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Home My WebLink About20001860.tiff /r",, PL _ G CO v 1 SSIi3ON SUMMARY J ITEM: Weld County Referral for a Change of Zone PROJECT: J. Quarter Circle Rezone LOCATION: South of and adjacent to WCR 64 (AKA"O" Street),North and East of U.S. Hwy. 85 By-Pass. APPLICANT: J. Quarter Circle Co. Nell GOurt#y planni CASE PLANNER: Jeff Hofman,Planner II �� Pt, JUL 7 9 2000 PLANNING CO I t SSION HEARING DATE: July 25, 2000 R ED E PLANNING COMMISSION FUNCTION: To review the proposed change of zone for compliance with the City of Greeley Comprehensive Plan and make a recommendation to the Weld County Board of County Commissioners. e PROJECT BACKGROUND AND OVERVIEW: The proposal is for a change of zone from the R-1 (Residential) district to an I-3 (Industrial) district in unincorporated Weld County. The I-3 zone district allows the widest range of industrial uses in unincorporated Weld County including those that may create adverse visual impact(outdoor storage) for adjacent uses. The applicant's intention is to divide the property through a Weld County recorded exemption process, rezone it for industrial use and transfer approximately 17.5 acres for a pet seed storage,packaging and distribution operation. The developed site would contain an approximate 40,000 square foot building with 30 foot high walls and what is described as 120 foot high"grain legs"that will convey seed to storage bins. The site is located south of and adjacent to WCR 64 (AKA"O" Street), directly north and east of U.S. Hwy. 85 By-Pass. "O" Street is a paved farm-to-market road and provides access to this property. The property is currently irrigated and cultivated. A gas well is located in the center of the property and a tank battery is located in the northwest corner near"O" Street. The site is in the Eaton Fire Protection District. Water service is to be provided by North Weld Water District. Waste water will be treated by individual sewage disposal systems. The subject property is less than a quarter-mile from the City's municipal boundaries and is located in the City of Greeley's Long Range Expected Growth Area(LREGA). The LREGA includes those lands anticipated to accommodate the City of Greeley's urban development over the next two decades. The site is directly adjacent to and outside the Mid Range Expected Service Area(MRESA). The MRESA is the area that is expected to develop in the next five years. The property is also in the Greeley - Weld County Airport influence.area as identified on the 1980 Weld County Airport Environment Assessment for the year 2000. -, i 2000-1860 k- — ' __�� It is the practice of the City of Greeley Planning Commission to review Weld County requests principally for conformance with the City's Comprehensive Plan policies. Specific design issues are addressed only to the degree necessary to ensure consistency with the City's Comprehensive Plan and Development Code. SITE DATA: Site Size 45.583 Acres Proposed Land Use Pet seed storage,packaging and distribution Surrounding Zoning: North - Weld County Agriculture South - Weld County I-3 (Industrial) East - Weld County R-1 (Residential) West - Weld County C-3 (Commercial) Surrounding Land Uses: North-Rural Residential and Cultivated Fields South-U.S. Highway 34 By-Pass East- Rural Residential and Cultivated Fields West- Warehousing and Trucking KEY ISSUES AND ANALYSIS: Does the request comply with the City of Greeley Comprehensive Plan? The following Comprehensive Plan Policies apply to this request. Comprehensive Plan Policy 3.1 Industrial development is encouraged to be located in areas where conflicts with other land uses are minimal and which have rail access and/or close proximity to expressways. Staff Comment: The site is approximately one-quarter of a mile east of U.S. Highway 85 and adjacent to "O" Street. The site is in close proximity to this highway. A rail line is located directly east of the highway. However, this property is not served by rail and the proposed use does not identify the need for rail service. Comprehensive Plan Policy 4.2 All