HomeMy WebLinkAbout20041151.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Farmland Reserve, Inc. Case Number USR-1441
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
` Requests for continuances (c://aVc-:) 'r "Atom/)v)
Department of Planning Services Field Check Form (r/4/oy)
Planning Commissioner Mokray Field Check Forms cr 8/re/o.) > iz/ie/o
Letters to Applicant (gj y/o r-v/../c i)
Affadavit of sign posting and photograph
Legal Notifications
2 Application X
Maps
Deeds/Certificate of Conveyance
Surrounding Property/Mineral Owners
Utilities
Soil Survey
3 Referral List X
Referrals without comments
Town of Kersey, referrals received 1/7/2004 and 9/4/03
4 Referrals with comments X
• Colorado State University, Department of Bio-agricultural Sciences and Pest
Managements, referral received 2/4/2004
Weld County Department of Public Works, referrals received 1/14/2004 and
8/29/2003
Weld County Department of Public Health and Environment, referrals received
1/13/2004, 9/9/2003 and 3/2/2004
\ Weld County Sheriff's Office, referrals received 1/9/2004 and 9/16/2003
Union Colony Fire Rescue, referrals received 12/29/2003 and 8/18/2003
Weld County Building Inspection, referrals receivedl2/23/2003 and 9/7/2003
Weld County Zoning Compliance, referrals received 12/15/2003 and 8/4/2003
Colorado Department of Transportation, referrals received 8/13/2003 and m
1/30/2004
West Greeley Soil Conservation District, referrals received 12/19/2003 and W
8/11/2003
City of Greeley, referral received 1/13/2004 and 9/3/2003
awn
2004-1151
Greeley-Weld County Airport, referrals received 12/29/2003 and 8/7/2003
Colorado State University, Manure Specialist, referral received 3/1/2004 x
5 Surrounding Property Owners- Letters
N-
t.. Letter from Murata Farms, LLC, dated 1/22/2004 x
5b Letter from Melvin Dinner, dated 1/28/2004 x
5r_ Letter from Giffin Holder Company, received 1/28/2004 x
64 Letter from Bliss Produce Company, dated 1/29/2004 x
5, Letter from Fagerberg Produce Company, dated 2/1/2004 x
54 Letter from Melvin Dinner, dated 2/2/2004 x
53 Letter from Murata Farms, LLC, dated 2/17/2004 x
Letter from Jensen Onion, received 2/23/2004 x
3; Letter from Snyder Livestock Company, dated 2/21/2004 x
5� Letter from Henry and Lola Jo Lauck, dated 2/23/2004 x
SK Letter from Grffin Holder Company, received 2/26/2004 x
Sf E-mail from Molly Murata/Trevor Suslow, University of California, dated 2/27/2004 x
.• t.5 O) Additional information submitted by Brian Murata, received 2/23/2004 x
,�- 5,n E-mail from Molly Murata/Elmer W. Koneman, John W. Foster, received 3/1/2004 X
Production Practices as Risk Factors in Microbial Food Safety of Fresh and Fresh- X
5 o Cut Produce, submitted by Molly Murata, received 3/1/2004
6 PC Exhibits
N 6a Environmental Assessment-Veenhuizen x
• 6b Resume Veenhuizen x
6c Microbiological x
• 6d LW miller letter
x
\ 6e Murata farms
x
• 6f Photograph of submitted onions x
I hereby certify that the 6 items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing.
1 /GL Zi /7/7////L44
Sheri Lockman 4• Planner II
az-r;
WIIB�. LAND USE
APPLICATION
SUMMARY SHEET
COLORADO
Case Number: USR-1441 Hearing Date: March 2, 2004
Applicant: Farmland Reserve, Inc. Planner: S Lockman
Address: do Lauren Light, AGPROfessionals, LLC
4311 Highway 66, Suite 4
Longmont, CO 80504
Request: A Site Specific Development Plan and a Special Review Permit for a business
permitted as a use by right or an accessory use in the Commercial Zone District
(agricultural truck terminal and wash) in the A (Agricultural) Zone District.
