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Home My WebLink About20042403 � In rvii,�` a I L J 2004• -- Weld County e T BLIC WORKS DEPT WilkJanuary 8, 2004 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review, (Oil & Gas Support & Services) in the A(Agricultural) Zone District. Legal Part of the NW4 of Section 29, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business (CR 27); approximately 1/4 mile south of CR 6. • Parcel Number 1471 29 200115 & 1471 29 200113 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 16, 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: G Signature �46-114/ ��y/il 4 Date ( — I Ci. - C it Agency kil EXIBIT +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304-649 / 2004-2403 Weld County Planning Department GREELEY OFFICE ,r4c( MEMORANDUM JAN 2 ~T 2004 RECEIVED TO: Jacqueline Hatch, Planner DATE: 1/22/2004 FROM: Donald Carroll, Engineering Administrator SUBJECT: USR-1458, Kenneth Shannon 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 27 is designed on the Weld County Road Classification Plan (FHU) as a collector status road, which requires an 80-foot right-of-way at full build out. There is presently a 60-foot right-of-way. The applicant is reserving the additional 10 feet of right-of-way adjacent to their property for a total of 40 feet.. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Code, Chapter 23, Article Ill, Section 23-3-50, the required setback is measured from the future right-of-way line. Our most recent traffic count reflects from 3,200 to 3,400 vehicles taken June, 27, 2003 'T?QUIREMENTS: Access: Both access points to WCR 27 should match with the existing accesses on the west side of WCR 27. The applicant has identified both access points as being gated. The gate should be set back from the County road and fenced at the future right-of-way line creating additional space for customers or employees to pull off WCR 27 if the gate is not opened. There will be staging or parking of vehicles in the right-of-way along WCR 27. Utilize the off-street parking. Both access points shall have a width of at least 24 feet and have adequate turning radiuses to accommodate two-way traffic. Paving Requirements: The north approach shall be paved from the existing asphalt on WCR 27 with adequate turning radiuses through the gate for approximately 50 feet. The south approach shall be paved adjacent to WCR 27 with adequate turning radiuses through the gate to the office area with a small parking lot to accommodate up to six visitors or customers. On Site Parking and Storage Area: The off-street parking spaces shall be surfaced with gravel, recycled asphalt, or the equivalent and shall be graded to prevent drainage problems. Each parking space shall be equipped with wheel guards or curb stops where needed to prevent vehicles from extending beyond the boundaries of the spaces and from coming in to contact with other vehicles, walls, fences, or plantings. Jacqueline Hatch, Planner January 22, 2004 ---11SR-1458, Kenneth Shannon age 2 The paved parking lot shall conform to all standards of the Americans with Disability Act. Storm Water Drainage: The historical flow patterns and run-off amounts will be maintained on site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding of storm run-off. On the plat drawing, the applicant identified run-off detention areas with a 2:1 slope for both the north and south facilities. These detention areas are being shown outside the USR in the Union Pacific right-of-way. Written document from the Union Pacific shall be required to utilize these detention areas or the applicant will be responsible to obtain and release on site storm water. pc: USR-1458 M:\PLANNING\2004\USR-1458.DOC •A t, ' M ,, F 4 4, st 7!1 I s i I,.' ' . . IAI/II"Ni'�w;. + %Atli ',. a f ~ .a. ?A. 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F Y 0 (it MEMORANDUM TO: JACQUELINE HATCH, PLANNING SERVICES ill FROM: CHARLOTTE DAVIS, ENVIRONMENTAL HEALTH (` 0 I C. DATE:CT:US-1458 KENNETH SHANNON COLORADO cc: Environmental Health Services has reviewed this proposal for an oil and gas support and services. 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 a dust abatement plan for review and approval, to the Environmental Health Services, Weld County Department of Public Health & Environment. 2. The applicant shall submit evidence to the Department of Planning Services, from the Colorado Division of Water Resources, demonstrating that the well is appropriately permitted for the commercial use. 3. The applicant shall submit a waste handling plan, for approval, to the Environmental Health Services Division of the Weld County Department of Public Health & Environment. The plan shall include at a minimum, the following: 1) A list of wastes which are expected to be generated on site (this should include expected volumes and types of waste generated). 