development is encouraged to enhance the visual appeal of the city with special emphasis on the city's principal thoroughfares, entry-ways, and activity areas; Staff Comment: U.S. Highway 85 By-Pass adjacent to the subject property is identified in the Entryway Master Plan as a Level 4 Gateway for the City of Greeley. The plan calls for Planning Comm. Summary 2 WCR J. Quarter Circle r . landscaping (trees and screen hedges) along and within the highway right-of-way. The requested I-3 zoning allows outdoor storage and would not enhance the visual appeal of the City's entry- way. The site plan must be reviewed during the building permit process for compliance with this policy. Irrigation water is available to support the establishment and on going maintenance of the landscaping. Comprehensive Plan Policy 4.3 All development is encouraged to be designed to promote compatibility among neighboring land uses of differing intensity and character. These efforts, where practical and appropriate, should include: complementary landscaping, building massing, material selection, and site design; Staff Comment: The area to the west and northwest of the site is developed with commercial and industrial uses. The area to the east and northeast consists largely of cultivated fields and rural residential home sites. The rezone request extends the industrial zone a quarter mile closer to established residential uses. There are 3 to 4 homes in close proximity of the site and more than 12 homes located east of the property on 16`Avenue. This general area has recently seen an increased transition to heaver industrial type uses. If this trend continues, it will negatively impact the existing residential development in the area. Either a buffer or a gradual transition in zoning from the I-3 to the west and homes in R-1 to the east must be considered. The more restrictive I-1 zone district would accommodate:the stated intent rs of the property developer, would be more appropriate because it prohibits outdoor storage and would begin the transition in zoning between the existing I-3 and R-1 zone districts. Comprehensive Plan Policy 4.6 All development is encouraged to be sited in areas where the natural slope of the land complements the proposed land use. To this end, the following should serve as a guide: Industrial land use: max. slope - - 1.5% Commercial land use: max. slope -- 3.0% Residential land use: max. slope - - 15.0% Staff Comment: The majority of the site has a slope of I% or less. The slope of the site is appropriate for industrial uses that require relatively flat areas to develop large-scale structures and maneuver large trucks. The site complies with this policy. Comprehensive Plan Policy 5.3.1. Airport Influence Area Industrial and low intensity recreational uses by be permitted in this area if safety and noise issues are fully addressed. es' Staff Comment: The property is in the Greeley - Weld County Airport influence area as identified on the 1980 Weld County Airport Environment Assessment for the year 2000. Planning Comm. Summary 3 WCR J. Quarter Circle re' According to the Airport Manager the proposed height of the structures will not interfere with airport operations. ADMINISTRATIVE REVIEW TEAM: The Administrative Review Team informally reviewed this item on July 3, 2000. The Union Colony Fire/Rescue Authority (UCFRA) confirmed that the site is in the Eaton Fire Protection District. The UCFRA raised concerns that the I-3 zoning could allow uses that would require fire flow beyond the capacity of the North Weld Water District's ability to supply. RECOMMENDATION: Planning Staff recommends that the Planning Commission find that the requested change of zone is located in the City of Greeley's Long Range Expected Growth Area(LREGA), that an industrial zone at this location is consistent with the following City of Greeley Comprehensive Plan Policies: • 3.1 - Locating in close proximity to expressways; • 4.6 - The natural slope of the land complements the proposed land use; • 5.3.1 - Safety and noise issues are addressed in accord with the Airport Area of Influence; And that the proposed I-3 zone request is inconsistent with the City of Greeley Comprehensive re.