HomeMy WebLinkAbout20040130.tiff c
DEPARTMENT OF PLANNING SERVICES
1555 N. 17th Avenue, Greeley, CO 80631
Phone (970)353-6100, Ext. 3540, Fax (970)304-6498
USE BY SPECIAL REVIEW APPLICATION
Application Fee Paid Receipt# Date
Recording Fee Paid Receipt# Date
Application Reviewed by:
TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature)
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA:
PARCEL NUMBER: 096121000021 (12 digit number-found on Tax I.D.
Information or obtained at the Assessor's Office.
Section 21 , T 5 N, R 65 W-Total Acreage fib_67 Zone District Ag Overlay Zone
Property Address (if available) 830 E 28th Street, Greeley, Co 80631
Proposed Use USR, RV Park, RV Storage, Recreation
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW
PERMIT
Name: Marlin Ness Address: 830 E 28th Street
City/State/Zip: Greeley. Co Home Telephone:213-6165 Business Telephone 353-6476
80631
Name: Address:
City/State/Zip: Home Telephone: Business Telephone
APPLICANT OR AUTHORIZED AGENT (if different than above)
Name: Tony Evans T L U•�^�S t_. �nr s Rv • c.c
Address: P.O. Box 94 City/State/Zip: Greeley, Co 80632
Home Telephone:970-381-8878 Business Telephone:970-381-8878
DEPARTMENT OF PLANNING SERVICES USE ONLY�1 � ra��
�
Case #
Floodplain: a Yes ❑ No Geologic Hazard: o Yes o No
I hereby state that all statements and plans submitted with the application are true and correct to the best of
my knowledge.
l� (1-/-
1
Rev: 1-4-01 Sig6aturI Owner or Authored Agent
EXHIBIT
FOR COMMERCIAL SITES, PLEASE FL OUT THE FOLLOWING INFORMATION
2004-0130
6
I, Marlin Ness and Shirley Ness, hereby authorize Tony Evans to sign as our authorized
agent for a USSR application to Weld County Colorado.
Marlin Ness Shirley Ness
Elite Consulting, Inc.
P.O. Box 94
Greeley, CO 80632
970-381-8878
April 14, 2003
Department of Planning Services
Weld County Colorado
1555 N. 17`h Ave
Greeley, CO 80631
970-353-6100 x3540
RE: USR Questionnaire for an RV Park on east side of Greeley.
To Whom It May Concern:;
The owner of the Greeley RV Park, located east of Greeley on the north side of State
Highway 34, would like to request a Use by Special Review (USR) for property south of
Highway 34, across from the RV Park. The property is located south of Highway 34,
north and west of the South Platte River, and east of the City of Greeley detention
facility, which is at the northeast corner of Et Ave. and 31st St. All located in the north
half of Section 21, Township 5 North, Range 65 West of the 6`h Principal Meridian, Weld
County Colorado.
The property is approximately 67 acres in size all in Weld County. A City of Greeley
sanitary sewer line runs through this property. The South Platte River runs through this
property and thus does the 100-year and 500-year floodplain and the floodway. An
existing house and shop are located at the north end of this property, which utilize a
domestic well for water and City of Greeley sewer. Please see the attached map.
Surrounding the property to the north is State Highway 34 and north of that is the Greeley
RV Park. To the east are large acreage single-family residences, farm ground and the
South Platte River. To the south is a wildlife preserve owned by the State Division of
Wildlife. To the west is the City of Greeley storm water detention facility and property
annexed into the City of Greeley. The property within the City of Greeley is currently
undeveloped. Access to this property would be from the Highway 34 south frontage
road, which runs along the north edge of this property.
The owner wishes to create an, RV park, recreational vehicle storage and recreation area
on this property south of Highway 34. The RV Park and storage facility would be in the
northern portion of the property near the existing house, out of the floodway. The RV
Park would have electric, water and sewer to each pad site. The pad sites within the 100-
year floodplain will be raised a minimum of 1 foot above the 100-year floodplain
elevation. Please see the attached map.
There may be as many as 200 pad sites for RV parking. This site will be built in phases
of 50 pad sites at a time. Each phase will take 6 months to complete. The owner would
like to use the majority of the property, south of the RV Park, for recreation, like a 9 hole
Golf Course, as well as walking trails and open space. These uses are compatible with
the surrounding property as there is an existing RV Park to the north. River, farm ground
and open space surround the rest of the property.