Legal Description: Part of Lot B RE-1901, being part of the W2 E2 of Section 1, T5N, R65W
of the 6th P.M., Weld County, CO
Location: North of and adjacent to State Highway 263; 1/4 mile west of County Road 49
Size of Parcel: 10 +/- acres Parcel Number: 0961 01 100121
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld
County Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Zoning Compliance, referrals received 12/15/2003 and 8/4/2003
• Weld County Department of Public Health and Environment, referrals received 1/13/2004,
9/9/2003 and 3/2/2004
• Weld County Department of Public Works, referrals received 1/14/2004 and 8/29/2003
Weld County Building Inspection, referrals received12/23/2003 and 9/7/2003
Colorado Department of Transportation, referrals received 8/13/2003 and 1/30/2004
Town of Kersey, referrals received 1/7/2004 and 9/4/03
• City of Greeley, referral received 1/13/2004 and 9/3/2003
West Greeley Soil Conservation District, referrals received 12/19/2003 and 8/11/2003
•
Greeley-Weld County Airport, referrals received 12/29/2003 and 8/7/2003
•
• Weld County Sheriff's Office, referrals received 1/9/2004 and 9/16/2003
Union Colony Fire Rescue, referrals received 12/29/2003 and 8/18/2003
• Colorado State University, Department of Bio-agricultural Sciences and Pest Managements,
referral received 2/4/2004
Colorado State University, Manure Specialist, referral received 3/1/2004
USR-1441 Farmland Reserve 1 EXHIBIT
I • ' SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
WI`�DC.
COLORADO
Case Number: USR-1441 Hearing Date: March 2, 2004
Applicant: Farmland Reserve, Inc. Planner: S Lockman
Address: do Lauren Light, AGPROfessionals, LLC
4311 Highway 66, Suite 4
Longmont, CO 80504
Request: A Site Specific Development Plan and a Special Review Permit for a business
permitted as a use by right or an accessory use in the Commercial Zone District
(agricultural truck terminal and wash) in the A (Agricultural) Zone District.
Legal Description: Part of Lot B RE-1901, being part of the W2 E2 of Section 1, T5N, R65W
of the 6th P.M., Weld County, CO
Location: North of and adjacent to State Highway 263; 1/4 mile west of County Road 49
Size of Parcel: 10 +/- acres Parcel Number: 0961 01 100121
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS
REQUEST BE APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-
260 of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 --The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect. Section 22-2-60.A.3 (Agricultural
Policy 1.3.) states "Allow commercial and industrial uses, which are directly related to,
or dependent upon agriculture, to locate within the A (Agricultural) Zone District when
the impact to surrounding properties is minimal, and where adequate services and
infrastructure are currently available or reasonably obtainable. The proposal is for the
parking and washing of trucks which are used for hauling livestock. Letters have been
received from surrounding property owners stating that the facility will contaminate
vegetable storage areas,however, little scientific evidence has been included to confirm
these claims.
USR-1441 Farmland Reserve 2
•
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.R of the Weld County Code provides for a
business permitted as a use by right or an accessory use in the Commercial Zone
District as a Use by Special Review in the A (Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses. Surrounding properties are agricultural in nature with
very few homes in the proximity. Letters have been received from surrounding property
owners stating that the facility will contaminate vegetable storage areas, however, little
scientific evidence has been included to confirm these claims. Staff has included a
Screening Plan, Dust Abatement Plan and Odor Plan as conditions of approval. The
Plans along with the remaining Conditions of Approval and Development-Standards
should ensure the impact to surrounding properties is minimal.
D. Section 23-2-220.A.4 --The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities. The site lies within the three mile referral are for the Town of
Kersey and the City of Greeley. In a referral response dated January 7, 2004, the Town
of Kersey indicated no conflict with their interests. In a referral response dated January
9, 2004, the City of Greeley has requested conditions regarding outdoor storage,
screening, landscaping, access drives, parking areas, building architecture treatments
and buffering surrounding properties. A Condition of Approval has been included which
requires the applicant to attempt to address the City's concerns.
E. Section 23-2-220.A.5 -- The site lies within the Airport Overlay District. A Condition of
Approval has been included which requires the applicant to contact the Greeley-Weld
County Airport to determine if an aeronautical study will be required on any vertical
structures proposed for the site.
Effective January 1, 2003, Building Permits issued on the lot will be required to adhere
to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use. The site is
designated "Irrigated Land - Not Prime" by the USDA Soil Conservation Services.
G. Section 23-2-220.A.7--The Design Standards(Section 23-2-240,Weld County Code),
Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval
and Development Standards ensure that there are adequate provisions for the
protection of health, safety, and welfare of the inhabitants of the neighborhood and
County.
