High Ball Erectors
Dear Ms. Hatch:
We have reviewed the referral information regarding the High Ball Erectors Use by
Special Review application. Apparently this commercial operation has been installed in
an Agricultural Zone and the owners are now asking for land use and site plan approval
through the Special Review process.
This property is in the City of Dacono Planning Area. The City's Comprehensive Plan
designates Mixed Use land use on this property. The Mixed Use designation allows for a
variety of residential, commercial and industrial uses. The existing and proposed uses are
not in conflict with the City's Comprehensive Plan.
The City supports the Site Specific Development Plan and the Use by Special Review on
this property subject to the following conditions:
1. Any future expansion of these uses or addition of new uses at any location on
this property, will require an amendment to this Site Specific Development
Plan and the Use by Special Review permit.
2. The property owner shall enter into an agreement with the City of Dacono to
require that this property apply for annexation to the City when eligible to do
so under State of Colorado annexation laws.
3. The property owner shall dedicate 60 feet for street right-of-way north of the
centerline of Weld County Road 6 and east of the centerline of Weld County
Road 11.
Thanks for the opportunity to comment on these applications.
Sincerely,
TETRA,TE H RMC, INC.
`
e-- ennethC. ell AICP
H:\0975_008\HighBalErectorsaesponseLettertoWC.doc
1900 5.Sunset Street,Suite I-F,Longmont.CO 80501
Tel 303.772.5282 Fax 303.665.6959
www.ttrmc com
a MEMORANDUM
TO: JACQUELINE HATCH, PLEANNING DEPAR
FROM: TREVOR JIRICEK,HEALTH DEPARTMENT'
ikSUBJECT:USR-1445, HIGH BALL ERECTORS, LLC
DATE: SEPTEMBER 9, 2003
COLORADO CC:
Environmental Health Services has reviewed this proposal for a facility that will store
construction and fabrication materials. 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. Restrooms and an individual sewage disposal system (ISDS) shall be constructed to serve
employees and patrons of the facility. The ISDS shall be designed by a registered
professional engineer and installed according to the Weld County Code.
2. 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 requircnients be incorporated into the pum_it as development
standards:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities
Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a
manner that protects against surface and groundwater contamination.
2. 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
HIGH BAT T ERECTORS
USR-1445
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.
5. This facility shall adhere to the maximum permissible noise levels allowed in the Light
industrial Zone as delineated in 25-12-103 C.R.S., as amended.
6. The facility shall utilize the existing public water supply(Central Weld County Water
District).
7. The facility shall operate in accordance with the approved"waste handling plan".
8. Adequate toilet facilities shall be provided for employees and patrons of the facility.
9. Any septic system located on the property must comply with all provisions of the Weld
County Code, pertaining to Individual Sewage Disposal Systems.
10. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado
Department of Public Health &Environment, Water Quality Control Division.
2
Ul
rifithe
Weld County Referral
September 3, 2003
wilvC.
__,
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant High Ball Erectors LLC/Cliff Case Number USR-1445
Trostel c/o Flatirons
Surveying Inc.
Please Reply By October 2, 2003 Planner Jacqueline Hatch
Project Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
Legal Part SW4 Section 24, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location North of and adjacent to CR 6 and east of and adjacent to CR 11.
Parcel Number 1467 24 0000078
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) November 18, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan tyl❑ e have reviewed the request and find no conflicts with our interests'""•
See attached letter.
Comments:
Signature &tate
// Date
S
ic- 2p°3
Agency g, • I I I -
❖Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 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
IFax (970) 304-6498
111 C.
COLORADO
September 11, 2003
High Ball Erectors LLC/Cliff Trostel do Flatirons Surveying Inc.
Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
USR-1445
The only permit on record for this parcel, address or owners name is EL-0110303. This permit
was issued for the installation of a 200 amp electrical service to a existing shop building built in
1971. All inspections, including the final inspection, were scheduled and approved.
1. A building permit shall be required for the addition/remodel of a restroom in the existing
building. Separate tenant finish building permits shall be required for all separately leased
spaces in the existing building. Permit applications shall include all uses to which the buildings
are, or will be, used. A plot plan shall be submitted showing all structures with accurate
distances between structures, and from structures to all property lines.
2. A plan review is required for each building for which a building permit is required. 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. Fire resistance of walls and openings, construction requirements, height and allowable areas
will be reviewed at the plan review.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
Service,Teamwork,Integrity,Quality
•
Weld County Referral
ISeptember 3, 2003
Rl-Get"{•-D
Co SEP 52003
COLORADO
PUBLIC 4^.'CH!<3 DEW:
The Weld County Department of Planning Services has received the following item for review:
Applicant High Ball Erectors LLC/Cliff Case Number USR-1445
Trostel do Flatirons
Surveying Inc.
Please Reply By October 2, 2003 Planner Jacqueline Hatch
Project Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
Legal Part SW4 Section 24, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location North of and adjacent to CR 6 and east of and adjacent to CR 11.
Parcel Number 1467 24 0000078
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) November 18, 2003
❑ 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. •
At See attached letter.
Comments:
Signature 1 I/ Date 9_ ) 3 -05d
Agency "fd &It
, L
❖Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
• 1L'd Ce ) F!. r•:—. _.u'nt
o MEMORANDUM
TO: Jacqueline Hatch, Planner DATE: 9/25/2003
II Ile. FROM: Donald Carroll, Engineering Administrator ill('ill('SUBJECT: USR-1445, High Ball Erectors LLC
Cliff Trostel do Flatirons Surveying, Inc.