% Plan Policies: • 4.2 - The allowed outdoor storage would not enhance the visual appeal of the City's entry- way; • 4.3 - That all development is encouraged to be designed to promote compatibility among neighboring land uses of differing intensity and character; And recommend to the Weld County Board of County Commissioners that an I-1 zone district is more appropriate in this area. ATTACHMENTS: Attachment A - Vicinity Map Attachment B - Applicant's Narrative Attachment C - Weld County Zoning Map Planning Comm. Summary 4 WCR J. Quarter Circle Ani ; 4 WCR J . Quarter Circle Attachment A _� ,s Change of Zone Vicinity Map r . lir- 1.V It ill, 111 - a I lli-P4hti ilk f rA_ , _1.714-1_i,„.. s„.r, kid,_iii....iii ..„, ra,,_�� P�IGIEEE9Ei II II spa* rant IliE{IP�I�� III_ IIBIV�0313�E0= �I ��il� f��'i�®EIBIEEIIII©.0 � � tit:: � i III �=iE IVV�IV 0001BB9? ,\ �sw��-iii,can.; ®E��tl� il�V 76�a0!rwaito I Legend N CD Parcels J Roadcl W ' \fir' E eStrcture S Attachment B - Applicant's Narrative r REZONING QUESTIONNAIRE 1 a. How is the proposed rezoning consistent with the policies of the Weld County Comprehensive Plan? Response: The applicant, J. Quarter Circle Co.,is the owner of a 46 acre tract of land which it proposes to rezone consistent with spending Recorded Exemption Application now on file with Weld County. Lot A of the Recorded Exemption Application is approximately 17.5 acres and Lot B is approximately and 28.7 acres. Lot A has a proposed sale contract with Hebert Holdings, LLLP, a real estate holding company, owned by owners and operators of a seed company known as D&D Commodities,Ltd("D&D"). D & D plans to operate a regional seed processing and distribution company on Lot A. D&D is a family owned and operated company located in the Red River Valley in extreme Northwestern Minnesota. D &D is involved in the manufacture of premium nutritional products for caged birds, small animals and outdoor pets. Its products are sold worldwide to a large variety of customers in almost every trade class (pet, feed, farm supply, lawn and garden, hardware, grocery, mass merchandising,and export). D&D proposes to build a minimum 40,000 square foot building on Lot A with construction to begin in the Fall of 2000, D &.D will use the property for processing seed. ?r"'` There will be no manufacturing or"smoke stack" type use. The County's industrial goals and policies as set forth in the Comprehensive Plan are as follows: Industrial Goal 1: Encourage expansion and diversification of the industrial economic base. Response: The inclusion of D & D in North Greeley would be welcome industrial diversification of the North Greeley industrial economic base. Industrial Goal 2:Accommodate new industrial development within planned industrial areas. Response: The North Greeley area is quite industrial at present, and there will be no conflict with any residential or other commercial businesses. The property owner has attempted to develop the property for residential purposes and has met opposition from the County. Industrial Goal 3:Insure adequate and cost effective services and facilities are available. Response:It appears water and utility services are available to meet the needs in this industrial area. D &D will use an ISDS system, see paragraph 3 below. Industrial Goal 4: Promote industrial development which is appropriately located in relation to surrounding land uses, and that meets necessary environmental standards. Response. D&D's seed processing facility will be appropriately located in North Greeley where there are other surrounding industrial land uses. There will be virtually no environmental impact. Policy 4:Proposed industrial development or expansion of existing industry uses should meet federal, state, and local environmental standards in addition to the criteria for evaluation will include, but not be limited, to the effect the industry would have on: Policy 4.1: The natural environmental, including air, water quality, natural drainage ways, soil