2) A list of the type and volume of chemicals expected to be stored on site. 3) The waste handler and facility where the waste will be disposed (including the facility name, address, and phone number). 4. 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. We recommend that the following requirements be incorporated into the permit as conditions that must be met prior to issuance of a building permit: 1. The applicant shall submit evidence of a Colorado Discharge Permit System or CDPS permit from the Colorado Department of Public Health and Environment (CDPH&E), Water Quality Control Division, to satisfy requirements as delineated in 5 CCR-1002-61. Alternately, the applicant can provide evidence from CDPH&E that they are not subject to the CDPS requirements. 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 facilities and shall be installed according to the Weld County Individual Sewage Disposal Regulations. 2. The septic system(s) is/are required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. We recommend that the following requirements be incorporated into the permit as development standards: 1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. 2. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. 3. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance conditions. 4. The applicant shall operate in accordance with the approved "waste handling plan". 2 5. The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank Regulations (7 CCR 1101-14). 6. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be operated in accordance with the approved dust abatement plan at all times. 7. 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. 8. Adequate handwashing and toilet facilities shall be provided for employees and visitors. 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.A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Commercial Well) 11.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). 12.If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. 3 Weld County Referral lenge January 8, 2004 Weld Countv Plannine Deoartmenf GREELEY OFFICE FEB 1 0 2004 COLORADO ' . � . The Weld County Department of Planning Services has received the following item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review, (Oil & Gas Support& Services) in the A (Agricultural) Zone District. Legal Part of the NW4 of Section 29, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business (CR 27); approximately 1/4 mile south of CR 6. Parcel Number 1471 29 200115 & 1471 29 200113 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 16, 2004 ❑ ,We have reviewed the request and find that it does/does not comply with our Comprehensive Plan a�e have reviewed the request and find no conflicts with our interests. I/e See attached letter. Comments: Signature "7�1e Date 7 L. o L�J Agency �,/C: \� Weld County Planning Dept. +1555 N. 11th Ave.Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax MEMORANDUM To: Jacqueline Hatc From: David Tuttle Date: February 9, 200 Subject: USR-1458 The sheriffs office has no concerns with this Special Use Permit. The sheriffs office would however be willing to provide a program entitled Crime Prevention Through Environmental Design to the developer. This program reduces the likelihood of criminal activity at a specific location by"hardening" it to crime. The Sheriffs Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this proposal. r thn MEMORANDUM TO: Jacqueline Hatch, Planner ' DATE: January 19, 004 COLORADO FROM: Kim Ogle, Planning Manager SUBJECT: Use by Special Review, USR-1458 Landscape Referral Shannon Pipeline Company, Inc. Kenneth Shannon, Applicant The Department of Planning Services reviewed the above referenced Use by Special Review documentation and drawings and offers the following comments: The Use by Special Review Plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. 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 Union Pacific Railroad right-of-way. The applicant shall obtain written authorization from the railroad stating that there are no concerns with this proposed action. The applicant shall contact the Weld County Department of Public Works to durther discuss this issue. Section 23-3-250.A.2 Parking. Sufficient screened, off-street, paved parking areas shall be provided to meet the requirements of employees, company vehicles, visitors and customers of the Uses Allowed by Right and Accessory Uses. Appendix 23-A describes the design requirements for parking spaces and Appendix 23-B delineates the number of parking spaces required by use for this property. The proposed facility has Office, Warehouse and storage uses. 