USR-1441 Farmland Reserve 3
.... .. ....
This recommendation is based, in part, upon a review of the application materials submtted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to scheduling the Board of County Commissioners hearing:
A. The applicant has not delineated any on-site sign(s). If applicable, and an on-site
sign(s) is desired, the applicant shall submit a sign plan to the Department of Planning
Services. If no sign plan is submitted the site shall adhere to Section 23-4-90.A and .B
of the Weld County Code which states one identification sign per principal use shall be
allowed, provided that the sign does not exceed sixteen (16) square feet in area per
face. (Department of Planning Services)
2. Prior to recording the plat:
A. All pages of the plat shall be labeled USR-1441. (Department of Planning Services)
B. The plat shall meet all criteria as listed in Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
C. The applicant shall attempt to address the City of Greeley's concerns as outlined in a
referral response dated January 9, 2004. Written evidence shall be submitted to the
Department of Planning Services. (Department of Planning Services)
D. The applicant shall submit written evidence to the Department of Planning Services that
the following Weld County Department of Public Health and Environment conditions
have been met to their satisfaction:
1) The applicant shall submit evidence of an Underground Injection Control (UIC)
Class V Injection Well permit from the Environmental Protection Agency(EPA)for
any vehicle maintenance facility located on the site that is equipped with a floor
drain. Alternately, the applicant can provide evidence that they are not subject to
the EPA Class V requirements. (New EPA rule effective 4/5/2000).
2) The applicant shall submit a dust abatement plan to the Environmental Health
Services, Weld County Department of Public Health & Environment, for approval
prior to operation.
3) The impoundment is subject to Regulation No. 61 of the Water Quality Control
Commission of the Colorado Department of Public Health & Environment. The
facility shall provide evidence to the Weld County Department of Public Health
and Environment that it has either applied for a CDPS permit or a waiver.
4) A detailed design and operation plan for the trailer wash shall be submitted to the
Weld County Department of Public Health&Environment for review and approval.
The plan shall be reviewed and stamped by a registered professional engineer
and demonstrate that construction of the trailer wash, treatment system,
USR-1441 Farmland Reserve 4
conveyance structures and evaporation pond will limit discharges to the
environment within the limits described in the rules and regulations of the Water
Quality Control Division of the Colorado Department of Public Health &
Environment. At a minimum the plan should include the following:
a) A description of the materials used to construct the wash bay.
b) The method of construction incorporated to prevent waste water from
escaping the structure.
c) A schematic of the flow of water through the wash bay, screen and
oil/grease trap to the evaporation pond. -
d) A description of the method that waste water from the trailer wash will be
disposed. This should include a demonstration that the facility can
adequately store and dispose of the anticipated hydraulic load from the
trailer wash.
e) The method of disposal for accumulated wastes (sludges, etc.) generated
in the washing process.
5) The applicant shall submit evidence of an Aboveground Storage Tank permit from
the Colorado Department of Labor and Employment (CDL&E), Oil Inspection
Section for any aboveground storage tanks located on the site. Alternately, the
applicant can provide evidence from the(CDL&E),Oil Inspection Section that they
are not subject to these requirements.
6) 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:
a) A list of wastes which are expected to be generated on site (this should
include expected volumes and types of waste generated).
b) A list of the type and volume of chemicals expected to be stored on site.
c) The waste handler and facility where the waste will be disposed (including
the facility name, address, and phone number). (Department of Public
Health and Environment)
E. The applicant shall submit an Improvements Agreement that addresses all
improvements associated with this development (access drive, parking and circulation
areas, plant materials, fencing, screening, utilities, etcetera), per compliance with
Section 24-9-10 of the Weld County Code or complete all improvements to the
satisfaction of the Weld County Departments of Public Works and Planning Services.