properties, and other physical characteristics of the land; Response. D & D is a clean industry and will not have any effect on the air, water quality, natural drainage ways, soil properties, and other physical characteristics of the land. Policy 4.2: The compatibility with surrounding land use in terms of general use, building height, scale, density, traffic, dust, and noise; Response. D &D proposes to build a structure that will have 30 feet high side walls and "grain legs"(used to convey the seed into bins)that will be 120 feet high. The Greeley Weld County Airport Manager,Mike Reisman, has been contacted and has preliminarily indicated that he has no objection to the height of the building since it fits within the Airport Overlay Plan. D & D will not have a significant impact on the surrounding general uses of the property, building height, scale, density, traffic, dust, and noise. D &D anticipates it will have 20 trucks coming and going from the facility as well as 30-45 employee trips from its staff of approximately 15 employees. Policy 4.3:The access between public roads and the proposed industrial development or district. The land use applicant will demonstrate to the satisfaction of the Board of County Commissioners,that the street or highway facilities providing access to the property are adequate in size and quality to meet the requirements of the proposed district or development. Internal road circulation, off street parking, acceleration lanes, deceleration lanes, common access collection points, signalization, and other traffic improvements should be required wherever necessary to mitigate traffic impacts caused by the development. Response. The proposed use by D&D is adjacent to Highway 85 and is conveniently located on County Road 64. Since the D&D will have only 20 trucks corning and going, and then only a short distance on Road 64, there will only be nominal impact on Road 64. r Page 2 of 5 Policy 4.4:Encourage development that is sensitive to natural patterns and suitability of the land; and; Response. D & D's use of Lot A is ideal in that it will fit into the industrial nature of North Greeley. The land has historically been used for farm ground, even though it is presently zoned Residential. There are no"natural patterns"or"suitability" issues with regard to this property. Policy 4.5: Visual and sound barrier landscaping should be required to screen open storage areas from residential uses or public roads. Response. D &D does not anticipate significant outside storage. Industrial Goal 5: Achieve a well balanced, diversified industrial base in order to provide a stable tax base and to provide a variety of job opportunities for Weld County citizens. Response. D&D's business will help to diversify the tax base in Weld County and provide 10 -15 job opportunities for Weld County citizens. In addition, the seed which will be processed will be purchased from area farmers and elevators. Policy 5: An application for industrial development within a municipality's urban r growth boundary area should be reviewed in accordance with the urban growth boundary and industrial goals and policies. Response. Applicant anticipates the City of Greeley will review this application and will welcome D & D into the area since it will provide additional economic growth and will not deter from Greeley's comprehensive plan, goals and objectives. 1 b If the proposed rezoning is not consistent with the Comprehensive Plan, explain how the proposed rezoning will correct what the applicant perceives as faulty zoning,or how the proposed rezoning will fit with what the applicant perceives as the changing conditions in the area. Response. As explained above, the proposed rezoning is consistent with the Comprehensive Plan. In addition, the property was probably a classic case of faulty zoning, since the now industrial area of North Greeley where this property is located is not suitable for residential uses. In the event the landowner proceeded with a residential use, the City of Greeley would probably object. Note that the City recently denied Applicant's annexation