HomeMy WebLinkAbout20042585.tiff Weld County Planning Department
GREELEY OFFICE RECEISJ D
JUN 2 5 2002 JUN 1 3 2002
RECEIVEDPU \,‘,9.-LO
LIC WORKS DEPT
Kit �` '�■� Weld County Referral
ip
June 11, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Beau Rappell and Jed Case Number USR-1393
Rappell
Please Reply By July 2, 2002 Planner Lauren Light
Project A Site Specific Development Plan and a Special Review Permit for a commercial
roping arena (indoor/outdoor) in the A (Agricultural)Zone District.
Legal Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th P.M., ,
Weld County, Colorado.
Location East and adjacent to WCR 55; north and adjacent to WCR 70.
Parcel Number 0801 10 300045
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
❑ 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.
XSee attached letter.
Comments:
Signature 4411.. Date 4 ont
Agercy UJ Adata
'Weld County Planning Dept. •>1555 N. 17th Ave. Greeley, CO.80631 4(970)353-6100 ext,3540 •(970)304-6498 fa
EXHIBIT
2004-2585 I "t
MEMORANDUM
Willi TO: Lauren Light, Planner DATE: June 21, 2002
FROM: Donald Carroll, Engineering Administrator
COLORADO• SUBJECT: USR-1393, Beau Rappel) and Jed Rappell
The Weld County Public Works has reviewed this proposal; this project falls primarily under the
purview of the Use by Special Review Standards. Weld County Code, Chapter 23, Article II,
Division 4, Section 23. Our comments and requirements are as follows:
COMMENTS:
WCR 70 and WCR 50 are designated on the Transportation Plan Map as local gravel roads, which
require 60-foot rights-of-way at full build out. Both roads presently have a 60-foot right-of-way, and
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 is measured from the future right-of-
way line.
Average Daily Traffic Counts: WCR 55 between WCRs 70 and 72 had a traffic count of 205
vehicles per day taken in a 24-hour period on 10/15/2001. WCR 70 between WCRs 53 and 57 had
a traffic count of 41 vehicles per day taken in a 24-hour period on 7/21/1997.
The proposed commercial riding arena (indoor/outdoor) currently exists and appears to be used
for that purpose. There is adequate gravel to accommodate the access and off-street parking.
Storm Water Drainage: I spoke with the applicant on my site visit . He indicated that run off the
building or parking lot would flow northeast and be captured into the applicant's irrigation ditch.
From there, it flows south to the County borrow pit into the historical drainage pattern. He claimed
that the flow would not impact any adjacent properties.
REQUIREMENTS:
On the plat drawing, the applicant identified the additional access adjacent to WCR 70 and WCR
55. This access point does not exist in the field. Please remove this prior to recording the final
plat.
Storm Water Drainage: Any additional run-off created by the livestock holding pins on the west
and north ends of the arena section should be referred to the Weld County Health Department.
Circulation: There appears to be adequate circulation around the arena. The circulation is
required to flow as not to block any existing alley ways or driveways with vehicles.
Lauren Light, Planner
June 21, 2002
Page 2
Off-Street Parking: The off-street parking and access alley ways are surfaced with gravel and
are adequately graded and drained. There is an adequate parking area to accommodate pickups
outfitted with horse trailers and tractor trailers. I recommend separating the parking for pickups
with horse trailers/tractor trailers from the cars. The applicant should identify on the plat a parking
and circulation scheme.
pc: USR-1393
M:\WPFILES\DON-C\1-USR.WPD
0
MEMORANDUM
jfe, TO: LAUREN LIGHT, PLANNING SERVICES
' FROM: CHARLOTTE DAVIS, ENVIRONMENTAL SERVICES ,1t V
C. T SUBJECT:USR-1393
BEAU RAPPELL AND JED RAPPELL
DATE: 07/8/2002
COLORADO CC.
Environmental Health Services has reviewed this proposal for a commercial roping
arena (indoor/outdoor). We have no objections to the proposal, however,in reviewing
the application we observed that the applicant is proposing portable toilets to be used.
The proposed sewage disposal facilities does not comply with the Weld County Code
(30-2-10). The Weld County Code states that the owner shall supply an adequate,
convenient, sanitary toilet and sewage disposal system where people live or work or
congregate.
We recommend that the following requirements be met prior to allowing the plat to be
recorded:
1. Submit a dust abatement plan to the Environmental Health Services, Weld
County Department of Public Health & Environment, for approval prior to
operation.
2. The applicant shall submit a manure and stormwater management plan to the
Weld County Department of Public Health and Environment for review and
approval. The plan should describe how manure generated on site will be
stored, managed, removed, land applied, etc. The plan should also describe the
fate of any stormwater that may come into contact with manure.