The owner would like to create a lake amenity on this property. We have researched the
opportunity for mining this property and have found that this site does not have a viable
gravel resource. We have included letters from mining companies stating this. We have
also contacted the State Geological Survey group (David Noe 303-866-2432) and they
said that Weld County must request a research of the mineral viability for this property if
it is required for this USR.
We have met with the City of Greeley about this expansion. The City of Greeley will not
allow annexation as the property currently does not have 116th contiguity to Greeley. The
City of Greeley will not allow use of the sanitary sewer line, which runs thru the
property, since the property is not within the city limits. Nor will the City of Greeley
allow the use of City water. I spoke with the Union Colony fire Marshal, who provides
fire protection, and he said that this property is eligible for a reduction in fire protection
as the full fire flow requirements are impractical.
The existing RV Park on the north side of HWY 34 has its own water treatment facility
and septic system. The owner would like to install a similar water and sanitary system
for the property south of HWY 34. All dry utilities are available for this property.
According to Weld County Health department, a cistern water system may be used on
this property for the proposed use. There is an existing irrigation well on this property
that is in process to change its use for commercial drinking water. Water will be hauled
in to the cistern system until this well can be used. A septic system would also be used.
The cistern and septic systems would not be installed for the first season of this USR. All
water systems will have to be self-contained (internal to each motor home) and no
sanitary sewer system will be used for the first season.
We would like to request a seasonal exception for pre-advertisement to expedite the
process in order to allow RV Parking beginning in the spring of 2003. The majority of
RV Parking is seasonal starting in the spring and running into fall. There is minor RV
parking in the winter months.
The number of people using this site will be seasonal with typically 1 staff member year
round. This site could provide uses for up to 500 people when completed. This would
include RV parking, golf course, recreational open space, walking trails and staff
members. RV Parks are operational 24 hours per day, 7 days per week.
No structures are proposed for this site at this time. In the future there may be an office
and/or commercial type of building along with showers and restroom facilities. These
buildings would be presented to Weld County before construction for all applicable
approvals and permits. No domestic animals will be allowed on this property. As the
South Platte River runs through the property, natural wildlife will be encouraged to
utilize the property for habitat.
Motor homes are the typical vehicles using the RV Park. The Motor homes will not
exceed a weight of 30,000 lbs. Other recreational vehicles, such as boats and campers,
will utilize the storage facility. Heavy commercial vehicles will not be allowed on the
property.
The only new landscaping proposed for this site is a 6-foot privacy fence along the west
property line. The existing house has significant landscaping. There is also extensive
vegetation along the South Platte River, which will be maintained. Any storage or
stockpiling of wastes will be temporary in open space areas.
Storm water will be detained onsite and delivered to the South Platte River. The City of
Greeley regional detention facility to the east crosses this property via an easement and
ditch conveyed to the South Platte River. Adjacent properties do not shed storm water to
this property.
We are requesting this USR, as the RV Park, Storage and recreation facilities are not
consistent with the current agricultural zoning of this property. Nor do the proposed uses
adhere to current zoning standards described in the Weld County Zoning Code. This
USR is consistent with section 22-2-50 as nonprime farmland. This property is adjacent
to Highway 34, thus a more intense use of the property (other than farming) is desirable.
The owner and myself are available for meetings with you and Weld County Staff for this
property. Please do not hesitate to contact me with any questions or comments. Thank
you for your help and cooperation.
God Bless America
(A
Tony Evans, P.E.
Elite Consulting, Inc.
Cc: Marlin Ness
501 e 27th St
Greeley, CO 80631
05/13/2003 13: 15 13034439830 FLATIRONS SURVEYING PAGE 01/e2
Elite Consulting, Inc.
P.O. Box 94
Greeley, CO 80632
970-381-8878
May 13, 2003
Chris Gathman
Department of Planning Services
Weld County Colorado
1555 N. 17th Ave
Greeley, CO 80631
970-353-6100 x3540
Fax 970-304-6498
RE: Questions from Weld County Planning,
Dear Mr. Gathman;
Thank you for the e-mail describing your questions on the RV Park and Storage USR
request. As we discussed, I will not be able to provide all of the information that you
requested by Thursday May 15, 2003. We would like to get on the earliest possible
Planning and Zoning and County Commissioners meetings, and will provide the
information as soon as we have it. We also request pre-advertisement to expedite the
process.
Mr. Don Caroll, Weld County Department of Public Works, left me a message today that
said he had not received the information for this USR and would get back to me when he
has it. We will get a traffic study, 100-year floodplain and floodway survey for this USR,
upon Mr. Caroll's request, and forward it to you and him as soon as possible. All
roadways, tuning radiuses and accesses will be of sufficient size and grade for all types of
recreational vehicles. No commercial vehicles will be allowed internally to this property.