request into the City as well as Applicant's request for water and sewer service from the City when Applicant was attempting to proceed with development of a residential subdivision. em Page 3 of 5 • 2. How will the uses allowed by the proposed rezoning be compatible with the surrounding land uses? Include a description of existing land uses for all properties adjacent to the subject property. Response:The uses surrounding Applicant's property are industrial,commercial and agriculture. The uses proposed by D &D will fit into the other existing uses without exception. The following are the uses surrounding Applicant's property: North: Monson Produce Vegetable Warehouse and packaging facility South(across Hwy 85): Tri State Commodities Trucking PanEnergy Oil Field Service Commercial John Ballard Industrial(manufacturing) East Bruce Johnson Agriculture John Andrews Warehouse Don Schwarz Trucking Howard Williams Trucking Lisa Cole Oil Field Service West Valley Irrigation, etc Commercial f'sN 3. Will the property use a septic system or public sewer facilities? Response: The Weld County Health Department will require an ISDS with any future building permit. Owners of the respective lots will meet these requirements at that time. The soil of the respective lots is satisfactory for individual septic disposal systems. Aseptic permit is not appropriate at this time because the size of the facility(s)thereon is unknown. A statement on the recorded plat will state that an ISDS is required with any building permit. 4. Who will provide adequate water, including fire protection, to the property? Response: a. Domestic Water: The attached North Weld County Water District letter of Service explains the water supply source. The sufficient quality, quantity and dependability have long-time experience in this area. b. Irrigation Water: The application lands have been historically irrigated by existing offsite irrigation well. Irrigation water shall remain with respective lots in a proportion based upon acreage. c. Fire Protection: The Eaton Fire Protection District will provide fire protection for the property. Page 4 of 5 5. Does the property have soils with moderate or severe limitations for construction? If yes,the applicantshall submit information which demonstrates that the limitations can be overcome. Response: The property does not have soils with moderate or severe limitations for construction. 6. Is the road and/or highway facilities providing access to the property(ies) adequate to meet the requirements of the proposed zone district? If not,the applicant shall supply information demonstrating the willingness and financial capability to upgrade the road and highway facilities. Response: Weld County Road 64 and Highway 85 are both contiguous with the property and adequate to meet the requirements of the proposed zone district. 7. Is there a sand,gravel,or other mineral resource on or under the subject property? If so, the applicant shall provide a mineral resource statement prepared by a certified geologist or other qualified expert. The statement shall indicate the estimated quantity of resources and the economic feasibility of recovery, now and in the future, of the resource(s)so that the Planning Commission and Board of County Commissioners can determine whether a commercial mineral deposit is contained on or under the subject property(ies) as defined by Colorado Revised Statutes. r Response: See report of Church & Associates, Inc. submitted contemporaneously herewith. 8. Is the change of zone area located in a Flood Hazard Overlay District? Response: No. 9. Is the change of zone area located in a Geologic Hazard Overlay District? Response: No. 10. Is the change of zone area located in the AP (Airport) Overlay District? Response: Yes. /^ sAWPe0\MD&DCamnwmeaveczonina\Quc comwtrc.Pm.twpd Page 5 of 5 lane 14.1000(12:11PM) g if n / III \ ?�'��\ ` Attael tent C - /%' Weld Comity Zan'i�n�g Map / ,'� ii e/O• ❑ /'^ II ❑�� II 1 �'� I 1 A II f ` 1-3 5 ' �. I 4709 1 Z-471 r I I 2`®; — 47/2 u III 'll III o •. I 1 I \ JG et J Y nction I ■ ;I C-3 I� .I-3 RI 11- Z—356 ; Z� ro ' -3/ f 'I `\VIII N ,. 