3. All septic systems located on the property shall have appropriate permits from
the Weld County Department of Public Health & Environment. The
Environmental Health Division of the Weld County Department of Public Health &
Environment was unable to locate a septic permit for a house located on this
property. Any existing septic system(s) which is not currently permitted through
the Weld County Department of Public Health & Environment will require an
I.S.D.S. Evaluation prior to the issuance of the required septic permit(s). In the
event the system(s) is found to be inadequate, the system(s) must be brought
into compliance with current I.S.D.S. regulations.
4. In accordance with the Above Ground Storage Tank Regulations (7 CCR 1101-
14) a spillage retention berm shall be constructed around the tank battery. 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
5. The applicant shall submit a waste handling plan, for approval, to the
Environmental Health Services Division of the Weld County Department of Public
Health & Environment. The plan shall include at a minimum, the following:
1) A list of wastes which are expected to be generated on site (this
should include expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored on
site.
3) The waste handler and facility where the waste will be disposed
(including the facility name, address, and phone number).
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 roping arena
and shall be installed according to the Weld County Individual Sewage Disposal
Regulations. The septic system is required to be designed by a Colorado
Registered Professional Engineer according to the Weld County Individual
Sewage Disposal Regulations.
We recommend that the following requirements be incorporated into the permit as
"development standards":
1. The applicant shall remove, handle, and stockpile manure from the livestock area
in a manner that will prevent nuisance conditions. The manure piles shall not be
allowed to exist or deteriorate to a condition that facilitates excessive odors, flies,
insect pests, or pollutant runoff. The manure storage site shall have a water-tight
surface which does not permit seepage or percolation of manure pollutants into
the ground.
2. The facility shall have sufficient equipment available to implement dust control as
required by the Weld County Department of Public Health and Environment.
3. The facility shall maintain compliance with the Confined Animal Feeding
Operation Regulations (5 CCR 1002-19).
4. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
2
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.
5. 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.
6. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, blowing debris, and other potential nuisance conditions.
7. Animal and feed wastes, bedding, debris and other organic wastes shall be
disposed of so that vermin infestation, odors, disease hazards, and nuisances
are minimized. Such wastes shall be removed at least weekly from the facility
and disposed by a commercial hauler.
8. Fugitive dust shall be controlled on this site. The facility shall be operated in
accordance with the approved dust abatement plan at all times.
9. 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.
10.The facility shall utilize the existing public water supply.
11.The applicant shall maintain compliance with the Confined Animal Feeding
Operation Regulations (5 CCR 1002-19).
12.The applicant shall operate in accordance with the approved "waste handling
manure and stormwater management plans".
13.Adequate handwashing and toilet facilities shall be provided for employees and
patrons of the facility.
14.Any septic system located on the property must comply with all provisions of the
Weld County Code, pertaining to Individual Sewage Disposal Systems.
15.If applicable, the applicant shall obtain a stormwater discharge permit from the
Colorado Department of Public Health & Environment, Water Quality Control
Division.
16.A permanent, adequate water supply shall be provided for drinking and sanitary
purposes.
3
•
Weld County Referral
June 11, 2002
COLORADO
The Weld County Department of Planning Services has received the following item for review:
•
Applicant Beau Rappell and Jed Case Number USR-1393
Rappell
Please Reply By July 2, 2002 Planner Lauren Light
Project A Site Specific Development Plan and a Special Review Permit for a commercial
roping arena (indoor/outdoor) in the A(Agricultural)Zone District.
Legal Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th P.M.,
Weld County, Colorado.
Location East and adjacent to WCR 55; north and adjacent to WCR 70.
Parcel Number 0801 10 300045
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ }fie have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature {�� /04
Date COQ
,Agency
:•Weld Ccunty Planning Dept. :•1555 N. 17th Ave. Greeley, CO.80631 (970)353-6100 ext.3540 +(970)304-6498 fax
rs 4ffitale DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
111kFax (970) 304-6498
COLORADO
August 26, 2002
Beau Rappell and Jed Rappell
A Site Specific Development Plan and a Special Review Permit for a Commercial roping arena,
(indoor and outdoor) the A (Agricultural) Zone District.
USR-1393
1. A building permit shall be obtained for the arena building.
2. A plan review is required. 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 1997 Uniform Building Code, 1998
International Mechanical Code, 1997 International Plumbing Code, 1999 National Electrical
Code and Chapter 29 of the Weld County Code.
4. The arena will probably be classified as an A-2.1 or an A-3 occupancy. Due to this
occupancy classification, a fire alarm system as well as a fire-extinguishing (sprinkler) system
will be required.
5. The 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. Since the building is existing,
letters from a Colorado registered engineer with the results of an investigation about the
foundation and it's suitability for the arena building may be submitted to the Building Official for
his review and approval.
6. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Floor
area shall be limited to the maximum area allowed in UBC Table 5-B. (Note that the maximum
allowable size of this building will depend on the occupancy classification, the type of
construction and type of fire-extinguishing system installed.) Wall and opening protection and
limitations shall be in accordance with UBC Table 5-A. Separation of buildings of mixed
occupancy classifications shall be in accordance with UBC Table 3-B and Chapter 3. Setback
and offset distances shall be determined by the Zoning Ordinance.
Service,Teamwork, Integrity,Quality
Page 2
7. Building height shall be measured in accordance with the 1997 Uniform Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 27 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
8. A Flood Hazard Development Permit shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
-C7P-04
Jeff Reif
Building Official
Service,Teamwork, Integrity,Quality
MEMORANDUM
. To: Chris Gathman July 25, 2003
COLORADO From: Jeff Reif, Building Official
Subject: Rappell Arena, USR-1393
I conducted a site visit on Tuesday, July 22, 2003 to check the use and condition of a building
at this location. The one store wood frame building was apparently constructed and used
originally as a bunk house. Although it was converted into a storage building and garage at
some time in the past, it is currently being used as a dwelling for Jed Rappell. Mr. Rappell said
he is moving to Canada on August 15, 2003, and the building will be converted to a storage
building for personal use as well as a small office for Beau Rappell.
The Building Inspection Department will require that a building permit be obtained when this
building is converted into a personal storage/office use. The structure appears to be well built
and adequate for this intended use, therefore the only inspections that will be needed will be to
establish the use of this building.
•
Weld County Referral
June 11, 2002
111
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Beau Rappell and Jed Case Number USR-1393
Rappell
Please Reply By July 2, 2002 Planner Lauren Light
Project A Site Specific Development Plan and a Special Review Permit for a commercial
roping arena (indoor/outdoor) in the A (Agricultural)Zone District.
Legal Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th P.M.,
Weld County, Colorado.
Location East and adjacent to WCR 55; north and adjacent to WCR 70.
Parcel Number 0801 10 300045
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
❑ 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.
JUL See attached letter.
Comments:
Signature Date UI\31oa
Agency 71511^` Cep
+Weld County Planning Dept. :•1555 N. 1?H- Ave. Greeley, CO. 30631 •i(970)353-6100 ext.3540 +1970)304-6498 fax
7
MEMORANDUM
To: Lauren Light, Planner June 13, 2002
WIDC From: Bethany Salzman, Zoning Compliance Officer
COLORADO Subject: USR-1393
Upon review of my computer and files, the following violation was noted (VI-0100166). The violation is in
regards to a roping/riding arena(Rappels Arena)without an approved and recorded Use by Special Review permit;
therefore, if approved and once recorded this violation would be closed.
Please be advised that this case has already appeared before the Board of County Commissioners on the 9'"day
of April, 2002.
The Board referred the violation to the County Attorney's office to proceed with immediate legal action. Since
a "USR"application was submitted, this case was put on hold, pending the outcome. If denied this case will be
forwarded back to the County Attorney's office, to proceed with legal action.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
MEMORANDUM
TO: Lauren Light, Planner II
COLORADO DATE: June 16, 2002
FROM: Kim Ogle, Planner III �c
SUBJECT: USR 1393, An Indoor and Outdoor Roping Arena
Beau and Jed Rappel, applicants
Site Design and Landscape Referral
The Department of Planning Services has reviewed this application and has the following
comments:
The application states that there may be approximately one hundred (100) people and
approximately two hundred (200) animals (100 roping cattle and 100 horses) on site at any
time. Both people and animals are to arrive on site via pick-ups with trailers and personal
vehicles.
Section 23-2-240.A.6 and Section 23-3-250.A.2 of the Weld County Code address the issue of
parking. Section 23-3-250.A.2 states "Parking. Sufficient screened, off-street, paved parking
areas shall be provided in the Commercial Zone Districts to meet the requirements of
employees, company vehicles, visitors and customers of the Uses Allowed by Right and
accessory uses." Appendix 23-B addresses the parking requirement. For an Indoor and
Outdoor Roping Arena, of approximately 70,000 square feet, the required parking for this
facility shall be one parking stall for each five hundred (500) square feet of facility. In this
situation, total parking shall be one hundred (140) spaces, of which fifty (50) spaces shall be for
trailers. The minimum dimension shall be ten (10) feet in width and thirty-five (35) feet in length
and shall be unobstructed from the surface to a height of at least fifteen (15) feet. The applicant
shall submit a parking layout plan for review by the Departments of Planning Services, Public
Works and the Emergency responder for this area. Written evidence of approval shall be
submitted to the Department of Planning Services.
The applicant shall adhere to the minimum requirements design standards of the Americans
with Disabilities Act specific to accessible sites and exterior facilities: new construction.
