HomeMy WebLinkAbout20011581.tiff DEPARTMENT OF PLANNING SERVICES
1555 N. 17th Avenue,Greeley,CO 80631
Phone(970)353-6100, Ext 3540, Fax(970)304-6498
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USE BY SPECIAL REVIEW APPLICATION
Application Fee Paid Receipt# Date
Recording Fee Paid Receipt# Date
Application Reviewed by:
T�O�,BAE�CpOOMM�PL IETTED BY APPLICANT: (Please� print or type, except for necessary signature)
LN1/2of5W114,52C.ZO,TIN,R66W EWPERMITAREA
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PARCEL NUMBER: 147120000022 (12 digit number-found on Tax I.D.
Information or obtained at the Assessors Office.
Section 20 ,T 1 N, R 66 W-Total Acreage 67.97 Zone District A Overlay Zonen/a
2292 WCR 27, Fort Lupton, CO 80621
Property Address(if available)
Proposed Use Asphalt and Concrete Processing Facility, Residential, Agriculture
SURFACE FEE (PROPERTY OWNERS)OF AREA PROPOSED FOR THE SPECIAL REVIEW
PERMIT
Laurence G. Hawse 2003 Balsam Drive
Name: Address:
Boulder, CO 80304 303-442-0073
City/State/Zip: Home Telephone: Business Telephone
Name: Address:
City/State/Zip: Home Telephone: Business Telephone
APPLICANT OR AUTHORIZED AGENT(If different than above)
Name: Asphalt Specialties Co., Inc. (Dan Hunt, President)
7321 E. 88th Avenue Henderson, CO 80640
Address: City/State/Zip:
n/a (303) 659-8529
Home Telephone: Business Telephone:
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case#
Floodplain: 0 Yes o No Geologic Hazard: ❑ 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. �j
.i'E �
Rev 1-27-97 Signature: Owner or Authonzed Agent
Signature: Applicant
5
— 2001-1581
r
APPLICATION FOR
USE BY SPECIAL REVIEW
CONSTRUCTION MATERIALS YARD
N1/2 of SW1/4 SEC.20, T 1 N, R66W
(2292 WCR 27, FORT LUPTON, CO 80621)
WELD COUNTY, COLORADO
ASPHALT SPECIALTIES CO., INC.
Prepared for:
Asphalt Specialties Company Incorporated
7321 East 88t Avenue
Henderson, Colorado 80640
Prepared by:
Banks and Gesso, LLC
720 Kipling Street, Suite 117
Lakewood, Colorado 80215
February 13, 2001 EXHIBIT
CONTENTS
Application Form
Introduction
24.7.1 Compliance and Compatibility Discussion Page
24.7.1.1 Statement of Consistency with Comp. Plan 1
24.7.1.2 Statement of Consistency with Intent of District 4
24.7.1.3 Statement of Compatibility with Existing Uses 4
24.7.1.4 Statement of Compatibility with Future Uses 5
24.7.1.5 Statement of Compliance with Overlay District Regulations 5
24.7.1.6 Statement of Agricultural Land Conservation Efforts 5
24.7.1.7 Statement of Adequate Provisions for Safety, Health 6
and Welfare of Surrounding Neighborhoods
24.7.2 General Proiect Information
24.7.2.1 Name, Address, and Telephone Number of Applicant 6
24.7.2.2 Name and Address of Fee Owners of Affected Land 7
24.7.2.3 Legal Description of Property Under Consideration 7
24.7.2.4 Acreage of Property Under Consideration 7
24.7.2.5 Existing Land Use 7
24.7.2.6 Existing Land Uses of Adjacent Properties 8
24.7.2.7 Present Zone and Overlay Districts 8
24.7.2.8 Signatures of Applicant and Fee Owners 8
24.7.2.9 Certified List of Landowners within 500'of Affected Land 9
24.7.2.10 Affidavit Listing Mineral Owners or Lessee's 9
24.7.2.11 Certification of Sign Posting 9
24.7.3 Description of Proposed Use
24.7.3.1 Type of Use 10
24.7.3.2 Proximity of Proposed Use to Residential Structures 10
24.7.3.3 Number of Shifts and Employees 10
24.7.3.4 Maximum Number of Users of Site 10
24.7.3.5 Types and Maximum Number of Animals On Site 10
24.7.3.6 Types and Numbers of Processing Equipment 11
24.7.3.7 Type, Number, and Uses of Proposed Structures 11
24.7.3.8 Type, Size, Weight, and Frequency of Vehicular Traffic 11
24.7.3.9 Domestic Sewage Facilities 11
24.7.3.10 Size of Stockpile, Storage, or Waste Areas 11
24.7.3.11 Method and Time Schedule for Removal of Debris 12
24.7.3.12 Period of Time Required for Construction of Operation 12
24.7.3.13 Landscaping Plans 12
24.7.3.14 Reclamation Procedures Upon Cessation of Use 12
24.7.3.15 Statement of Need for Use 12
24.7.3.16 Proposed Fire Protection Measures 13
24.7.4 Special Review Permit Plan Map
24.7.4.4 Vicinity Map 13
24.7.4.5 Plot Plan Map 13
24.7.5 Supporting Documents
24.7.5.1 Power of Attomey Letter 13
24.7.5.2 Proof of Water Supply 13
24.7.5.3 Proof of Applicants Legal Interest in Property 14
24.7.5.4 Noise Report 14
24.7.5.5 Soil Report 14
24.6 Operating Policies 16
Appendices
Maps
INTRODUCTION
This application is for a Use by Special Review and has been prepared and submitted
under the provisions of the Weld County Zoning Ordinance.