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 2800 SF, with written documentation not stating the number of employees on premises, therefore seven (7) parking spaces are required for the office area. The warehouse area require one space for every 1000 SF of area. The area delineated on the drawings submitted is 40000 SF, therefore forty (40) spaces are required, plus one for every three employees. The application materials state the numbers of individuals utilizing the site daily is fifteen. Per Code, the total number of parking required for this facility is 46 parking spaces of which one must meet the requirements of the Americans with Disabilities Act. Given the number of employees for this facility, staff will require twenty parking spaces, including the Americans with Disabilities Act parking space. 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 Department of Public Works to verify any access requirements off of County Road 27. This office notes there are four proposed points of ingress and egress. It is the opinion of this office that two of the four points of ingress and egress could be eliminated. Written evidence of an approved access configuration from the Department of Public Works 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. Section 23-3-250.A.4 Required Yards - Offset No use or accessory use may be located closer than ten (10) feet to its lot line. Fences over six (6) feet in height are not required to comply with the minimum offset and may be located on the property line. The plans submitted with the application materials have not delineated the offset. There was not an elevational drawing of the structure included in the application materials, therefore, prior to the release of building permits, the offset shall be verified. Section 23-3-250.A.5.A Required Landscaped Areas No more than eighty-five percent (85%) of the total area of a lot shall be covered. Land shall not be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers or if covered by decorative gravel or wood chips, or if it is otherwise suitably Landscaped. There was not a schematic Landscape and Screening Plan submitted with the application materials. Additional information is required prior to accepting the plat for recording. At a minimum, the landscape treatment shall reflect the landscape treatment of the surrounding parcels. 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 was not submitted with the application materials. Additional information is required prior to accepting the plat for recording. Section 23-3-250.A.6 Areas used for trash collection shall be screened from public rights-of-way and all adjacent properties. These areas shall be designed and used in a manner that will prevent wind- or animal-scattered trash. The application materials identify the location of the dumpster on the plat. Future submittals shall delineate the screened enclosure as outlined in this Section of the Code. Section 23-3-250.A.7 Water Supply. Uses shall have an adequate source of potable water. The application materials state that water is provided by a domestic well. For this facility, a Commercial Well is required, however, there was no evidence of a commercial well permit in the referral documents. The applicant shall provide written evidence that commercial well is 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 materials do not indicate floor drains in the two 100x200 SF structures. 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 that a fence is located at the perimeter of the property. Given the nature of this proposed business, a perimeter opaque fence is required. The applicant shall submit documentation as to how the outside storage will be screened from public rights-of-way and all adjacent properties. Section 23-3-350.B. Operation Standards. Uses shall demonstrate conformance with the following operation standards to the extent that they are affected by location, layout and design prior to construction and operation. Once operational, the operation of the Uses permitted shall conform to these standards. Section 23-3-350.B.1 Noise. Uses and structures shall be located, designed and operated in accordance with the noise standards as established in Section 25-12-101 C.R.S. The applicant shall meet the established standards set by the Weld County Department of Public Health and Environment. Section 23-3-250.6-2 Air Quality. Uses shall be located, designed and operated in accordance with the air quality standards established by the Colorado