The agreement shall be approved by County Staff and accepted by the Board of County
Commissioners prior to recording the plat. (Department of Planning Services)
USR-1441 Farmland Reserve 5
F. The applicant shall contact David Tuttle, Weld County Sheriff's Office, to discuss the
Crime Prevention Through Environmental Design program and any available options
for the site. (Sheriff's Office)
G. The applicant shall provide to the Weld County Department of Planning Services a copy
of the access permit issued by the Colorado Department of Transportation which grants
access to State Highway 263, or written evidence that the applicant has complied with
the requirements of the Colorado Department of Transportation. (Colorado Department
of Transportation)
H. The applicant shall contact the Greeley-Weld County Airport to determine if an
aeronautical study will be required on any vertical structures proposed for ttre site. The
applicant shall submit written evidence that the study was not required or that the study
has been submitted to the Greeley-Weld County Airport for review. (Greeley-Weld
County Airport)
I. The applicant shall submit a Landscape/Screening Plan for review and approval. The
plan shall address the following:
1) Section 23-3-250.A.2 of the Weld County Code addresses off street parking. In
order to mitigate the potential negative impact and aesthetic concerns on
surrounding properties, the applicant shall delineate an opaque visual screen for
all parking areas on the site.
2) Section 23-3-250.A.6 of the Weld County Code 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.
3) Section 23-3-250 addresses operation standards for Commercial uses. The
applicant shall address the issue of on-site lighting, including security lighting if
applicable. Subsection B.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...."
4) The applicant has indicated that a wind break will be planted if necessary to abate
an odor problem. The wind break must be far enough from the pond so that roots
will not damage the pond liner. The plat shall indicate the size, type and location
of trees as well as the irrigation proposed. (Department of Planning Services)
J. The plat shall be amended to delineate the following:
1) A paved approach with adequate turning radiuses for approximately 100 feet.The
paved approach shall accommodate two-way truck traffic. (Department of Public
Works)
USR-1441 Farmland Reserve 6
2) State Highway 263 requires 150 feet of right-of-way at full build out. A total of 75
feet from the centerline of State Highway 263 shall be delineated on the plat as
right-of-way reservation for future expansion. The applicant shall contact the
Colorado Department of Transportation to determine existing right-of-way which
shall be delineated on the plat. (Colorado Department of Transportation)
3) The attached Development Standards. (Department of Planning Services)
4) The approved Screening/Landscape Plan. (Department of Planning Services)
5) The approved sign plan, if applicable. (Department of Planning Services)
6) Parking shall be amended to meet all requirements of the American Disability Act
(ADA). ADA parking spaces are twenty(20)feet by eight (8)feet with five (5)foot
aisles. A minimum of one space must be van accessible with an eight (8) foot
aisle. An accessible path shall be required from the building to the public right-of-
way. (Department of Planning Services)
K. The applicant shall submit two (2) paper copies of the plat for preliminary approval to
the Weld County Department of Planning Services. (Department of Planning Services)
3. Prior to Construction:
A. The applicant shall submit plans to the Union Colony Fire Protection District for review.
(Union Colony)
B. If applicable, the applicant shall submit evidence that the aeronautical study has been
approved by the Greeley-Weld County Airport. (Greeley-Weld County Airport)
4. Prior to the issuance of the Certificate of Occupancy:
A. Installation of an individual sewage disposal system for domestic sewage wastes
generated in the proposed office building. The system shall be installed according to
the Weld County Individual Sewage Disposal Regulations. The system shall be
designed by a Colorado Registered Professional Engineer. (Department of Public
Health and Environment)
5. Prior to operation:
A. The applicant shall apply a paved approach with adequate turning radiuses for
approximately 100 feet. A paved approach would keep trucks from carrying rocks or
mud on to the state highway system and keep the dust down as they approach the
access point. The paved approach shall accommodate two-way truck traffic.
(Department of Public Works)
6. Upon completion of 1. and 2. above the applicant shall submit a Mylar plat along with all other
documentation required as Conditions of Approval. The Mylar plat shall be recorded in the
office of the Weld County Clerk and Recorder by Department of Planning Services' Staff.
The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the
USR-1441 Farmland Reserve 7
Weld County Code. The Mylar plat and additional requirements shall be submitted within
thirty(30)days from the date of the Board of County Commissioners resolution.The applicant
shall be responsible for paying the recording fee. (Department of Planning Services)
7. The Department of Planning Services respectively requests the surveyor provide a digital
copy of this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and
Arclnfo Export files format type is .e00. The preferred format for Images is .tif (Group 4).
(Group 6 is not acceptable). This digital file may be sent to maps(Wco.weld.co.us.
(Department of Planning Services)
8. The Special Review activity shall not occur nor shall any building or electrical permits be
issued on the property until the Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder. (Department of Planning Services)
•
USR-1441 Farmland Reserve 8
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
FARMLAND RESERVE, INC.