The Applicant, Asphalt Specialties Company, Incorporated, is applying for this Permit to
construct an asphalt and concrete processing facility, located in Weld County. The
project site is approximately 68 acres and (except for approximately 12 acres owned by
the Union Pacific Railroad) is the North '%of the Southwest'%of Section 20, Township 1
North, Range 66 West of the 6"' PM. The site is located on the east side of Weld County
Road 27, between Weld County Road 6 to the south and Weld County Road 8 north of
the site. Weld County Road 27 borders the west property line. An existing railroad line
and right-of-way tract bisects the subject property.
The existing zoning for the project site is Agriculture and existing uses are agriculture
and rural residential. The existing uses that surround the project site are railroad and
agriculture. The proposed uses for the site include an asphalt and concrete facility and
continued use of a residential structure and the agricultural area east of the Union
Pacific railroad right-of-way.
The Applicant proposes to construct an asphalt and concrete processing facility that will
consist of the following uses; an asphalt and concrete batch plant, office trailer, storage
area for materials, and associated accessory uses such as the storage and repair of
equipment. The operation of the proposed facility will import, stockpile and process
construction aggregates on-site. The proposed facility will be located in the northwest
area of the site and will occupy approximately 14 acres of the total 68 acres on the
western portion of the site. The existing residential structure located in the southwest
corner of the site will remain.
Access to the site will be provided from Weld County Road 27 at the southwest corner of
the site. The proposed access road will utilize an existing road located north of the
existing residence and will continue east through the railroad right-of-way tract. This will
allow on-site access to the asphalt and concrete facility, railroad right-of-way, and
agriculture area in the eastern portion of the site. The proposed access road from Weld
County Road 27 will allow vehicular traffic direct access to County Roads 6 and 8 that
intersect Highway 85. The location of the site and its proximity to existing roadways will
allow more direct access of the facility products to the existing commercial and industrial
markets and future development of the area.
Landscaping proposed for the site will provide a visual buffer along Weld County Road
27 and between the existing residential structure and proposed facility. The landscaping
along Weld County Road 27 will consist of planting materials and berms to screen the
asphalt and concrete processing facility along the public right of way. A landscaped
entranceway will also be provided at the access road from Weld County Road 27. A
fence and landscaped berm will be provided north of the existing residential structure
between the proposed facility and residence.
The proposed asphalt and concrete processing facility will be an important contributor to
the Denver-Fort Collins metropolitan region and southwestern Weld County. The
processing facility will be an important element in the continued supply of construction
materials needed for the construction and repair of roads, and other construction
projects throughout the area. The close proximity of the proposed facility to road
construction and development sites will better serve the local and surrounding
communities. Also, the proposed operation will be an important contributor to the
agricultural economy of the region by facilitating the supply of goods and services and
export of products to and from the area.
The remainder of this application package discusses the proposal in detail and
addresses all of the requirements of the Zoning Ordinance.
Banks & Gesso, LLC
24.7.1 Supporting Statements
24.7.1.1 Statement of Consistency with Comprehensive Plan
The proposed site for the Special Use permit applied for hereunder is a
68 acre parcel located within the Weld County A (Agricultural) zone
district. It is surrounded on all sides by general agricultural operations,
including cattle feeding and grain storage to the north and east, and
general farming to the west and south. The cattle feedlot is also a
Special Use within the A district. Weld County Road 27 makes up the
western boundary.
The Special Use activities proposed herein will be located on the western
portion of the parcel, leaving the eastern portion to be leased for
traditional farming activity. As such, only approximately 14 acres of the
total 68 acres will be lost to non-agricultural uses.
The proposed project is consistent with the intent of the Agricultural Goals
and Policies of the Comprehensive Plan by preserving a large portion of
the site for agriculture and the processing facility will contribute to
"...agricultural purposes which foster the economic health and
continuance of agriculture."