Air Pollution Control Commission. The applicant shall meet the established standards set by the Weld County Department of Public Health and Environment. Section 23-2-250.6.3 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 23-2-250.6.4 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 Fort Lupton Fire Protection District stating that the facility is in compliance with the Fire Code. Section 23-2-250.6.6 Light. Any lighting, including light from high temperature processes such as welding or combustion, shall be designed, located and operated in such as manner as to meet the following standards: sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent properties; neither the direct nor reflected light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets; and no colored lights may be used which may be confused with or construed as traffic control devices. The application materials did not include a Lighting Plan. Should exterior lighting be a part of this facility, all light standards shall be delineated on the Site Plan Review Plat. Section 23-2-250.6.7 Property Maintenance. Property shall be maintained in such a manner that grasses and weeds are not permitted to grow taller than twelve (12) inches. In no event shall the property owners allow the growth of noxious weeds. The application materials do not address property maintenance. Future correspondence shall identify how the property will be in compliance with this Section of the County Code. Section 23-4-50. Off Street Loading. The applicant shall delineate on the Site Plan Review plat the location of the loading zone that is in compliance with Section of the Code. There shall be parking or staging of trucks within the public 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. The applicant shall enter into an Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for all transportation (access drive, parking areas, etcetera) and non-transportation (plant materials, fencing, screening, etcetera). The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the Site Plan Review plat. reitzt;), Weld County Referral January 8, 2004 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review, (Oil & Gas Support& Services) in the A (Agricultural) Zone District. Legal Part of the NW4 of Section 29, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business (CR 27); approximately 1/4 mile south of CR 6. Parcel Number 1471 29 200115 & 1471 29• 200113 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 16, 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. See attached letter. Comments: Signature _�1•7/ j/ Date � y ,Z c;C, '77" Agency ,. �u A. /IA t, levti 4 `r�1 +Weld County Planning Dept. +1555 N. 11th 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, CO80631,44 WEBSITE: www.co.weld.co.us Phone (970) 353-6100, Ext. 3540 ' Fax (970) 304-6498 C. COLORADO January 29, 2004 Kenneth Shannon Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review, (Oil & Gas Support & Services) in the A (Agricultural) Zone District. USR-1458 There are no active or historical building permits on record for this parcel. 1. Separate building permits shall be obtained prior to the construction of any building. A plan review is required for each permit. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for the permit. 2. The buildings shall 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. 3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. Current adopted codes include the 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. 4. Building height, protection of walls and openings and separation of buildings of mixed occupancy classifications shall be in accordance with the Building Code. Setback and offset distances shall be determined by the Zoning Ordinance. 5. Building height shall be measured in accordance with the Building Code for the purpose of 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. 6. A Flood Hazard Development Plan shall be submitted for buildings constructed within the 100-year flood plain. Service,Teamwork, Integrity,Quality Page 2 Please contact me for any further information regarding this project. Sin�l�� Jeff Reif Building Official Service,Teamwork, Integrity,Quality I Pi Weld ounttc rRnin Department Kit 0 GREELEY OFFICE _, Weld County Refettar" REEIVED J nuary , 2004 111gC. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review, (Oil & Gas Support& Services) in the A (Agricultural) Zone District. Legal Part of the NW4 of Section 29, T1 N, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business (CR 27); approximately 1/4 mile south of CR 6. Parcel Number 1471 29 200115 & 1471 29 200113 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 16, 2004 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ IN have reviewed the request and find no conflicts with our interests. ee attached letter. Comments: Signature a (/�S Qv _ / /Date a : _/J Agency ❖Weld County Planning Dept. +1555 N. 11th 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 January 21, 2004 CASE NUMBER: USR-1458 PROJECT: Site Specific Development Plan and Special Review Permit for Use by Special Review(Oil &Gas Support& Services) PLANNER: Jacqueline Hatch NRCS REPESENTATIVE: Gene Backhaus,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 two proposed commercial building parcels are located on Altvan loam (1) soil. For building foundations with or without basements, Altvan soil has moderate limitations due to its shrink-swell potential. For sanitary septic system absorption fields, the Altvan soil has slight limitations. PRIME FARMLANDS: When irrigated,the Altvan soil is considered `prime farmland'. SOIL EROSION POTENTIAL: Altvan soil has moderate 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. At the conclusion of construction activities, disturbed areas should be stabilized with perennial vegetation, gravel or asphalt. The application does not address re-vegetation of the two runoff detention areas on the north and south parcels. These areas should be re-vegetated immediately following completion,or as appropriate depending on weather and season. Our recommendation for seeding the runoff detention areas as soon as possible is based on soil erosion,both from a wind and water standpoint, as well as from a weed standpoint. Weeds are very invasive and move into disturbed areas quickly. Some of these can be noxious weeds and would require control based on the state noxious weed list. By seeding the runoff detention areas, the chances for weed invasion will be lessened, as will the potential for erosion. The following seed mix and application rates are recommended for re-vegetation and are based on NRCS "critical area" seeding rates, which are double our normal rates. SPECIES VARIETY PERCENT OF NRCS RATE NRCS MIX RECOMMENDED RATE Western Arriba 40 16.0#/ac 6.4#PLS/ac. Wheatgrass Side Oats Vaughn 25 9.0#/ac. 2.3#PLS/ac. Grama Blue Grama Hachita 20 3.0#/ac. 0.6#PLS/ac. Alkali Sacaton Salado 15 1.5 #/ac. 0.2#PLS/ac. CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT • Our normal recommended seeding dates are November 151 through April 15'h. All seeding should take place on unfrozen soils. A good quality seed drill with an agitator and press wheels is recommended. If seed is broadcast,the above recommended rates would be doubled. We recommend mulching with clean weed free straw or native hay. Mulch should be applied at a rate of 4,000 pounds per acre. After the mulch is applied, it should be `crimped' into the soil to help anchor it. Crimping should be cross slope or on the contour, if at all possible. The State of Colorado has a list of certified weed-free straw available on the intemet or through the local county Extension Service office. The water runoff detention areas are shown with side slopes of 2:1, such a steep slope can make the planting and establishment of cover vegetation difficult. It is recommended that these areas have a 4:1 slope to allow the planting, establishment and maintenance of cover vegetation. OTHER: When areas are disturbed, weed infestation can become a problem. Should this occur,the applicant can contact Kelly Uhing, Vegetation Weed Management 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, feel free to contact the NRCS representative at 303-659-7004. S' ely, District Board of Supervisors • Weld County Planning Dena-`^19nt GREELEY 0Fr'r- JAN $ Q �,^,;41104711416 Weld County litcfprraJD ' January 8, 2004 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as a Use by Special Review. (Oil & Gas Support&Services) in the A(Agricultural) Zone District. Legal Part of the NW4 of Section 29, TIN, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business a 27 ;(CR CR 6. ) pproximately 1/4 mile south of Parcel Number 1471 29 200115 & 1471 29 200113 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 16, 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. O See attached letter. Comments: ,1) .hjJ To cSrt et /t/ /4'9 /° l Z«[v7`.Pcx')iG�t� /2.4/vis /T'xi- /otci1 t n('( J S AJ6=c``/2 10 6'c ..'9,t'4 'fs`Sfct9 Signature / V 7�toy: �.J l c t Date / - a2 - G Agency 2 i-/21`D4 % P/A4c „ +Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 4(970)353.6100 ext.3540 4(970)304-6498 fax 0RT top c;\A lo2 City of ,Mort luptou 18 ,` -l ,36 THE"PROUD TO BE"CITY LA CIL DAIJ"ORGULLOSA DE SEW' "HOKORI NO"MACHI r4101 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 