USR-1441
1. The Site Specific Development Plan and Special Use Permit is for a business permitted as
a use by right or an accessory use in the Commercial Zone District(agricultural truck terminal
and wash) in the A(Agricultural)Zone District, as indicated in the application materials on file
and subject to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the
Weld County Code. (Department of Planning Services)
3. The facility shall have sufficient equipment available to implement dust control as required
by the Weld County Department of Public Health and Environment. (Department of Public
Health and Environment)
4. 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. (Department of Public Health
and Environment)
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. (Department of Public
Health and Environment)
6. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Department of Public Health
and Environment)
7. Fugitive dust and particulate emissions shall be controlled on this site. (Department of Public
Health and Environment)
8. 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. (Department of Public Health and
Environment)
9. The facility shall utilize the existing public water supply. (North Weld County Water District)
(Department of Public Health and Environment)
10. The applicant shall operate in accordance with the approved "waste handling plan".
(Department of Public Health and Environment)
11. Adequate toilet facilities shall be provided for employees and patrons of the facility.
(Department of Public Health and Environment)
USR-1441 Farmland Reserve 9
12. Any septic system located on the property must comply with all provisions of the Weld County
.. Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and
Environment)
13. If applicable, the applicant shall obtain a storm water discharge permit from the Colorado
Department of Public Health & Environment, Water Quality Control Division. (Department of
Public Health and Environment)
14. An odor abatement plan shall be implemented at the request of the Weld County Department
of Public Health and Environment in the event that odor levels detected off site of the facility
meet or exceed the odor limit as specified by the Regulations of the Colorado Air Quality
Control Commission. The plan shall also be implemented in the event that the Health
Department receives a significant number of odor complaints and in the judgment of the
Director of Public Health, there exists an odor condition requiring abatement. (Department
of Public Health and Environment)
15. The trailer wash shall be operated in accordance with the approved design and operations
plan. (Department of Public Health and Environment)
16. Any above or underground storage tank shall comply with all the requirements of the
Underground Storage Tank and Above Ground Storage Tank Regulations (7 CCR 1101-14).
(Department of Public Health and Environment)
17. The facility shall comply with all applicable local, state, and federal rules and regulations.
(Department of Public Health and Environment)
18. The facility shall comply with any required permit or regulation of the Water Quality Control
Division of the Colorado Department of Public Health and Environment. (Department of Public
Health and Environment)
19. The site shall utilize the shared access point which accommodates both Lots A and B of
Recorded Exemption 1901. (Department of Public Works and CDOT)
20. Off-street parking areas identified for truck driver and truck parking shall be surfaced with
recycled asphalt or the equivalent to keep the dust down as trucks are circulating throughout
the facility. (Department of Public Works)
21. The site shall maintain a paved approach with adequate turning radiuses for approximately
100 feet. The paved approach shall accommodate two-way truck traffic. (Department of
Public Works)
22. 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. (Department of Public Works)
23. The landscaping and screening on site shall be maintained in accordance with the approved
plan. (Department of Planning Services)
USR-1441 Farmland Reserve 10
24. Separate building permits shall be obtained prior to the construction of the shop/office
building and the truck wash bays. A plot plan shall be submitted showing all structures with
accurate distances between structures, and from structures to all property lines. If the
existing dwelling is to be demolished, a demolition permit will be required. (Department of
Building Inspection)
25. A plan review is required for the each building. Plans for the shop shall include a floor plan -
•
and a complete description of the extent of the work that will be done to service or repair
vehicles. An engineered foundation, based on a site-specific geotechnical report or an open
hole inspection performed by a Colorado registered engineer, is required. Unless exempted
by State Law, plans for the building shall bear the wet stamp of a Colorado registered
architect or engineer. Two complete sets of plans are required when applying for each
permit. (Department of Building Inspection)
26. Buildings shall conform to the requirements of the various codes adopted at the time of permit
application. Currently the following has been adopted by Weld County: 1997 Uniform
Building Code; 1998 International Mechanical Code; 1997 International Plumbing Code;2002
National Electrical Code and Chapter 29 of the Weld County Code. Weld County intends to
adopt the 2003 International Building, Residential, Mechanical, Plumbing and Fuel Gas
Codes effective March 1, 2004. (Department of Building Inspection)
27. The shop building will probably be classified as type S-3 repair garage with a type B office.
Fire resistance of walls and openings,construction requirements, height and allowable areas
will be reviewed at the plan review. Setback and offset distances shall be determined by the
Chapter 23 of the Weld County Code. (Department of Building Inspection)
28. 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.