The proposed use for the site, asphalt and concrete production, is an
important element of both road repair and construction in southwestern
Weld County. Thus, by facilitating the supply of goods and services and
export of products to and from the area, the proposed operation will be an
important contributor to the economy of the region. The proposed use can
essentially be viewed as an agricultural activity and one that will improve
the efficiency and productivity of surrounding, traditional agricultural uses.
The asphalt and concrete operations themselves will have no direct
impact on the operational efficiency and productivity of nearby agricultural
uses. Water currently associated with the agricultural use of the property
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will remain available for agricultural purposes on that portion of the
property where farming will be conducted.
Consistent with the several goals and policies of the Comprehensive
Plan, the proposed project will "allow commercial and industrial uses
which are directly related to or dependent on agriculture...when the
impact to surrounding properties is minimal, and where adequate services
and infrastructure are available." In addition, the proposed project will
provide facilities and services needed for the processing facility to be
"developed in a timely, orderly and efficient manner to support the
transition of agricultural land to urban development."
Since the proposed use is not urban in nature, it is not anticipated that
public services or facilities will be required on an urban level or
significantly above what currently exists, the proposed use of this land will
have minimal impact on public services and facilities. Additional water or
sewer infrastructure, schools, libraries, fire or police protection, or County
maintenance facilities should not be required as a result of the
development of the subject property. Any public service that may be
needed for the proposed facility will be provided and developed in a
timely and efficient manner.
Approximately 320 trucks per day will enter and exit the facility from WCR
27. The Applicant is prepared to participate with improvements to local
County roads deemed necessary, due to increased local truck traffic
resulting from the proposed use of the subject site. A traffic study is
being prepared to more completely summarize impacts of the proposed
use on the transportation concerns of the County. The proposed
processing facility will contribute to the maintenance and construction of
roads in the southwestern portion of the County and surrounding
communities.
The proposed processing facility is a development"...that is appropriately
located in relation to surrounding land uses, and that meets necessary
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environmental standards" as stated in the Comprehensive Plan. The
facility has also been designed to "...minimize the incompatibilities that
occur between uses in the agricultural district...".
The site design for the facility has located the highest features in the
northwest area of the site, near the tallest structures of the adjacent
commercial agricultural facility. These design elements will be clustered
in one general area, so that the proposed facility is compatible with the
adjacent agriculture use and uses in the area. In addition, the site has
been designed to provide landscaping along WCR 27 in order to reduce
visual impacts along the public right of way.
Impacts of the proposed use to natural resources will be minimal. Less
than 14 acres of tillable land will be removed from agricultural use and a
large feedlot operation, grain elevator, auto body shop, and a well field
services facility are located adjacent to the subject site, creating an area
with little or no existing natural wildlife or recreational opportunities. The
relatively small area of the site, together with the surrounding land uses,
means that the proposed use of the property will have minimal impacts to
wildlife, open space, and recreational opportunities. Improvements to the
site that are related to the project will include minimal grading and
excavation. There will be no removal or alteration of streams, lakes,
trees, rock outcroppings, or unique vegetation.
The proposed facility will meet all appropriate federal, state, and county
environmental regulations pertaining to surface and ground water, air,
and solid and hazardous wastes. The facility will also meet appropriate
noise, lighting and heat standards and will contribute to the County's
interests in environmental protection by providing a facility for the
processing and recycling of asphalt and concrete materials.
As discussed above, the proposed project is consistent with intent of the
Goals and Policies of the Weld County Comprehensive Plan.
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24.7.1.2 Statement of Consistency with Intent of Underlying Zone District
The proposed use will be an important contributor to the maintenance and
construction of the road system in southwestern Weld County. Thus,
while not a literal "agricultural" use, the proposed use will have a direct
impact on the continued effectiveness of transporting agricultural goods
and other products of rural Weld County to and from market. Road repair
and construction is not only essential for continued viability of the
agriculture industry, but for the health, safety, and welfare of all County
residents as well. To provide construction materials at a reasonable cost,
a facility such as that proposed under this application must be located
within or near the area to be served. The proposed use is consistent with
the intent of the Agriculture Zone, where it is allowed as a Use by Special
Review.
24.7.1.3 Statement of Compatibility with Existing Land Uses
The proposed use will be consistent and compatible with existing land
uses surrounding the site.
As indicated on the Plan Map, the 68-acre site is surrounded by a cattle
feedlot to the north and east, with related structures such as grain
elevators. Farming takes place to the south and west, with structures
related to the operation of those farms. Also located to the north of the
site is an auto body shop. Railroad tracks run north-south through the
westem third of the property. The eastern portion, approximately 54
acres of the total 68 acres of the property, will continue in agricultural use.