Weld County Planning Department Accountability and Service p GREELEY OFFICE February 10, 2004 FEB 1 2 2004 Planning RECE^ VED Weld County Commission :_ � , , c/o Jacqueline Hatch, County Planner 1555 N. 17th Avenue Greeley, Colorado 80631 Subject: USR-1458 Shannon Oil & Gas Support Services Dear Fellow Planning Commissioners: Thank you for the opportunity to review and comment upon the proposed Use by Special Review Permit. The Fort Lupton Planning Commission met on February 10, 2004 and reviewed the application. As a result of that review, we offer the following comments and concerns relative to the Coordinated Planning Agreement, and other applicable Plans and Policies of the City. Technical issues are addressed by City staff under separate cover. 1. The subject site is outside of the City's Urban Growth Area but 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 applicant proposes to build 42,000 square feet of new buildings and approximately 10,000 square feet of storage compartments. It is the belief of the Fort Lupton Planning Commission that this intensity of industrial development is urban in nature and therefore the Permit should be denied. To put the building area in context, the proposed square footage is roughly equivalent to the size of the new Safeway store in Fort Lupton. 2. The Fort Lupton Transportation Plan shows Weld County Road 27 as an Arterial with 120 feet for right-of-way. The plan proposes that 80 feet be `reserved for future expansion'. If the development is to be approved, the Commission recommends that 80 feet be dedicated now rather than in the future, and expansion and improvement should occur concurrently with this industrial development. WCR 27 is a narrow two-lane road �"` without emergency lanes, shoulders or turn lanes. If this type of development continues USR-1458 Planning Commission Comments Page 2 to be approved along the WCR 27 corridor, as we have seen with recent A to I-3 re- zonings, the road will soon become inadequate to serve the industry and the citizens of Weld County. It is the position of the Commission that development should not precede necessary roadway improvements and development should be held accountable for its impacts. 3. The Commission has a concern about compatibility with the immediate neighborhood. We understand that agricultural production on smaller parcels is less efficient as recognized in the Weld County Comprehensive Plan; however, if the use of these parcels is to change, it may be more appropriate to allow a residential use. There is a compatibility issue given that there are 5 single-family residences that are adjacent or in close proximity to the industrial sites. The site plan does not show the existing surrounding structures and residences that this development will impact. If the site plan contained this information, the potential land use conflict would be clearly demonstrated. Thank you for the opportunity to comment upon this development proposal. The Commission desires to continue working with the County to provide opportunities for business and economic development in a responsible manner. Do not hesitate to contact the Fort Lupton Planning and Building Department if you have further questions. Respectfully, \eirt4- /nig Steve Mitchell Co-chairman, Fort Lupton Planning Commission O FORT (0p704. City effort !Lupton .1 18 , ti 36 THE"PROUD TO BE CITY 7.A CIUDAD"ORGULLOSA DE SER" "HOKORI NO"MACHI FO. Box 148 County of Weld 00L 130 S. McKinley Avenue (303) 857-6694 Fort Lupton, Colorado 80621 Fax (303) 857-0351 Performance,Integrity,Teamwork Accountability and Service Weld County Ha -. CREEL FEB 1 2 2004 February 10, 2004 n C r' CEI Weld County Department of Planning Services 1�C Attention: Jacqueline Hatch 1555 N. 17th Avenue Greeley, Colorado 80631 Subject: USR-1458 Shannon Oil and Gas Support Services Dear Ms. Hatch: Thank you for the opportunity to review the Use by Special Review application and site plan. City staff offers the following comments and recommendations: 1. Fire Protection - City staff asks that the concerns of the Fort Lupton Fire Protection District be addressed. It is our understanding that the Fire Marshall expressed concerns about access to the site and requested more information regarding the use of the buildings. Some of the Fire District requirements may change the site design. Staff would like the opportunity to review any revisions to the site plan that result from Fire District comments or otherwise. 