Points of ingress and egress and storm drainage shall be addressed by the Department of
Public Works.
The applicant is not proposing any landscaping for the facility. 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. It is
unclear from the applicant's drawing whether the property is landscaped.
Section 23-3-250.A.5.b 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. Sidewalks and driveways may pass through the required
landscaped areas. It is unclear from the applicant's drawing whether the property is
landscaped as noted. Written and /or graphic evidence shall be submitted to the Department of
Planning Services for review and approval.
Section 23-3-250.A.6 states "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." It is unclear from the applicant's drawing
whether the trash collection area is screened from the public rights-of-way and adjacent
properties. Written and /or graphic evidence shall be submitted to the Department of Planning
Services for review and approval.
Section 23-3-250.A.9 addresses "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." It is unclear from the applicant's drawing whether there is an area for
outdoor storage. Written and /or graphic evidence shall be submitted to the Department of
Planning Services for review and approval.
Section 23-3-250.B addresses Operation Standards. Section 23-3-250.B.6 addresses the
issues of 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." It is unclear from the applicant's drawing whether there is an any exterior lighting.
The applicant shall provided written and /or graphic evidence to the Department of Planning
Services for review and approval. A Lighting Plan may be required.
Section 23-3-250.B.7 states "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. (Weld County Codification Ordinance 2000-1)
The USR Plat shall be drawn at a scale of 1"=100 feet or 1"=200 feet. If necessary, a detailed
enlargement of an area may be delineated at a larger scale. The Location/Vicinity Map shall be
drawn at 1"=2000 feet.
end memorandum.
Weld County Planning Department
• GREELEY OFFICE
JUL 0 3 2002
rs RECEIVED
Weld County Referral
iJune 11, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Beau Rappell and Jed Case Number USR-1393
Rappell
Please Reply By July 2, 2002 Planner Lauren Light •
Project A Site Specific Development Plan and a Special Review Permit for a commercial
roping arena (indoor/outdoor) in the A (Agricultural)Zone District.
Legal Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th P.M.,
Weld County, Colorado.
Location East and adjacent to WCR 55; north and adjacent to WCR 70.
Parcel Number 0801 10 300045
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.
Weld County Planning Commission Hearing (if applicable) August 6, 2002
❑ 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: .1
\i'0-1A:k CkAAJ.' C (PC ck ( PIA ( kj VC S i C( " Li {
ILA aktx0 ka, tetp w ti % is IAA 1 S o t
Signature �L \� , �JU „Ip Date 1 `- ) 3-0dt Agency L J'{ kyc\ (\ l')
'Weld County Planning Dept. •:x1555 N. 17th Ave. Greeley, CO.80631 •:•(970)353-6100 ext.3540 +(970)304-6498 fax
Weld Count pl;..- invent
JUL u 2002
RECEIVED
MEMORANDUM
To: Lauren Light
From: Ken Poncelow
Date: July 3, 2002
Subject: USR- 1393
The sheriff's office has no concerns with this plan review. 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.
N,
GALETON VOLUNTEER FIRE DEPT
P.O. BOX 697 GALETON, COLORADO 80622
Weld County Planning Department
GREELEY OFFICE
JUL 0 2 2002
July 1,2002 RECEIVED
Weld County Planning Dept.
1555 N. 17th Ave.
Greeley,Co. 80631
Re: Property Owner Beau Rappel and Jed Rappel
Authorized Agent: Tim Clancy of Witwer, Oldenburg,Barry and Bedingfield.
Fire and Rescue lane(s)
901.4.2 Fire apparatus access roads. When required by the inspector or other member
of the fire dept., approved signs or other approved notices shall be provided and
maintained for fire apparatus access roads to identify such roads and prohibit the
obstruction thereof or both.
902.2.4 Obstruction and control of fire apparatus access.
902.2.4.1 General. The required width of a fire apparatus access road shall not be
obstructed in any manner, including parking of vehicles.
The two(2)entrances into the property shown on this map will remain open and
uncompromised at all times. A twenty(20)foot lane(preferably paved or of concrete)
gravel lane is acceptable but will need to be slightly sloped to allow water run off.will run
atleast(140)feet infront of the original arena and will also be kept clear. Loading or
unloading of livestock is acceptable. This lane will be marked and kept open.
Sincerely,
Thomas M. Moore
Galeton Fire Capt.
GALETON FIRE PROTECTION DISTRICT
EXISTING ' PROPOSED
OUT-DOOR
ARENA I ARENA
EXSISTING RD KEEP OPEN
TO WCR 55
20FT
PROPOSED FIRE/RESCUE LANE
ATLEAST 140 FT
22 FT
MINIMUM
ACCESS
LANE
WCR 70
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