The visual impact of the proposed project will be mitigated to the greatest
degree possible. All structures related to the asphalt and concrete facility
will be similar in nature to those of surrounding buildings. The scale
house and office will be on a scale comparable to the surrounding
residential structures. Processing equipment such as storage tanks,
hoppers, and conveyors will be similar in appearance to the nearby grain
elevators, but with reduced visibility from the street. The taller
components of the facility will be located near the adjacent agriculture
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elements that are similar in height. Material stockpiles will be screened
by a landscape buffer along WCR 27.
The proposed facility will be screened and buffered from adjacent uses
with the use of vegetation, earth berms and fencing. A landscaped
entrance and landscaped berms on the west property line will provide
screening along WCR 27. The existing residence south of the facility will
be buffered with landscaped berms and fencing. The proposed facility is
designed to minimize visual impacts and is compatible with the
surrounding uses.
There will be some increase in traffic in the immediate vicinity of the
project site. However, the proposed use should have no effect on the
efficiency and productivity of the surrounding land uses.
24.7.1.4 Statement of Compatibility with Future Development
Future uses surrounding the subject property will continue to be
agricultural in nature. The proposed facility will provide construction and
road materials that will be a beneficial contributor to future agricultural
development in the surrounding area. The continued rural residential
and agriculture uses of the property will also be compatible with future
uses of the area. The uses proposed for the subject site are permitted by
the existing Agriculture zone and will be compatible with the future
development of the surrounding area.
24.7.1.5 Statement of Compliance with Overlay District Regulations
The proposed location for this Use By Special Review does not lie within
any Overlay District Maps adopted by the County.
24.7.1.6 Statement of Agricultural Land Conservation Efforts
While the Applicant will have rights to utilize the entire 68 acre parcel of
the Agricultural Zoned property, only approximately 14 acres will be used
for the concrete and asphalt facility and existing residence. The
remaining 54 acres will be used for continued agricultural production.
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The proposed processing facility important element of both road repair
and construction in southwestern Weld County. Thus, by facilitating the
supply of goods and services and export of products to and from the area,
the proposed operation will be an important contributor to the agriculture
economy of the region. The proposed use can essentially be viewed as
an agricultural activity and one that will improve the efficiency and
productivity of surrounding, traditional agricultural uses.
24.7.1.7 Statement of Adequate Provisions for Safety, Health, and Welfare of
Surrounding Neighborhoods and County
The proposed use on the subject property will provide adequate
measures for ensuring the safety, health and welfare of the surrounding
neighborhoods and the County. In order to operate a concrete and
asphalt plant on the site, the Applicant will be required to obtain several
environmental permits through the Colorado Department of Public Health
and Environment. Issuance of these permits will be contingent upon the
Applicant complying with numerous conditions relating to air, water, and
noise pollution. Without meeting those standards issued by the state, the
Applicant will not be able to operate the proposed facility. As a matter of
operating policy, the Applicant will provide adequate provisions for the
safety, health, and welfare of the surrounding neighborhoods and the
County.
24.7.2 General Project Information
24.7.2.1 Name, Address, and Telephone Number of Applicant
Asphalt Specialties Company Inc.
7321 East 88th Avenue, Suite 100
Henderson, Colorado 80640
Phone: 303-289-8555
Fax: 303-289-7707
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24.7.2.2 Name and Address of Fee Owners of Affected Land
Lawrence G. Hause
2003 Balsam Drive
Boulder, CO 80304
24.7.2.3 Legal Description of Property Under Consideration
The property occupies approximately 68 acres in unincorporated Weld
County, on the east side of Weld County Road 27. The site is south of Ft.
Lupton and north of Brighton. The street address of the sole residence
on the subject property is 2292 Weld County Road 27, Ft. Lupton,
Colorado 80621.
The legal description is as follows:
• The north % of the southwest '14 of Section 20, Township 1 North,
Range 66 West, of the 6th PM., County of Weld, State of Colorado
The property is 'A mile north of Weld County Road 6 and % mile south of
Weld County Road 8. U.S. Highway 85 is approximately ' mile west of
the subject site.
24.7.2.4 Acreage of Property Under Consideration
The total acreage for the property under consideration is approximately
68 acres. Of this, only 14 acres will be used for the operation of the
proposed facility.
24.7.2.5 Existing Land Use
The existing land uses for the property are agriculture and residential.
There is a residence with accessory farm buildings in the southwest
corner of the site. Agricultural equipment, vehicles, above ground fuel
storage tanks, agricultural chemical tanks, and various farm supplies can
be found outside of these buildings.
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A Union Pacific Railroad main line and right-of-way traverses the western
1/3 of the property in a north-south direction. Located alongside the
railroad are underground utilities, including a fiber optic line. An overhead
transmission line traverses the southern property line in an east-west
direction.