2. Compatibility—It is the opinion of staff that the land use proposed may not be compatible with the immediate neighborhood. While the larger area includes industrial uses, this immediate area functions as a residential neighborhood containing 5 single family residences and agricultural uses. The application states that these smaller parcels are difficult to farm thereby justifying the change in land use; however, the same justification could be used for development of the parcels as estate residential. Given the character of the neighborhood, it may be more appropriate to allow single-family residences to be built on these sites and preserve some of the agricultural land. In general, industrial uses are not compatible with residential uses. If the use is approved, what will be done to address dust, diesel fumes and noise as they impact those existing residences that are adjacent to the site? 3. Access— Staff recommends that the access to the north parcel (Lot B) align with the residential access to the west (1821 WCR 27), and that parcel "C" share access with the parcel to the south so that there would be no additional curb cuts to Weld County Road 27. Will the agricultural access to parcel "C" be closed? 4. WCR 27—City staff recommends that Weld County Road 27, adjacent to the site, be improved to arterial status concurrent with this development and that the necessary right-of-way be dedicated at this time. 5. Railroad Easement— Staff recommends that the detention ponds be constructed on land that is owned by the developer. The ability of the developer to use the railroad right-of-way for stormwater detention is inconsistent with the City's experience in dealing with Union Pacific, and raises many questions. Is it possible to obtain a lease? If so, will the lease be in perpetuity? Will the railroad retain the right to require the developer to remove the improvements so that a second track can be constructed? Where will the detention pond be reconstructed if the lease is terminated? 6. Site Design—Both 20,000 square foot buildings are located approximately 20' from the property lines adjacent to existing single-family residences. Given the incompatibility of industrial and residential uses, staff recommends a substantial buffer with landscaping between this new use and the existing homes. 7. Impacts to Local Surrounding Wells—Staff recommends that all industrial uses be required to connect to a central sewer system. This is the only practical way to regulate and monitor materials that will be disposed. Since no sewer system exists in the area, can the developer ensure that nearby residential wells will not be contaminated? Thank you for the opportunity to comment on this proposal. Do not hesitate to contact our office if you have further questions or need clarification. Sincerely, Brian Grubb, AICP City Planner JRN. 19.2004 8:49M USA SOLUTIONS ') NO.911 P.2 a _ Weld County Referral January 8, 2004 • C. ` U.. COLORADO wr The Weld County Department of Planning Services has received the fo lowing item for review: Applicant Kenneth Shannon Case Number USR-1458 Please Reply By February 9, 2004 Planner Jacqueline Hatch Project Site Specific Development Plan and Special Review Permit for a use permitted as .a Use by Special Review, (Oil &Gas Support&Services) in the A(Agricultural) Zone District. Legal Part of the NW4 of Section 29,T1 N, R66W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to Hwy 85 business (CR 27); approximately 1/4 mile south of CR 6. Parcel Number 1471 29 200115 & 1471 29 200113 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. My response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 46, 2004 C) We have reviewed the request and find that ft does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. • See attached letter. Comments: M 1.............. • Signature Date (—•/>9"-c." ea- Agency Un e Tee, 7 Jai (- tc • • ?c3 7— t 'Z 'f( ('Weld County Planning Dept 01555 N. thth Ave-Greeley,CO.e0631 0(970)353-6100 ext3540 4(970)304-6496 fax - ---JAN. 19.2004 8:49AM USA SOLUTIONS NO.911 P.1 NITER POWER FAX TRANSMITTAL January 19, 2004 TO; WELD COUNTY DEPARTMENT OF PLANNING SERVICES ATTN: JACQUELINE HATCH, PLANNER Phone; 970-353-6100,EXT. 3540 Fax: 970-304-6498 FROM: Al Trujillo, Senior Right Of Way Specialist Phone: 303-637-1241 Fax: 303-637-1338 - I IRESPONSE/RECOMMENDATIONS FOR NON-EXCLUSIVE UTILITY EASEMENTS - I I i. f J 1 1 J l L I I I NAME OF SUBDIVISION FILING RECEIPT OF NOTICE COMMENTslol,i ozi BEFORE URS-1458 N/A JANUARY 16,2004 FEBRUARY 9,2004 1. 