As stated in the USR application, we are requesting 200 RV Parking spaces and 20
storage spaces. The areas to the east and south of the proposed RV Parking and Storage
are to be reserved for recreation. Mr. Ness, the owner of the property, would like to
reserve this area for a walking trail along the river and someday a 9-hoIe golf course with
a driving range. In our conversations we discussed how this could be done.
We would like to request that this USR be phased as follows; Mr. Ness would like to
build the RV Parking facilities first and the Storage area second. The northwest corner of
the property is reserved for commercial. This property will have to go through the Weld
County site plan application before building on the commercial site. The walking trials
05/13/2003 13: 15 13034439830 FLATIRONS SURVEYING PAGE 02/02
would be built when the surrounding properties have trials to connect to. There are no
plans for building the golf course and driving range at this time, but Mr. Ness would like
to keep this opportunity open. Layout and construction plans, for the golf course and
driving range, will be provided to Weld County when they are completed.
The RV Parking and Storage on this property will be managed by The Greeley RV Park
across Highway 34 to the North, which Mr. Ness owns. Mr. Ness is aware that the State
Health Department may review the proposed septic system for this site. All habitable
structures and facilities will be located above the 100-year floodplain.
Thank you for your help and cooperation with this USR application.
God Bless America
Tony Evans, P.E.
Elite Consulting, Inc.
Elite Consulting, Inc.
P.O. Box 94
Greeley, CO 80632
970-381-8878
June 16, 2003
Chris Gathman
Department of Planning Services
Weld County Colorado
1555 N. 17th Ave
Greeley, CO 80631
970-353-6100 x3540
Fax 970-304-6498
RE: Questions from Weld County Planning.
Dear Mr. Gathman;
Thank you for responding to me about the RV Park and Storage USR request. I would
like to address your comments you sent on May 9, 2003 by e-mail. They are as follows;
1) Traffic Study: Public Works indicated that a traffic
study will be required due to the number of vehicles
proposed to use the site . This study should be
submitted in sufficient time to the Public Works
Department to allow their review prior to the Planning
Commission hearing.
I have spoken with Mr. Don Carroll, Weld County Public Works, and he says that CDOT
would require the traffic study for this project. We then contacted Gloria Hice-Idler,
CDOT, and she said that a full traffic study was not needed. We are getting her some
information on the traffic movements for this site and she said that she would respond to
you before July 1, 2003.
2 ) Describe the mix of how many vehicle spaces will be
used for the RV park and how many spaces are intended
to be used for the long-term storage of RVs .
As stated in the USR application, and my letter dated May 12, 2003, we are requesting
200 RV Parking spaces and 20 storage spaces. The areas to the east and south of the
proposed RV Parking and Storage are to be reserved for recreation. Mr. Ness, the owner
of the property, would like to reserve this area for a walking trail along the river and
someday a 9-hole golf course with a driving range.
3 ) Engineers ' certification of the location of the 100-
year floodplain and floodway as indicated on the
special use permit plat .
Mr. Carroll is not requiring a floodplain or floodway certification. Included is a copy of
the FEMA floodplain and floodway maps.
4) Road cross-section and elevations showing the proposed
grade for the accesses into the facility and vehicle
parking area and description of how this will be
accomplished. Public Works has concerns about the
steep elevation changes along the north end of the
property.
I have spoken with Mr. Carroll about this and assured him that the site is suitable for
recreational vehicles. There is an existing paved access to the site in which the owner
drives his RV on frequently. Mr. Carroll said that he has not received the USR packet
from Planning yet, but if the site is accessible for RV's he is OK with it. He will review
it in more detail once he has the USR packet.
5 ) Vehicle circulation and turning areas should meet
AASHTO regulations . (For previous facilities of a
similar nature Public Works has required a minimum 40-
foot turning radius) .
All tuning radiuses are a minimum of 40-foot.
6) Public Works has concerns about vehicles not being
able to make the 90-degree turns for the roads shown
on the plat . Proposed accesses may need to be
redesigned to allow adequate access onto the site
(especially given the nature of the vehicles that will
be accessing this site) .
All tuning radiuses are a minimum of 40-foot. All roadways, tuning radiuses and
accesses will be of sufficient size and grade for all types of recreational vehicles. No
commercial vehicles will be allowed internally to this property.
7) Proposed uses in the common & recreation east of and
adjacent to the RV parking area should be outlined in
the application.