24.7.2.6 Existing Land Uses of Adjacent Properties
To the West: West of the property is Weld County Road 27.
West of this road is cropland and a few residences.
To the North: North of the property is a grain elevator operation, a
feedlot operation, and several ponds associated
with the feedlot. Just north of the grain elevator is a
Halliburton Service facility (Halliburton is an oil and
gas production service company).
To the East: East of the property is a feedlot.
To the South: South of the property is cropland. Along the
southern property line (just off the property) is an
overhead transmission line and an oil and gas tank
with its related pipes and facilities.
24.7.2.7 Present Zone and Overlay Districts
The subject property is currently located in the Agricultural (A) District.
There are no Overlay Districts associated with this site.
24.7.2.8 Signatures of Applicant and Fee Owner
The signatures of the Applicant and Fee Owner of the subject property
can be found on the Use by Special Review Application.
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24.7.2.9 Certified List of Landowners within 500'of Affected Land
Ruth Southwick JMF Cattle Company
8635 E. Bursage Circle 85 Int. & 13625 E. Cty. Line Rd.
Gold Canyon, AZ 85219-5000 Longmont, CO 80501
#147120000021 #147120000023, #147120000033
Richard & Sandra Schara Donald & Suzanne Rittenhouse
13713 Weld County Rd 6 205 West Patit Rd.
Fort Lupton, CO 80621 Dayton, WA 99328
#147120000096 #147119000009
James & Gerald Adams School District#RE-8
19668 Weld County Rd 74 Fort Lupton, CO 80621
Eaton, CO 80615 #147119000073
#1471190000034
Watada Farms Inc. Frank Yokooji
2292 Weld County Rd. 27 12673 Weld County Rd 6
Fort Lupton, CO 80621 Brighton, CO 80601
#147119000080 #147119000082
24.7.2.10 Affidavit Listing Mineral Owners or Lessees
Earth, sand and gravel is owned by the fee surface owner. The fee
simple owner, Laurance Hause, who have reserved the right to penetrate
any vein or lode to extract ore from the property (U.S. Patent recorded
March 12, 1924 in Book 677 of Page 86). Asphalt Specialties Company,
Inc., will ultimately possess the mineral rights to the land, upon purchase
of the property. An oil and gas lease between the fee simple owner and
H.L. Willett has been recorded for the property.
24.7.2.11 Certification of Sign Posting
A sign will be posted on the property, 10 days prior to the hearing, as
required by the Weld County Zoning Ordinance.
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24.7.3 Description of Proposed Use
24.7.3.1 Type of Use
The Applicant proposes to construct an asphalt and concrete processing
facility that will occupy approximately 14 acres of the total 68 acres. The
asphalt and concrete processing facility will consist of the following uses;
an asphalt and concrete batch plant, office trailer, storage area for
materials and an accessory use area. The existing agricultural use on the
eastern portion of the site is proposed to continue, and the residential
structure located in the southwest corner will also remain.
24.7.3.2 Proximity of Proposed Use to Residential Structures
Residential structures that are located in the surrounding area are located
west of the proposed project site and south of the site at the intersection
of WCR 27 and WCR 6. The residences to the south are approximately
'/4 mile from the proposed facility. The existing residential structure of the
project site will remain and will be directly south of the facility. The
residence west of the property will be buffered from the facility by WCR
27 and landscaping along the west property line adjacent to WCR 27.
24.7.3.3 Number of Shifts and Employees
The proposed facility will have one shift of approximately 20 employees
per day.
24.7.3.4 Maximum Number of Users on Site
The maximum number of non-employee users, patrons, buyers or other
visitors for the proposed facility will be 20 persons, in addition to the 20
full time employees of the site.
24.7.3.5 Maximum Number of Animals on Site
No animals will be located on the proposed project site.
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24.7.3.6 Types and Numbers of Processing Equipment
The proposed processing facility will include concrete and asphalt batch
plants. The processing equipment utilized for these plants include a truck
scale, driveover unloading hopper, stacking conveyor and any other
ancillary equipment associated with the asphalt and concrete plants.
24.7.3.7 Type, Number, and Uses of Proposed Structures
The structures proposed for this facility will consist of one asphalt plant,
one concrete plant, conveyors and a pre-fabricated office trailer.
24.7.3.8 Type, Size, Weight, and Frequency of Vehicular Traffic
The number of truck trips projected for the proposed facility is
approximately 320 trips per day. The type of trucks used for the
processing facility will be tractor trailers, tandem dump trucks and cement
mixers. Tractor trailers are approximately 75,000 pounds each and
typically haul between 16 and 24 cubic yards of material. Tandem dump
trucks weigh approximately 55,000 pounds each and can haul between 8
and 12 cubic yards of material. Cement mixers are approximately 65,000
pounds (loaded) and typically carry between 8 and 10 cubic yards of
material. Vehicular access to the site will be provided from WCR27, just
north of the existing residence located in the southwest corner of the
property. Please see traffic report for additional information.
