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Home My WebLink About20031369.tiff Weld County Planning Department GREELEY OFFICE • 6 MAR 1 0 2003 MEMORANDUM RECEIVED ' TO: Kim Ogle, Planner DATE: 07-March-2003 O • FROM: Peter Schei, P.E., Civil Engineer /1( COLORADO SUBJECT: CZ-1036, JMF Cattle Company(Zone Change) The Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining application process. COMMENTS: o There are several buildings not shown on the change of zone plat. Public Works defers this concern to the Planner. ❑ The boundary (perimeter) of the proposed development must be shown distinctly on the change of zone plat. The current submittal is confusing. External Roadways: ❑ CR 27 is classified by the County as a collector roadway and requires an 80-foot right-of-way. The applicant shall verify the relevant 40-foot right-of-way on their property, and the documents creating the right-of-way shall be noted on the change of zone plat. The right-of-way shall be shown and dimensioned on the change of zone plat. o This proposed zone change to an industrial use might possibly contribute significant traffic to the surrounding area, including US Highway 85. The applicant will be required to participate and contribute to improvements for the US 85 Highway Access Control Plan at the final application. o Normally Public works has an understanding of the proposed development and potential impacts on surrounding infrastructure. If eventual use of this site would be a major impact, such as an asphalt or concrete batch plant, significant roadway and intersection improvements will be required. Transportation routes will be addressed at the final submittal. Since no development is proposed, the applicant will not be required to submit off-site roadway improvements agreements, or a professional traffic impact study with this change of zone. ❑ The application mentions numerous dust complaints from the existing feedlot with respect to State Highway 85. This issue must be addressed at the final application for this property. Internal Roadways: ❑ The change of zone plat that Public Works review normally has an internal roadway system. The applicant has not indicated internal roadways on the plat. Public Works has no comment at this time, since there is no development planned. ❑ Easements shall be shown in accordance with County standards and / or Utility Board recommendations, also dimensioned on the change of zone plat. The major electric transmission line must be shown and labeled on the change of zone plat. This easement must be shown and dimensioned on the change of zone plat, also. �/ PGOTPlanning Rolo02•Clivnge olLone CZ-1036 JMFCeltic CompanylZone Cnwgc)dot Page 1 of 2 EXHIBIT 2003-1369 a EXHIBIT ❑ There appears to be a discrepancy in the County's GIS map and the applicant's submittal drawing of the railroad tracks. The correct railroad track layout must be shown on the change of zone plat. The railroad easements must be verified and dimensioned on the change of zone plat, both the full section dimension of easement and the half section of easement on the applicant's property. ❑ Roadway and grading plans along with construction details will be required with the final plan submittal. ❑ The applicant shall provide a pavement design prepared by a professional engineer along with the final plan submittal. Drainage: ❑ Neither drainage nor geology reports were submitted with this change of zone application. Since no specific development was proposed, Public Works shall make appropriate reviews at the final plan. ❑ The applicant shall show and identify all existing irrigation / ditch systems for this development on the change of zone plat. There is a major ditch running along the eastern property boundary. The applicant must address the thin sliver of property located east of the ditch. Ditch easements should be noted. ❑ There are (or were) several retention ponds located on this property. The ponds must be shown on the change of zone plat, since they are a major land feature. In addition, a note should be placed on the change of zone plat regarding these ponds and any environmental implications of future land use. A note should be added to the change of zone plat regarding the current(or past) land use in general with respect to any environmental implications of future land use. The applicant must realize drainage release off-site may influence the final design and final drainage report. ❑ Often, a drainage report by a professional engineer licensed in the State of Colorado