111 _ tI i4 F m • I ) .S a,, p $ t R- I 53 , \o`Dal, Mil •I 1 IIID ��; CUs lb 4 Z- 3 ; �� X680 V' 1 R. L,. a , i \\ U='R'646 \/ I • 0 • ❑ •• 4 \III .. . L 1 v� p . / ,, tit .I • "h el{xtildXit �I 644 II \ 4648 'c ` l'� -_ I' 1`�` / J` /"', �s ( 0 r / II==== $ ,� } 467.9 — — I 2 Q \ l s_143 • f I-3 S-212 �� pY t -at.use t ' 0 . a, . .'''' : .!..1J42 i I :XX»-77 x r The City of Greeley Planning Commission found that: 1. industrial zoning is appropriate in this area based on the City*s Comprehensive Plan; 2. the applicant stated that all outside storage will be screened and that uses will not generate odors; and recommends approval of the J. Quarter Circle change of zone from R-1 to I-3 to the Weld County Board of County Commissioners. r r Weld County Planning Dept. RECEIVED JUN 2 0 2000 t'"' JUN 27 2000 6 IC COUNTY PUBLIC WORKS oeaT RECEIVED Weld County Referral - 1 June 16, 2000 'I V COQ a�RE10� The Weld County Department of Planning Services has received the following item for review: Applicant J. Quarter Circle Company Case Number Z-546 Please Reply By July 10, 2000 Planner Julie Chester Project Change of Zone from R-1 to I-3. Legal Part of the N2 of Section 32, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 64 (AKA"O" Street), Northeast of U.S. Highway 85. Parcel Number 0803 32 000033 A The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that • we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Weld County Planning Commission Hearing (if applicable) August 1, 2000 ❑ 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: Signature Date e..'s Agency +Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 •?(970)353-6100 ext.3540 •:-(97e,... e4-6498.tax... is: II elOCoulnty Planning Dept. 4 Merl 14 x y o� n I,� ' R , , IC u M It� d �, °' it fP ,, h JIfV 2 2000 { Iltk a ii, 11 ,I fl lil r' Is (t I� ,ITO: JlulieIChester DATE June IV E D ' � : I 1'll�./''I` i�IFR,0IM: Diane,Houghtelidg P.E., Traf=fic Engine& IviM � I Will IUB"J!ECT Z'-546 1J.,Quafrter Circle Company, Change ofiZone -- • ( I e• 0 — , Cd „I ELI. A ., r The 'Welsd Co np�ty Pulblr,', i keslDepartrrientVhas ,reviewed this Sbbdivision ,,_, antge of Zone requles�tt • ®urs or mmenfsAalnld Irequirermelnfs einel aspd °Hews. Ir d dp44l ii t 44, i. i, i i r id ilt/p Este�m Ro,ds “6",Street dessgnaitred as ai liocal road on the Weld Co I ,1], rEoml relhensive TTralnspo� acti n 3lan Localroadsrequsreq,610'olfR4 ht-of ay i�tlisdlifficullttodeterrt(nge�tthileir;existing' t, Ig ITT { n thi N l9 l ,e ,d .n y Irdg�ht-of ay wr, th on�ths�$iimapd The C,fij� ofaG ee`leyy has dresrginatetlidthis portion!o�ft O Street as f C I S 4l. r Jb rali Jh] " ` ! i ! t iii T! i'I� ,yB i IatmJun?or arterit rlMslnorarytrr ralS tilavei90+ lta 1t2© to'tir4glh�t e'f way. The'Tdevelopler w llllkbie rjequired to re�erv'gdttl eIa'Pfdhtio'n?aliirsgh of w,ay for tt4e'Osty of ttreeley. Ilnterni INIIStreets This-qpiro eIrt is to b divided i to two 4slndusltnal lots. A internlalrroadway will be 1 1.5 it ,is ICp 11u> o y 'divided t , r t� �E� � h V requiredl. �,ht�rls:s:notshlo'wnson Ittiis.r ap Tllis� Iew accessWilllineed to meet the Csty,of(Glreeley's : I y. 1 . v.11 IN , o 4 f 3 t d f .r ,� to of 1 II a� equal alceess spacing iregpire‘rne�nts.frotm iS 85r z All I�itstwslltacce is from thi4 snnft�erh.al revaedway. I term Yoca' I streets.hrave!thle Ire'wired C6�D feet ofitighlt olfy way Tlhos roadway should"b paved with. fry s ' 4d1 � si ,� �j 71's-• l 4 fi. cdpb,ayn�dr��yu erl'top�be,coSistentlwath,the surnoudsing developlrnem�tr. The msnsni 1, :,4,,n paved t �" V „,,,t. &.iilr Syr! iI II , i I r' a i ' i �� ,h _� . ro; d!w'ay sdsthhs 36;feet wide � .., t �� t U �� l LIT? 1© ,:' 'mil' Air bill::of Si,',,,, llenil addressing diiasnatgei was(slubmni�tted Thee detasletpD,:ra�r agje study, ;9I I ssgsinled o ca CoJJlogadro lliceiised leingineer, yMil be repuiredll for thle final plat. �t IJI4 di,:1,11 N Traffic 1'es,p;o;rtfj Ssln,celllstrsss unclea)q whal,Ilttiyp,a1of 4evelapmenlfwilll be using the ie'coJ,d lot in this, i�1 1 stb I L'i ron P e tr�alffrcllimipkact studhes