(Department of Building Inspection)
29. As indicated in the application materials, no more that ten (10) trailers shall be washed per
day. (Department of Planning Services)
30. As indicated in the application materials, no more that fifty (50)trucks shall be parked at this
site. (Department of Planning Services)
31. As indicated in the application materials, hours of operation for the truck wash shall be from
6 a.m. to 10 p.m. Monday through Saturday. (Department of Planning Services)
32. As indicated in the application materials, hours of operation for the truck terminal shall be
from 7 a.m. to 8 p.m. Monday through Saturday. (Department of Planning Services)
33. The property owner shall allow any mineral owner the right of ingress or egress for the
purposes of exploration development, completion, recompletion, re-entry, production and
maintenance operations associated with existing or future operations located on these lands.
USR-1441 Farmland Reserve 11
(Department of Planning Services)
34. The property owner or operator shall be responsible for complying with the Design Standards
of Section 23-2-240, Weld County Code.
35. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250, Weld County Code.
36. Weld County personnel shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Development
Standards stated herein and all applicable Weld County regulations.
37. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from
the plans or Development Standards as shown or stated shall require the approval of an
amendment of the Permit by the Weld County Board of County Commissioners before such
changes from the plans or Development Standards are permitted. Any other changes shall
be filed in the office of the Department of Planning Services.
36. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards
may be reason for revocation of the Permit by the Board of County Commissioners.
USR-1441 Farmland Reserve 12
MEMORANDUM
TO: Weld County Planning Commission
COLORADO DATE: January 26, 2004
FROM: Sheri Lockman, Planner II
SUBJECT: USR-1441, Farmland Reserve Inc.
The Weld County Department of Planning Services and the applicant for USR-1441 are
requesting a continuance until March 2, 2004. Planning Staff has received a letter from the
owner of the onion storage facility located on the adjacent lot. The letter addresses possible
contamination of the onions from the truck wash facility. The continuance will allow for the
additional time necessary to have experts review the proposal and determine how to address
the concerns.
SHERI Lockman - Hancock Page 1
From: "Lauren Light" <Ilight@agpros.com>
To: <slockman@co.weld.co.us>
Date: 1/26/04 1:36PM
Subject: Hancock
In order to address the concerns from the neighbor regarding the effect of
the proposed truck wash on their onion storage facility, I would like to
request the hearing for Hancock and Associates (USR-1441) be continued until
March 2, 2004. Thank you for your consideration of this request.
Sincerely,
Lauren Light
LANDPROfessionals
46lb_6
7 MEMORANDUM
Wi`,P�. TO: Weld County Planning Commission
COLORADO DATE: September 29, 2003
`1t,
FROM: Sheri Lockman, Planner II
SUBJECT: USR-1441
The Department of Planning Services and Farmland Reserve Inc are requested an indefinite
continuance. The applicants are requesting the additional time to amend their application to
include a truck wash facility.
r SHERI Lockman -truck wash Page 1
From: "Lauren Light" <Ilight@agpros.com>
To: <slockman@co.weld.co.us>
Date: 9/17/03 11:59AM
Subject: truck wash
Hi Sheri, I want to let you know that we are amending the truck terminal
application to include a truck wash for L.W. Millers trucks only. This will
not be a commercial wash at this time. There will not be an increase in
truck traffic. Any questions please call or email me. Thank you for being
so patient with this project. Lauren
SHERI Lockman truck terminal Page 1
From: "Lauren Light" <Ilight@agpros.com>
To: <slockman@co.weld.co.us>
Date: 9/10/03 9:13AM
Subject: truck terminal
Please continue with the processing of the truck terminal. If anything
changes I will let you know right away. Thank you.