would be submitted with the change of zone application. Since no development is proposed, Public Works is not requiring a final drainage report at this time. The applicant must keep in mind that consideration for drainage will be required for future proposed development. ❑ The applicant references a `FIRM' flood hazard map. A copy of this map must be submitted in the final drainage report. ❑ Final drainage construction plans, conforming to the drainage report, shall be submitted with the final plan application. RECOMMENDATION: The Public Works Department recommends approval of this change of zone. The applicant shall address the comments listed above at the specific step of the review process stated. The review process will continue only when all appropriate elements have been submitted. Any issues of concern must be resolved with the Public Works Department prior to recording the change of zone and final plats. PC: CZ-1036 Email&Original:Planner' PC by Post: Applicant 2i,„(2,, L'utif PC by Post: Engineer J M\Petv1luunng Rovicwn-Change ofZonc\2-1036 IMP Gavle Comp+^Y(Zooe Clump)doc Page 2 of 2 07-march-3601 STATE OF COLORADO OFFICE OF THE STATE ENGINEER �,oeepi� Division of Water Resources Weld County Planning Department It' _ Department of Natural Resources GREELEY OFFICE 1313 Sherman Street, Room 818 Denver,Colorado 80203 MAR 11 2003 -4-tt876 Phone(303)866-3581 FAX(303)866-3589 E E PI E D Bill Owens www.water-state.co.us its 61L� Y1VJ Governor Greg E.Walther Executive Director March 10, 2003 Hal D.Simpson,P.E. State Engineer Kim Ogle Weld County Planning Dept 1555 N. 17th Ave. Greeley, CO 80631 RE: Change of Zone from A to 1-3, CZ-1036 Dear Kim Ogle Pursuant to the State Engineer's August 7, 1995 memorandum to county planning directors, this office is no longer providing comments on land use actions that do not involve a subdivision as defined in Section 30-28-101(10)(a), C.R.S. This referral does not appear to qualify as a "subdivision", however, it appears that wells will be used to serve the property. If the wells will be used for purposes other than those currently approved, they must be repermitted. Returned herewith are the materials submitted to this office in the above referenced matter. If you have any questions in this matter please call Joanna Williams in this office. Sincerely Kevin G. Rein Water Resource Engineer KGR/JMW Enclosure EXHIBIT 13 Weld County Planning Department GREELEY OFFICE MAR 2 1 2003 R E C E a _ ircH), ‘„, Weld Ca WI I March 3, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant JMF Cattle Company/Grant Case Number CZ-1036 Brothers, c/o Doug Grant Please Reply By March 24, 2003 Planner Kim Ogle Project Change of Zone from A (Agricultural)to I-3 (Industrial). Legal Part S2NW4, SW4NE4, NW4SE4 of Section 20, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location 0.5 miles North of WCR 6 and West of and adjacent to WCR 27. Parcel Number 1471 20 000023 and 1471 20 000033 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) April 15, 2003 X We have reviewed the request and find that it does/does not comply with our Comprehensive Plan O We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: ?Lae IC as firtyAcu,eo L6tre(; r'.°M foper Lunt,hl FLA.1nitt coMMthsroJ , Signature t Date 3/15/0 3 Agency & -1" o r ro Ltif-fort •)Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-649 EXHIBIT t "- EN ,oRr 3opr City effort !Lupton 35 IIlt—lien U 11)nl (IIT I.A( Il u:Au1R( IIOSVI)P.S}R" IIUxl)RI N(YAI:VIll P.O. Box I4S County ofAWeld �0L0RAD� 130 S. McKinley Avenue (303) 857-6694 Fort Lupton, Colorado 80621 Fux 1303) 857-0351 Pertoimance. Inlegnly.Tcanneork ALcounlahility and Service March 15, 2003 Weld County Department of Planning Services Attention: Kim Ogle 1555 North 17th Avenue Greeley, Colorado 80631 Subject: Case Number CZ-1036 Dear Mr. Ogle: Thank you for the opportunity to review the rezoning application submitted by JMF Cattle Company, to rezone property from A (Agricultural) to I-3 Industrial. As a result of review by the staff and Planning Commission, the City has the following comments and concerns. 1. The subject site is within the Municipal Referral Area as define by the Coordinated Planning Agreement between the City and County. Section 3.2 of the Agreement states: "To the extent legally possible the County will disapprove proposals for Urban Development in areas of the Municipal Referral Area outside the Urban Growth Area." It is the opinion of the Commission that a rezoning will open the door to development by- right, that will be urban in nature. If the rezoning is approved, the County will no longer have ability to ensure that the property is developed in conformance with the Coordinated Planning Agreement. 