COLORADO
The Weld County Public Works Department has reviewed this proposal. This project falls primarily under
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:
WCR 6 is designated on the Road Capital Improvement Plan in the County Wide Impact Fee Code Ordinance,
Section 20-1-30, as collector status road, which requires an 80-foot right-of-way at full build out. There is
presently a 60-foot right-of-way. These roads are 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 measured
from the future right-of-way line.
"'`SCR 11 has been annexed by the Town of Broomfield.
REQUIREMENTS:
Access: The applicant indicated that the existing access will be blocked off and closed. The proposed access
point will be located at the center of this USR. The drawing indicates a co-op approach with wrought iron
fencing. The approach shall be wide enough to accommodate two-way traffic with an adequate turning
radiuses on to WCR 6.
Off-Street Parking: The off-street parking spaces, access drive, and the parking area shall be surfaced with
gravel, asphalt, concrete or the equivalent and shall be graded to prevent drainage problems.
Each parking space shall be equipped with wheel guards or curb blocks where needed to prevent vehicles
from coming into contact with walls, other vehicles, fences or plantings.
Circulation: The circulation shall be designed and constructed to include an adequate, safe, and conventional
arrangement for pedestrian, vehicle circulation, off-street parking, and loading areas.
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
of storm run-off.
pc: USR-1445 M:\PLANNING\USR-9.DOC
•
Weld County Referral
' September 3, 2003
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant High Ball Erectors LLC/Cliff Case Number USR-1445
Trostel c/o Flatirons
Surveying Inc.
Please Reply By October 2, 2003 Planner Jacqueline Hatch
Project Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
Legal Part SW4 Section 24, T1 N, R68W of the 6th P.M., Weld County, Colorado.
Location North of and adjacent to CR 6 and east of and adjacent to CR 11.
Parcel Number 1467 24 0000078
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) November 18, 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 .l Date te2,
Agency Wthdolifin,"_l�m
6•Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
West Adams Soil Conservation District
60 S. 27th Avenue- Brighton, CO 80601 - Phone 659-7004
September 24, 2003
CASE NUMBER: URS-1445
PROJECT: Site Specific Development Plan and Use by Special Review
PLANNER: Jacqueline Hatch
NRCS REPESENTATIVE: Norman J. Wells,Jr., 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 storage site for construction/fabrication materials has Weld loam(79) soil.
This soil has moderate limitations for dwellings with or without basements due to shrink-swell potential.
The low strength of the Weld loam soil creates moderate limitations for roads.
For sanitary septic system absorption fields, Weld loam soil has moderate limitations for this use due to
slow percolation rate.
PRIME FARMLANDS: When irrigated, the Weld loam soil types are considered `prime farmland'.
SOIL EROSION POTENTIAL: The Weld loam soil has low potential for wind erosion. It is
recommended that, at the conclusion of construction activities, disturbed areas be stabilized with
perennial vegetation. 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, Weed Management Specialist with West 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 out 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, �, /6 1-0 District Board of Supervisors
CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT
W3 . •
Weld County Referral`0,-
SSepfe'rnlier'3, 2003
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant High Ball Erectors LLC/Cliff Case Number USR-1445
Trostel c/o Flatirons
Surveying Inc.
Please Reply By October 2, 2003 Planner Jacqueline Hatch
Project Site Specific Development Plan and Use by Special Review for the storage of
construction/fabrication materials.
Legal Part SW4 Section 24, Ti N, R68W of the 6th P.M., Weld County, Colorado.
Location North of and adjacent to CR 6 and east of and adjacent to CR 11.
Parcel Number 1467 24 0000078
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 Pianning Commission Hearing (if applicable) November 15, 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 1 / O0A Date
r Agency X1 . LJ ‘"-)
.•Weld County Planning Dept. 41555 N. 17th Ave. Greeley, CO. 80631 •:•(970)353-6100 ext.3540 ❖(970)304-6498 fax
Mp°"rA'" MOUNTAIN VIEW FIRE PROTECTION DISTRICT
a Administrative Office:
9119 County Line Road• Longmont, CO 80501
(303) 772-0710• FAX (303) 651-7702
VIeN
September 18, 2003
Ms. Jacqueline Hatch
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Dear Ms. Hatch:
I have reviewed the submitted material pertaining to Use by Special Review for the storage of
construction/fabrication materials at 5023 Weld County Road (Case Number: USR-1445). The
property named is within the boundaries of the Mountain View Fire Protection District and
receives service from the District.
The Fire District does not object to this request provided the use is limited to storage of non-
combustible materials and light metal fabrication. Water supply for fire protection is not
available to this site therefore the use of the buildings must be limited. Ha7nrdous activity such
as woodworking, vehicle repair garage, spray painting with flammable/combustible liquids,
and/or the storage of combustible material is not allowed within these any of these buildings. In
addition, until water supply is available, no additional buildings may be constructed at the site.
Annual fire safety inspections will be conducted each year to monitor activities within the
buildings.
We appreciate being involved in the planning process. Should you have any questions, please
contact me at 303-772-0710.
Sincerely,
cr-Q4
LuAnn Penfold
Fire Marshal
LMP/Ip
cc: Mr. Cliff Trostel, P.O. Box 114, Dacono, CO 80514
project file
1039.25.03
Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 7
9119 Cnty Line Rd. 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run 50 Bonanza Dr. P.O.Box 40
Longmont,CO Longmont,CO 299 Palmer Ave. 8500 Niwot Road Lafayette.CO Erie,CO 100 So.Forest St.
80501 80504 Mead,CO 80542 Niwot,CO 80544 80026 80516 Dacono,CO 80514
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