24.7.3.9 Domestic Sewage Facilities
A sewage facility does not currently exist for the proposed facility site. An
ISDS tank for septic water will be provided for the commercial facility.
Please see attached documentation.
24.7.3.10 Size of Stockpile, Storage, or Waste Areas
The proposed asphalt and concrete facility site plan is shown on the
Special Review Permit Plan Map. The material stockpiles for the facility
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will be no taller than 45 feet in height and will cover approximately 9
acres, at a maximum.
24.7.3.11 Method and Time Schedule for Removal of Debris
Typical waste materials for the proposed uses will be removed by routine
trash pickup service. The facility will not produce any other waste or junk
materials and no permanent disposal of wastes will be allowed.
24.7.3.12 Period of Time Required for Construction of Operation
Once construction of the proposed asphalt and concrete processing
facility has commenced, approximately six months will be required to
complete construction and landscaping for the proposed facility.
24.7.3.13 Landscaping Plans
The Landscape Plan can be found in the map pocket of the document.
24.7.3.14 Reclamation Procedures Upon Cessation of Use
The proposed asphalt and concrete processing facility will only affect the
surface of the property. If terminated, the proposed facility, including
asphalt and concrete plants, equipment and material stockpiles, will be
removed. The project site will be graded and seeded and/or redeveloped
for a future use in such a scenario.
24.7.3.15 Statement of Need for Use
As the Denver-Fort Collins metropolitan regions continue to grow, the
need for construction materials such as concrete and asphalt will continue
to rise. The applicant, Asphalt Specialties Co., Inc., is a heavy highway
contractor that constructs and provides materials for the construction of
roads in Weld County and the surrounding communities. The Applicant's
proposed use of the property for an asphalt and concrete processing
facility will be an important element in the continued supply of
construction materials needed for the construction and repair of roads,
and other construction projects throughout southwestern Weld County.
The close proximity of the proposed facility to road construction and
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development sites in the area will better serve the local and surrounding
communities. Also, the proposed operation will be an important
contributor to the agricultural economy of the region by facilitating the
supply of goods and services and export of products to and from the area.
The proposed use will improve the efficiency and productivity of
surrounding, traditionally agricultural uses, and will help the area develop
in an orderly fashion.
24.7.3.16 Proposed Fire Protection Measures
The Applicant has contacted the Weld County Fire Department and is
currently waiting for their comment(s).
24.7.4 Special Review Permit Plan Maps
24.7.4.4 Vicinity Map
See map pocket.
24.7.4.5 Plot Plan Map
See map pocket.
24.7.5 Supporting Documents
24.7.5.1 Power of Attorney Letter
A power of attorney letter is not required for this application.
24.7.5.2 Proof of Water Supply
The potable water supply will be provided by bottled water trucked to the
site. Water needed for the plant operations, sewage and dust control will
be supplied by on-site wells. The fee simple owner also has 65 shares of
water from the Fulton Irrigating Ditch Company. Please see attached
documentation.
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24.7.5.3 Proof of Applicants Legal Interest in Property
See attached proof of Applicant's legal interest. The final sale of this
parcel to Asphalt Specialties Company, Inc., will take place once
appropriate zoning documents and other permits have been obtained. In
the interim period, the current owner has executed an Agreement
allowing Asphalt Specialties Company, Inc., to obtain Use by Special
Review and other approvals for its proposed land use.
24.7.5.4 Noise Report
The proposed facility will meet all appropriate noise standards
enumerated in Section 25-12-101 CRS (as amended) for industrial uses.
The Applicant is requesting that the Weld County Department of Planning
Services waive a noise report.
24.7.5.5 Soil Report
The U.S. Department of Agriculture, Natural Resource Conservation
Service, Greeley Field Office, has mapped six soil types on the property,
as shown on the Vicinity Map and discussed below.
A small pocket of Altvan loam is found in the northwest area and Ascalon
loam soil is located in a large band through the center of the project site.
Dacono clay loam is found in the western portion of the project area.
The eastern portion of the site is comprised of Vona loamy sands of 0 to 1
percent slopes and 1 to 3 percent slopes with a small pocket of Olney fine
sandy loam in the northeast corner. A large band of Vona loamy sand of
0 to 1 percent slopes bisects the central and western portion of the site.
Altvan loam, 0 to 1 percent slopes
This deep, well draining soil made up of a grayish brown loam surface
layer that is approximately 10 inches thick over a subsoil of clay loam and
sandy clay loam approximately 15 inches thick. A calcareous loamy sand
substratum is approximately 6 inches thick over gravelly sand.