2. If the rezoning is approved,will the property be required to go through a subdivision process where the developer will enter into an agreement to construct the necessary street, intersection and drainage improvements? Weld County Road 27 is a Major Arterial according to the Fort Lupton Transportation Plan, and a critical parallel path to Highway 85 that links Fort Lupton to Brighton. It is the opinion of the Commission that this type of urban development should be required to construct urban level improvements. The street improvements should include improving Weld County Road 27 to arterial status as well as signalization of WCR 6 and Highway 85. In summary, it is the opinion of the Planning Commission that this proposed change of zone should be denied by the Weld County Planning Commission and the County Commissioners. The request is in direct conflict with the Fort Lupton Comprehensive Plan and the Coordinated Planning Agreement between Fort Lupton and Weld County. Please do not hesitate to contact the City Planner, Brian Grubb if you have further questions regarding this recommendation. Thank you again for the opportunity to review and comment upon this application. Sincerely LL )0,H /kW, Steve Mitchell Co-Chair, Fort Lupton Planning Commission cc: Weld County Attorney's Office Attention: Lee Morrison 915 10 Street Greeley, Colorado 80631 Bill Wallace, City Attorney t1 (it ii4H-II , Weld County Referral VI I March 3, 2003 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant JMF Cattle Company/Grant Case Number CZ-1036 Brothers, c/o Doug Grant Please Reply By March 24, 2003 Planner Kim Ogle Project Change of Zone from A(Agricultural)to 1-3 (Industrial). Legal Part S2NW4, SW4NE4, NW4SE4 of Section 20,T1 N, R66W of the 6th P.M.,Weld County, Colorado. Location 0.5 miles North of WCR 6 and West of and adjacent to WCR 27. Parcel Number 1471 20 000023 and 1471 20 000033 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) April 15, 2003 ❑ W have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ 4'e have reviewed the request and find no conflicts with our interests. 9'See attached letter. Comments: i , /, n Signature � �� , , , i( // Date mr, na1� Li, 2Cc3 ` " cLq"_ V`7" Agency s , � ; A.„447`„� A it,;),,, +Weld County Planning Dept. 01555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-• EXHIBIT 1S fttatilr" DEPARTMENT OF BUILDING INSPECTION Weld County Administrative Offices 1555 N. 17th Avenue, Greeley, CO 80 31 WEBSITE: www.co.weld.co.us Phone (970) 353-6100, Ext. 3540 I Fax (970) 304-6496 WI C. COLORADO March 24, 2003 JMF Cattle Company/ Grant Brothers, c/o Doug Grant Change of Zone form A (Agricultural) to 1-3 (Industrial). CZ-1036 A list of active and historical permits issued for this parcel was included with the application. 1. Building permits shall be obtained prior to the construction of any new building. A plan review is required for each building. 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. Permits are required to move or demolish any building currently placed on this property. 2. Each 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. 3. New buildings shall conform to the requirements of the codes adopted at the time of permit application. Currently, the following codes have been adopted: 1997 Uniform Building Code; 1998 International Mechanical Code; 1997 International Plumbing Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code. 4. A Flood Hazard Development Plan shall be submitted for buildings constructed within the 100-year flood plain. Please contact me for any further information regarding this project. Sincerely, Jeff Reif Building Official Service,Teamwork, Integrity,Quality 00}Its Memorandum TO: Kim Ogle, W.C. Planning DATE: March 28 2003 C• FROM: Pam Smith, W.C. Department of Publi COLORADO Health and Environment �/ CASE NO.: CZ-1036 NAME: JMF Cattle Co./Grant Bros. The Department has reviewed the request to change from Agricultural to Industrial (I-3). The site is a vacated feedlot. There are 3 residences on site (house, aka 2542, modular and mobile home, aka 2522 #1 &#2), an office/scale house (2602) (addresses provided by caretaker at time of site inspection), shop, grain elevator with 3 above ground fuel tanks, loading dock, stockpiled coal, above ground fuel tanks near composting area, lagoons (some still holding