In my conversations with you, we discussed this issue in great detail. The owner wishes
to build an RV parking facility to accommodate 200 vehicles. He would also like to
create a 20-unit recreational storage facility. That is what this application is for. The
plan shows an area in the northeast corner reserved for future commercial use, possible
new RV office location and convenience store. In the open space and recreational areas
the owner would someday like to build walking trails, ponds and a 9-hole golf course.
The commercial and recreational areas will need to be brought to Weld County before
they are built.
8) The location of the " future" office building should be
indicated on the plat .
The future office building is located in the northeast corner of the site. It is in the same
place as the above mentioned commercial site and it is located on the map.
9 ) Char Davis with the Department of Public Health and
Environment indicated that the State Health Department
may have to review the proposed septic system
depending on the amount of uses and capacity required.
She can be reached at 304-6415 ext . 2702 if you have
any questions regarding this matter .
We are aware of the State Health Department requirements for septic systems.
10) The application mentions the possibility of
placing golf course facilities along the southern half
of the site. The exact details of what will be
located in this area is not known nor is it indicated
on the plat . The Public Health Department has
indicated that permanent restroom facilities would be
required for this type of use. Due to the fact that
no on-site facilities are proposed for the first
summer, the south side of the site is located within
the floodway, and it is unknown what uses will be
established in this area . Staff advises that this
area not be included in the special use permit . Upon
development of more specific plans for the area, an
application could then be submitted to amend the
special use permit boundary to include this site .
Thank you for advising us on this. We only like the RV parking and storage uses in this
USR application.
We also discussed pre-advertisement to expedite the process. As you know the majority
of the RV travelers is in the summer. Therefore we are requesting pre-advertisement to
get attract this seasons travelers. I have included a copy of a letter from the Greeley
Convention & Visitors Bureau. It states that the average RVer spends more that$140 per
day on goods and services. This USR application proposes 200 new RVers. Thus an
average of$28,000 per day spent on goods and services in our community.
We would like to request that this USR be phased as follows; Mr. Ness would like to
build the RV Parking facilities first and the Storage area second. The northwest corner of
the property is reserved for commercial. This property will have to go through the Weld
County site plan application before building on the commercial site. The walking trials
would be built when the surrounding properties have trials to connect to. There are no
plans for building the golf course and driving range at this time, but Mr. Ness would like
to keep this opportunity open. Layout and construction plans, for the golf course and
driving range, will be provided to Weld County when they are completed.
The RV Parking and Storage on this property will be managed by The Greeley RV Park
across Highway 34 to the North, which Mr. Ness owns. All habitable structures and
facilities will be located above the 100-year floodplain.
Thank you for your help and cooperation with this USR application.
God Bless America
._ ? (7L,„
Tony Evans, P.E.
Elite Consulting, Inc.
Elite Consulting, Inc.
P.O. Box 94
Greeley, CO 80632
970-381-8878
October 7, 2003
Chris Gathman
Department of Planning Services
Weld County Colorado
1555 N. 17th Ave
Greeley, CO 80631
970-353-6100 x3540
RE: Request for change to USR for the Ness RV Park.
Dear Mr. Gathman;
In regards to the USR application for the expansion of the Greeley RV Park
located south of Highway 34, east of Greeley, we would like to request a
modification to the USR application. Due to issues with potable water and
sanitary sewer service, we would like to modify the USR by not providing potable
water service and not allowing sewer service to the proposed RV Parking area.
This property will provide potable water and sanitary sewer once water lines and
annexation boundaries have been extended to this property.
This property does not currently have 116th contiguity, which is required for
annexation into the City of Greeley. The City of Greeley has stated that this
property could be annexed with multiple annexations. Mr. Ness, the owner of the
property and the Greeley RV Park, do not wish to annex into the City of Greeley
at this time because of the cost in extending potable water service to the site. A
City of Greeley sanitary sewer main runs through the property but cannot be
utilized unless the property is within the City of Greeley annexation boundaries.
Weld County Health Department has stated they will support the RV Park
expansion if the RV's have self contained water and sanitary sewer. Thus we
would like to provide 200 RV pad sites, as described in the original USR, and 20
recreational vehicle storage unit sites. Electricity and roadways will be provided
to the pads. Water will need to be hauled in by each RV and sanitary sewer will
be disposed of off site.