Permeability and water capacity of this soil is moderate, with a slow runoff
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and low erosion. It is suitable for irrigated crops and wildlife. The urban
and recreational development potential for this soil type is fair to good
with some limitations of urban development due to the shrink-swell and
permeability features of the soil.
Ascalon loam, 0 to 1 percent slopes
The Ascalon layer is deep and well drained, typically 10 inches thick. The
sandy clay loam subsoil is approximately 15 inches thick over a 60-inch
calcareous sandy loam substratum. The permeability of this soil is
moderate with a high water capacity. Runoff hazard is slow and water
erosion is low. This type of soil is suited for irrigated crops and wildlife.
The potential for urban and recreational development is considered good
with a soil feature limitation due to the shrink-swell potential of the
subsoil.
Dacono clay loam, 0 to 1 percent slopes
This soil type is deep and well drained with a typical surface layer of clay
loam approximately 12 inches thick and clay loam subsoil layer
approximately 15 inches thick. The expected permeability of this soil type
is moderately slow and surface runoff is slow. The water erosion hazard
is low. This type of soil is mainly used as irrigated cropland and also
suited for wildlife habitat. The potential for urban and recreational
development for this soil type is fair. The high shrink swell, low strength
and moderately slow permeability features of this soil type may create
problems in dwelling and road construction.
Olney fine sandy loam, 1 to 3 percent slopes
This deep well draining soil type is found on plains and fans and was
formed in mixed outwash deposits. This layer is typically comprised of a
10-inch thick brown fine sandy loam and a 14-inch thick subsurface layer
of sandy clay loam. This soil is typically used as cropland and has
moderately rapid permeability with medium runoff and a low water erosion
hazard. This soil is also suited for wildlife, rangeland and has good
potential for urban and recreational development.
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Vona sandy foams, 0 to 1 percent slopes and 1 to 3 percent slopes
Two types of this soil are found on the site. One is common in 0 to 1
percent slopes, the other in 1 to 3 percent slopes. They are deep, well
draining soils found on plains and high terraces. Permeability is
moderately rapid with a moderate water capacity. Runoff is slow and
water erosion hazard is low. Typically these soils are used as rangeland
for 1 to 3 percent slopes, irrigated cropland and wildlife habitat for both
types.
The soil types located within the proposed processing facility area are
primarily comprised of Dacono clay loam with small amounts of Altvan
loam and Vona sandy loam. These soils have fair to good potential for
urban development. The proposed facility with potential soil treatment will
be compatible with the soil types found in the facility area. The continued
residential and agricultural uses are consistent with the soil types and
their suitable uses. Overall, the soil types located within the subject
property, will support the proposed uses and should not present moderate
or severe limitations to the proposed uses.
24.6 Operating Policies
In addition to the commitments contained in the Use by Special
Review Application, the Applicant commits to the following
operating policies:
1. The following hours of operation are proposed for 6 days per week,
Monday through Saturday:
6:00 A.M. to 10:00 P.M. for concrete and asphalt processing
6:00 A.M. to 2:00 A.M. for maintenance and repairs
6:00 a.m. to 10:00 p.m. for truck hauling, asphalt and concrete
operations
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The administrative/executive offices may operate 24 hours per day, 7
days per week.
An exception to the above hours will be allowed when government
contracts are obtained that require extended hours. In this case, 24
hour per day operations will be allowed to meet such contract
requirements.
2. The Applicant shall, as necessary, cut or trim unsightly and noxious
weeds to preserve a reasonable appearance and to prevent weeds
from spreading to adjoining properties. Supplemental weed control
activities may, at any given time, be undertaken by the landowner on
portions of the property not subject to mining.
3. No permanent disposal of wastes shall be permitted at this site.
4. Waste materials shall be handled, stored, and disposed of in a
manner that controls fugitive dust, blowing debris, and other potential
nuisance conditions.
5. The maximum permissible noise level shall not exceed applicable
decibel limits, as measured according to section 25-12-102, Colorado
Revised Statutes.
6. The Applicant shall move, handle, and stockpile materials and
products in the facility area in a manner that will prevent nuisance
conditions.
7. The facility shall at all times operate in accordance with a dust
abatement plan approved by the Colorado Department of Public
Health and Environment. The facility shall have sufficient equipment
available to implement the dust control as required by the Weld
County Health Department.
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8. All construction on the property shall be in accordance with the Weld
County Building Code Ordinance.
9. Lighting provided for security and emergency night operation on the
site shall be designed so that the lighting will not adversely affect
surrounding property owners.
10. The property owner or operator shall be responsible for complying
with the Operating Standards of Section 24.6 of the Weld County
Zoning Ordinance, as amended.