water) and uncleaned feedlot pens. The Department has record of 2 septic systems (data indicates for residences at 2532 and 2602). A well is also centrally located to the three houses. Any further development of the site will require a Site Plan Review. Any commercial/industrial development must comply with all applicable Weld County Department of Public Health and Environment, Colorado Department of Public Health and Environment, EPA and/or Oil and Gas regulations. The applicant/developer must contact the appropriate agency for more information regarding the site-specific requirements of each development. The Department recommends approval of this application with the following conditions: 1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. 2. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. 3. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. 4. Manure and manure-contaminated wastes shall be removed and disposed in accordance with the land application requirements in the Confined Animal Feeding Operations (CAFO) regulations. Following the removal of all manure wastes the applicant shall submit a final report documenting the quantities of manure and manure-contaminated wastes removed, disposal method, and post removal confirmation sampling of nitrogen and phosphorous. 5. All fuel tanks must be removed in accordance with the Underground and Above Ground Storage Tank Regulations (7 CCR 1101-14). Additionally, at a minimum the Department recommends confirmation sampling be conducted in the vicinity of the fuel tanks to verify the contaminated soils have bee appropriately removed. EXHIBIT CASE NO.: CZ-1036 NAME: JMF Cattle Co./Grant Bros. 6. Fugitive dust shall be controlled on this site. 7. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as delineated in 25-12-103 C.R.S., as amended. 8. 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 septic permits for some of the residential septic systems located on the parcel. All residences that are to remain on site must have permitted septic systems. The applicant should contact the Department to update existing septic permits to correct addresses. Any existing residential septic system(s) that will remain on the parcel, 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. 9. The Environmental Health Division of the Weld County Department of Public Health & Environment was unable to locate septic permits for the commercial structures located on the parcel. All commercial structures that are to remain on site must have permitted septic systems. The applicant should contact the Department to update existing septic permits to correct addresses. Any existing commercial septic system shall be reviewed by a Colorado Registered Professional Engineer for adequacy to serve the proposed uses at the time a Site Plan Review application is submitted. 10. Any abandoned septic system must comply with the Weld County Code Section 30-4-20 (D). The applicant should contact the Department to update existing septic permits for those systems that have been abandoned. O:\PAM\PLANNING\CHZON E\CZ1036.RTF ‘234t;5) Planning Departrrien! ee ""' Weld County 5i GREELEY OFFICE �" RCn �iED �o� ( ) Ys\i d APR ]. 0 2003 OAR 20r., W RECE E d Co CD.a` yAy • rral o ' March 3, 2003 COLORADO The ounty Department of Planning Services has received the following item for review: __mss" .. - JMF Cattle Company/Grant Case Number CZ-1036 Brothers, c/o Doug Grant Please Reply By March 24,2003 Planner Kim Ogle Project Change of Zone from A(Agricultural)to I-3 (Industrial). Legal Part S2NW4,SW4NE4, NW4SE4 of Section 20,Ti N, R66W of the 6th P.M.,Weld County, Colorado. Location 0.5 miles North of WCR 6 and West of and adjacent to WCR 27. Parcel Number 1471 20 000023 and 1471 20 000033 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) April 15, 2003 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Comments: 1 N o c o nnr^n.w,t (t arcd i ckcur t� aE 2cr t As Plans p roll(e$S pleas€, ifldUAL. CDOt, (J Signature olAO-I Date 4k/c Agency C) cool Across +Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax EXHIBIT 1 c-7 MEMORANDUM To: Kim Ogle From: Dave Tuttle Date: April 8, 2003 Subject: CZ-1036 The sheriffs office has no concerns with this Change of Zone request. 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. The Sheriff's Office lacks the ability to absorb any additional service demand without the resources recommended in the multi-year plan provided to the Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this proposal. EXHIBIT / Hello