•
Alt DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
1555 N. 17TH AVENUE
WIIPc. GREELEY, COLORADO 80631
COLORADO
December 11, 2003
Farmland Reserve Inc.
do Lauren Light
LANDPROfessionals LLC
4311 Hwy 66 Suite 4
Longmont CO 80516-9315
Subject: USR-1441- Request for a Site Specific Development Plan and Special Review Permit for a business
permitted as a use by right or an accessory use in the Industrial Zone District (agricultural truck terminal)
in the A(Agricultural)Zone District on a parcel of land described as Part Lot B RE-1901;being part W2 E2
Section 1,T5N, R65W of the 6th P.M.,Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission for February 3, 2004. This meeting will take place in Room 210, Weld
County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is recommended that you and/or a
representative be in attendance to answer any questions the Planning.Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado
Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088)requires notification of all mineral estate owners
30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Greeley and Kersey Planning Commission for their review and
comments. Please call Greeley at(970)350-9780 and Kersey at(970)353-1681 for further details regarding the date,
time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Greeley and
Kersey Planning Commission meeting to answer any questions the Commission members may have with respect to your
application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the
hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing
time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign
will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway
(access drive)intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
- Sheri Lockman
Planner
a
DEPARTMENT PLANNING SERVICES
PHONE (9(970) 353-6100, EXT.3540
FAX (970) 304-6498
1555 N. 17TH AVENUE
h iDe GREELEY, COLORADO 80631
COLORADO
August 4,2003
Farmland Reserve Inc.
c/o Lauren Light
LANDPROfessionals LLC
4311 Hwy 66 Suite 4
Longmont CO 80516-9315
Subject: USR-1441- Request for a Site Specific Development Plan and Special Review Permit for a business
permitted as a use by right or an accessory use in the Industrial Zone District(agricultural truck terminal)
in the A(Agricultural)Zone District on a parcel of land described as Part Lot B RE-1901; being part W2 E2
Section 1, T5N, R65W of the 6th P.M.,Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed.Although your application
materials were submitted before the September hearing deadline, I have scheduled a meeting with the Weld
County Planning Commission for October 7,2003,at 1:30 p.m. because the September hearing docket was full.
This meeting will take place in Room 210,Weld County Planning Department,1555 N.17th Avenue,Greeley,Colorado.
It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission
members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado
Revised Statute,C.R.S.24-65.5-103(adopted as part of H.B.01-1088)requires notification of all mineral estate owners
30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Greeley and Kersey Planning Commission for their review and
comments. Please call Greeley at(970)350-9780 and Kersey at(970)353-1681 for further details regarding the date,
time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Greeley and
Kersey Planning Commission meeting to answer any questions the Commission members may have with respect to your
application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the
hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing
time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign
will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway
(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter,please call.
Respectfully,
Sheri Lockman
Planner
r-N em
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS5br, Ila al THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT
ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT
OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON
THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY
(ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR USA . 1c/4/ IN THE A (AGRICULTURAL) ZONE
DISTRICT.
VONEEN MACKLIN
Name of Person Posting Sign
Signature of Person Posting Sign
STATE OF COLORADO )
)ss.
COUNTY OF WELD ) 1-
The foregoing instrument was subscribed and sworn to me this)(Ph of,Tan ion I , 2004
WITNESS my hand and official seal.
iiiii di
Notary Public
My Commission Expires: q(-7( )al
/"-N
A. 4b a •11SCD . NOTICE W��o� f.
p PUBLIC NEARING CONCERNING ..
�' • ` ' " THIS PROPERTY WILL BE HELD AT: .
1‘. -,/ .-aC M 155 ' �i A „ - _
,,rruQ ,.
i,"'.v•e s -,f--, . , Sr Nit is ma y ' . -'• .` , --
e� AME � T moral � '_
he fp %f' p T r H T ; IOW Ir"";.A\ / r 1.
.v ,. -tl.. t . "..:.. • - i.. REQOE$ .'1' owl,�71U• `r _ ACRES ~ - � ..
.-,..4%.:."
` •"`5 :x_ CASE eo MORE INFORMATION CALL �r
FOR TY DEPARTMENT OF . �* .
y .,� WELD CNNING SERVICES AT � �_—
PLA
6100 ezt. 35x0
roc 197 ` ;
ipte .s •"ATOP, › Y
or-..;.t.....:* ---,rect._, )3 •
s1 ; IIktS
• # is — :_' .- 'v :1 -
•
Mar-
-we
•
,Sala
•
a
-
•
t
• :. ,. .