I spoke with the Union Colony fire Marshal, who provides fire protection, and he
said that this property is eligible for a reduction in fire protection as the full fire
flow requirements are impractical. No structures are proposed for this site at this
time. In the future there may be an office and/or commercial type of building
along with showers and restroom facilities. These structures will not be provided
until potable water is available.
Thank you for your help and cooperation with this USR application
Sincerely
Tony Evans, P.E.
Elite Consulting, Inc.
Cc: Marlin Ness
501 e 27`h St
Greeley, CO 80631
ire
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C O s Q it A 1) 0
CON'JEN )r &.VISI O?S 3JREA�
August 23,2002
To Whom It May Concern:
The Greeley Convention& Visitors Bureau board of directors supports the
proposed acquisition of 250 acres along Highway 34 east of Greeley for the
expansion of the Greeley RV Park& Campground. After a presentation by Marlin
Ness outlining the future plans and activities,the board of directors voted in favor
of the development at their August board meeting.
"The recreational vehicle(RV) industry is a $16 billion-a-year, made in America
industry, including the sale of new and used units rentals and aftermarket
components. The RVers travel an average of 4,500 miles annually and spend more
than two to four weeks on the road each year. While traveling the average RVer
spends more than $140 per day on goods and services, ranging from meals and
campground accommodations to souvenirs and attractions.
RV travel is expected to be particularly strong this summer. The Recreation
Vehicle Industry Association recently reported that 75 percent of RV owners expect
to travel more this summer than they did last year. Reservations for RV camping
space this summer are running 12 to 15 percent over last year. Through the
remainder of this decade, the Baby Boom generation will continue to dominate the
RV market" as stated by the Travel Industry of America.
Greeley is centrally located in Northern Colorado offering an ideal location for
leisure travelers to stop for the evening. An expanded RV park offers greater
opportunities for extended stays in the area.
We urge your support in the expansion of the Greeley RV park project.
Sincerely,
Mike Reisman Sarah L. MacQuiddy
Chairman of the Board of Directors President
Greeley Convention & Visitors Bureau
902 7TH AVENUE • GREELEY, CO 80631 A UNION PACIFIC RAILROAD DEPOT
Qnn_Ana_cn Nnl . oln_IRO?cq7 . En a7R9kn ,g79
APPENDIX B
WELD COUNTY ROAD ACCESS INFORMATION SHEET Weld County Public Works Department Date: J p.-14' of
1111 H Street,P.O.Box 758, Greeley, CO 80632
Phone: (970)356-4000,Ext. 3750 Fax: (970)304-6497
1. Applicant Name /1,4 A2LyN .A-1,5 Sir Phone I9a' 3;3 -(v?-(
Address $30 / 'Y6'"' sr City 2i007y State CO Zip gJOG7/
2. Address or location of access 83o /? 2-fr/N S T
Section 1 / Township C Al Range dS w
Subdivision Block Lot
Weld County Road # Side of Road 5 Distance from nearest intersection 3O 0 Cr
3. Is there an existing access to the property? Yes lc No #of accesses 2-
4. Proposed Use:
❑ Permanent ❑ Residential/Agricultural ❑ Industrial
❑ Temporary ❑ Subdivision ❑ Commercial O Other V 5 /?
***********************************************************************************************************
5. Site Sketch 2 4 c(cgs r0 r,,rr
tY
Legend for Access Description:
AG = Agricultural , 4ffiit+. ,
RES = Residential Hwy 3v — in G
^4cG= Oil&Gas ,y Sr?? Sr SOUTH /7M-71"1_
.t. = DitchRoad tRor,r,0•-hC 20 jZyv6 2_
0
OFFICE USE ONLY:
Road ADT Date Accidents Date
Road ADT Date Accidents Date
Drainage Requirement Culvert Size Length
Special Conditions
***********************************************************************************************************
❑ Installation authorized ❑ Information Insufficient
-viewed By: Title:
9
Feb 12 03 04: 34p COI ;ON EX 970 17 2193 p. 2
FEB-12-03 WED 0250 P11 Tl,..UANY REAL ESTATE FAX NO. 9703'x,._456 P, 02
February 12,2003
Marling Ness
501 E. 27`4i St.
Greeley, CO 80631
Dear Mr. Ness;
Upon investigation of your property south of Highway 34,east of Greeley, I find that
mining gravel at this location is not feasible. The gravel reserve on this property is not a
good gravel resource. The poor resource of gravel combined with the cost of mining
makes this property very difficult for a mining operation.
Sincerely• Dick Coulsin
Coulsin Excavating
3609 N. CR 13
Loveland, CO 80538
970-667-2178
Fax 970-667-2139
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