11. Personnel from the Weld County Health Department and Weld County
Planning Department shall be granted access to 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.
12.The scope of the Use by Special Review permit applied for hereunder
shall be limited to the plans shown herein 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 Planning Commission before such
changes to the plans or Development Standards are permitted. Any
other changes shall be filed in the office of the Department of
Planning Services.
13.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.
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Appendix A
Use by Special Review Questionnaire
USE BY SPECIAL REVIEW QUESTIONNAIRE
Construction Materials Yard
N1/2 of SW1/4 Section 20, T1N, R66W
(2292 WCR27, Fort Lupton, CO 80621)
Asphalt Specialties Co, Inc.
1. Explain, in detail, the proposed use of the property.
Please see Introduction and Section 24.7.1.1 of the Application.
2. Explain how this proposal is consistent with the intent of the Weld County
Comprehensive Plan.
Please see Section 24.7.1.1 of the Application.
3. Explain how this proposal is consistent with the intent of the Weld County Zoning
Ordinance and the zone district in which it is located.
Please see Section 24.7.1.2 of the Application.
4. What type of uses surround the site? Explain how the proposed use is consistent
and compatible with surrounding land uses.
Please see Sections 24.7.2.5, 24.7.2.6 and 24.7.1.3 of the Application.
5. Describe, in detail, the following:
a. How many people will use this site?
Please see Sections 24.7.3.3 and 24.7.3.4 of the Application.
b. How many employees are proposed to be employed at this site?
Please see Section 24.7.3.3 of the Application.
c. What are the hours of operation?
Please see Operating Standard Number 1 of Section 24.6 of the Application.
d. What type and how many structures will be erected(built)on this site?
Please see Section 24.7.3.7 of the Application.
e. What type and how many animals, if any, will be on this site?
No animals are proposed for the site.
f. What kind(type, size, weight) of vehicles will access this site and how often?
Please see Section 24.7.3.8 of the Application.
g. Who will provide fire protection to the site?
Please see Section 24.7.3.16 of the Application.
h. What is the water source on the property? (Both domestic and irrigation)
Please see Section 24.7.5.2 of the Application.
i. What is the sewage disposal system on the property? (Existing and proposed).
Please see Section 24.7.3.9 of the Application.
j. If storage and warehousing is proposed, what type of items will be stored?
Please see Section 24.7.3.10 of the Application.
6. Explain the proposed landscaping for the site. The landscaping shall be separately
submitted as a landscape plan map as part of the application submittal.
Please see the Landscape Plan and Introduction of the Application.
7. Explain any proposed reclamation procedures when termination of the Use by
Special Review activity occurs.
Please see Section 24.7.3.14 of the Application.
8. Explain how the storm water drainage will be handled on the site.
The storm water drainage for the site will be maintained as an overland flow. Any
treatment of historic water flows will be addressed and if necessary, an on-site
detention or filtration system will be provided. Any necessary storm water facility will
comply with Design Standards of Section 24.5.1.5 of the Weld County Zoning
Ordinance.
9. Explain how long it will take to construct this site and when construction and
landscaping is scheduled to begin.
Please see Section 24.7.3.12 of the Application.
10. Explain where storage and/or stockpile of wastes will occur on this site.
Please see Section 24.7.3.10 of the Application.
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Appendix B
Weld County Road Access Information Sheet
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EXHIBIT
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APPENDIX B
WELD COUNTY ROAD ACCESS INFORMATION SHEET
Weld County Public Works Department Date:
till H Street,P.O.Box 758, Greeley,CO 80632
Phone: (970)356-4000,Ext.3750 Fax: (970)304-6497
Mr. Dan Hunt, President, Asphalt Specialties Co., 303-289-8555
I. Applicant Name, PAoue
Address 7321 Eat Mtn Avenue City Henderson State C_Zipt3U(54U
2292 WCR 27, Fort Lupton, CO, 80621
2. Address 91 locahon of access
Section 2° Township 1 NOM Range66 W
Subdivision Block Lot
Weld County Road q 27 Sidc of Road East Distance from nearest intersection114 Ills.
1
3. Is there an existing access to the property? Yes X No_ #of accesses
4. Proposed Use:
❑ Permanent X Residential/Agricultural IX Industrial
❑ Temporary ❑ Subdivision ❑ Commercial ❑ Other
5. Site Sketch
1 9
Legend for Access WTR 8 to
Description: I "' fat.
Description:
AG= Agricultural a
RES = Residential
O&G= Oil&Gas
D.R. = Ditch Road
2 __'
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OFFICE USE ONLY:
Road ADT Date Accidents Date
Road ADT Date ..__ Accidents Date
Drainage Requirement Culvert Size Length
Special Conditions
❑ Installation authorized ❑ Information Insufficient
Reviewed By: Title:
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