T•
- � "r t.Y •t - I
��
+S: f� JI Y _ :' ff . �]I/•.o ,,. .,.A 1 : . - � .
rho . s 7 . t
"� flvtt-ri 'f,cS`% ` "" i A,, �' 144 It. f/r
. 4 . .Y _ l-. _ 2 . .U`-_ TR >S' •37 { n`* _ - : 'Ai*. ![i✓ {I
? is.
!Pr• . off 4 ,.A .
>rre iiit f f '`- ....
...;4Cr-
a 1
- - - -...-I , ; - - .- .. -
NY
IND
Is iii''; y i�le. _ _
•\ ��1R1 1 S •
a-
. .
Pr - r
E . a C.C.:: 44 -n s — • - i
- ..
ant .",rs
-
Tiedhisile are" .s0,11
ma
i ter
.rftk . •Via.
i-
t'
•
• I
•
-
---- - . -
'1—ae�
n em
FIELD CHECK
CASE NUMBER: USR-1441 DATE OF INSPECTION: 12i t6(0'3
APPLICANT'S NAME: Farmland Reserve Inc.
PLANNER: Sheri Lockman
REQUEST: Site Specific Development Plan and Special Review Permit for a business permitted as a use by
right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A
(Agricultural)Zone District.
LEGAL DESCRIPTION: Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M.,
Weld County, Colorado.
LOCATION: North of and adjacent to State Hwy 263; 1/4 mile west of CR 49.
LAND USE: /
N GRASS f4 t L#c *k NOMe t.ourautuDiubl5 ki✓z Mtike
E 6?poc t' ut W flU !eta CiC-ta')
s Coot" oVEeitmejl Vtsco iv., Oita\ tuvok 'LRr Ptt65
w AG gpt Grovgo w.7tl ow tutu. eQobvse.Jr`TPask 949: moYz)
ZONING: N A(Agricultural)
E A(Agricultural)
S A(Agricultural)
W A(Agricultural)
COMMENTS:
Cu?tetrLy •61.3 "f4tc -5Y-r t& tS k Liz-
Menwt. Sui c wsc, weft! aotuc 4ett-s cc- 'Rec.- 51-0t
1146- LAUD Ltes RAT t• pepdAce►rr 'TO Al2(93 'COI
C- Rat D 4 s
fitP.C. Member
Sc• MY
n
FIELD CHECK
CASE NUMBER: USR-1441 DATE OF INSPECTION: oe f it ll7�j
APPLICANT'S NAME: Farmland Reserve Inc.
PLANNER: Sheri Lockman
REQUEST: Site Specific Development Plan and Special Review Permit for a business permitted as a use by
right or an accessory use in the Industrial Zone District (agricultural truck terminal) in the A
(Agricultural)Zone District.
LEGAL DESCRIPTION: Part Lot B RE-1901; being part W2 E2 Section 1, T5N, R65W of the 6th P.M.,
Weld County, Colorado.
LOCATION: North of and adjacent to State Hwy 263; 1/4 mile west of CR 49.
LAND USE:
N A Vk ✓�'Ct tte W tn.\ F...ciAbies
E A4 Co@t4 A
S RE v19% ,s Cc tux ova c
W A6 kovra 6?-640) L ?Ivor 5
ZONING: N A(Agricultural)
E A(Agricultural)
eTh
S A(Agricultural)
W A(Agricultural)
COMMENTS: !�
VO1LA:II ?Fe y wait\ licifizED O1J
V(LoP64t1'y - FWGA tS ct.Pi< G4 cuv(z ►.rct1( t w u6e tavfl&
ttztv4ot ( ''D 'tu t-Ot►P,G
jE filet
P.C. Member U
re,
r-• FIELD CHECK inspection date: 1/26/04
CASE NUMBER: USR-1441
APPLICANT: Farmland Reserve Inc.
LEGAL DESCRIPTION: Part of Lot B RE-1901, being part of the W2 E2 of Section 1, T5N, R65W
of the 6th P.M., Weld County, CO
LOCATION: North of and adjacent to State Highway 263; 1/4 mile west of County Road 49
Z4nina Land iUse
N A (Agricultural) N Agricultural
E A (Agricultural) E Agricultural / large metal shed
S A (Agricultural) S River / Residential / CDOT facility
W A (Agricultural) W Agricultural
r COMMENTS: The site is currently vacant farmground. One home in
close proximity to the south.
c
Sheri Lockman , Planner II
n
Hello