10 FT WIDE EASEMENTS AROUND PERIMETERS OF LOT B & PARCEL C. 1 1 1 I I I I I 1 1 I I I I I 1 I I I I I I I I I I J I I J I I I 1 I I 1 I I PLEASE CALL ME DURING THE INTERIM IF I CAN BE OF FURTHER ASSISTANCE ON THIS MATTER. THANKS AGAIN FOR YOUR HELP. A CONSUMER OWNED UTILITY 01/x6/2004 08: 29 402-997-3601 UPRR REAL ESTATE DCT PAGE 01/ 2/ ti UNION PACIFIC IIIIII January 26,2004 Folder 127-50 KENNETH SHANNON PO BOX 843 BRIGHTON CO 80601 RE: Proposed Use by Special Review Application(USR),Weld County,Colorado Case Number:USR-1458 Dear Mr. Shannon: This letter is in response to a January 8,2004 Site Specific Development Plan and USR Application received from Weld County Department of Planning Services for the approval to include the Union Pacific Railroad Company's Right-of-Way to connect two (2) parcels and include proposed detention ponds. It is understood by the Railroad that you are proposing to acquire adjacent property from the Sasaki Family and would like to transfer the Sasaki's leased property into your name. As per the terms of the Sasaki's current lease, any assignment of the lease is subject to review and approval by the Railroad.Please find enclosed a Land Lease Application for your completion and submittal to me at the fax number below. Any change from the current use as agriculture will require the lease terms to be revised,including the annual rent. Lastly,and more importantly,the Railroad will not allow the use of the right-of-way as a detention pond or site for storage of waste motor oil in ASTs. Any development of the adjacent property must include the location of the detention ponds and AST's off of Railroad property. The above uses are against Railroad policy and will not be negotiable. Copy of this letter will be mailed to the County indicating the Railroad's rejection of the proposed County Application as long as it includes the use of the Railroad property for detention purposes or ASTs. r Real Estate UNION PACIFIC RAILROAD 1800 Farnam Street,Omaha, Nebraska 68102 fs. (402) 997-3601 . 01/26/2004 08: 29 402-997-3601 UPRR REAL ESTATE DCT PAGE 02/02 Please give me a call at your earliest convenience so.that we can discuss the above in more detail_ Sincerely, cid4A4ce....... egg A.Larsen Manager Real Estate (402)997-3552 CC: Jacqueline Hatch, Weld County(via facsimile)(t1)°1O1-1 ,-(e4 I Ss Kenneth R.Alles,Alles(via facsimile) Enclosure Jan 16 04 04: lip BRIGHTON FIRE PREY. p. 1 tit; ^R Y H .• �. y .a - � ' r _ 'T J 4 ' _ 'f y Vfl "11.7:a 444441 1 7 r: �. ..,ei14" \,1. rtWa GREATER BRIGHTON FIRE PROTECTION DISTRICT 425 south-Maur Street Brightwy Colorado-60601 Phone:303-65,4101 Far-659-6103 FACSIMILE TRANSMISSION DATE: 1-16-2004 FAX NUMBER: 970-304-6498 TO:- Weld County Department of Planning Services ATTENTION: Jacqueline Hatch FROM: Lt. Rand Sheldon Number of pages being sent(including this pager: THE ORIGINAL WILL WILL NOT x FOLLOW. URGENT: YES X NO IF THERE IS-A-PROBLEM WITH THIS TRANSMISSION, PLEASE CALL 303-659-4101 Confidentiality: the-information contained in-this facsimile message is legally privileged. Confidential information or work product-intended-only for the-use.ofthe individual or entry above. if the reader of this message is not the recipient you are hereby rtn ified that any use, dissemination,.distribution or coping of thistelecopy is strictly prohibited. If you have received this telecopy in_error, please immediately notify the sender by telephone and return the original message to us..at the address above via United.Postal Service. MESSAGE: RE: ERR-1458 Jan 16 04 04: 12p BRIGHTON FIRE PREY. p. 2 / IA.GHTp GREATER BRIGHTON FIRE ti �' PROTECTION DISTRICT i ' s ;i 425 South Main Street R i_� • S 44//• 1 Brighton, Colorado 80601 E T \,la • ,�, gbtpdadmin@uos.net PRor` "' Weld County Department of Planning Services January 16, 2004 c/o Jacqueline Hatch 1555 North 17th Avenue Greeley, Colorado 80631 Subject: Case#USR-1458 The following comments are made to the above noted plan review. The Uniform Fire Code, 1997 Edition, governs these comments and resulting requirements and other codes or standards referenced within the Fire Codes. General Comments: 1. Greater Brighton Fire Protection District will provide fire service, not Fort Lupton as noted, Item 5 subset g. 2. WCR 27 addressing shall be provided on the office and at the access for Parcel C, as well as, the access and building on Lot B due to the apparent lack of contiguous ownership. Size of numbers to be 5 inches tall and a width of 3/4 inch on a contrasting backboard. 3. Access roads shall be provided to the site; capable of supporting Fire District Apparatus; 20 feet minimum width; all weather construction. 4. Fire apparatus access roads shall be provided to within 150 feet of any exterior portion of any building as measured by an approved route. Should there be any questions concerning these requirements, please do not hesitate to call this office. Thank you. Respectfully, "Pea Lt. Rand Sheldon Fire Prevention.Office.. Phone#3o3-659-41m Fax#303.659-4103 Hello