sihoi��'Idribe required at the site, pllan revs ws":'ITghh`te engineer 1 smh�lould ealll Irn •belfolrelstrass singnthle trafficls�tud'yy€to dlifseuss county co terns �i� l 11 w 1 toyoul ague lalnytquelstionS; please Call reel alt (1970 35,6-4)00 Ext. 37,88. pc: Z-546' J fi ' - 1 M!hwPFILES\deane\Z=546.wpd 1 , 5 1 r" fl SST of DEPARTMENT OF THE ARMY 't \ — 4,,„ CORPS OF ENGINEERS, OMAHA DISTRICT 4' \ _ Z DENVER REGULATORY OFFICE, 9307 S. PLATTE CANYON ROAD W `-° ^' LITTLETON, COLORADO 80128-6901 c 61 REPLY TO ATTENTION OF: June 20, 2000 Weld County Planning Dept JUN 26 2000 Ms. Julie Chester RECEIVED Weld County Planning Department 1555 North 17th Ave. Greeley, Colorado 80631 RE: J. Quarter Circle Company,Case No. Z-546 Corps File No.200080426 Dear Ms. Chester: Reference is made to the above-mentioned project located in the N of Section 32, Township 6 North, Range 65 West, Weld County, Colorado. If any work associated with this project requires the placement of dredge or fill material, and any excavation associated with a dredged of fill project, either temporary of permanent, in waters of the United States which may include streams, open water lakes and ponds or wetlands at this site,this office should be notified by a proponent of the project for proper Department of the Army permits or changes in permit requirements pursuant to Section 40 of the Clean Water Act. If there are any questions concerning this matter please call Mr. Terry McKee of this office at 303-979-4120 and reference Corps File No. 200080426. Sincerely, Tim thy T. are Chief, er Regu a ory Office tm • 'Ns las ') ` Weld County Referral June 16, 2000 a The Weld County Department of Planning Services has received the following item for review: Applicant J. Quarter Circle Company Case Number Z-546 Please Reply By July 10, 2000 Planner Julie Chester Project Change of Zone from R-1 to 1-3. Legal Part of the N2 of Section 32, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 64 (AKA"O" Street), Northeast of U.S. Highway 85. Parcel Number 0803 32 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) August 1, 2000 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan yi We have reviewed the request and find no conflicts with our interests. 0 See attached letter. Comments: U( rs l •quairva x cremeAK(' r' % r rr 11!1 , Qnn . CAS. IN*, O Os 4ti vc. v-io\ctMi an i 4he. Abcc.. r R ©v' c-vw?1 cm a rtiaszK. Signature Date Co Zif oo �.. Agency ZOCCI. np ( incitinnrt :-Weld County Planning Dept. +1553'FI). 17th Ave. ,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax �Wekd County Re_ Terra/ li � June 16, 2000 Cot ak The Weld County Department of Planning Services has received the following item for review: Applicant J. Quarter Circle Company Case Number Z-546 Please Reply By July 10, 2000 Planner Julie Chester Project Change of Zone from R-1 to 1-3. Legal Part of the N2 of Section 32, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado. Location South of and adjacent to WCR 64 (AKA"O" Street), Northeast of U.S. Highway 85. Parcel Number 0803 32 000033 4 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Weld County Planning Commission Hearing (if applicable) August 1, 2000 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan ❑ have reviewed the request and find no conflicts with our interests. Q See attached letter. Comments: • — i Signature Date G--2_-3 r^ Agency :•Weld County Planning Dept. •:1555 N. 17th Ave. Greeley, CO.80631 ❖(970)353-6100 ext.3540 •'r 970)304-6498 te. is ti ems n �wr‘ p' DEPARTMENT OF BUILDING INSPECTION 1555 N. 17TH AVENUE GREELEY, COLORADO 80631 II PHONE (970) 353-6100, EXT.3540 i, ) t-. '��^^ FAX (970) 304-6498 I. • CEO i ®RA'nO June 23, 2000 J. Quarter Circle Company Z-546 1. Building permits are required before any buildings or structures are built, remodeled, moved, or demolished. Building permits shall be obtained before any excavation. Electrical permits are required for all electrical work including, but not limited to, site lighting. 2. From the information provided, it appears that the building fits a Group F Occupancy. If excessive rcombustible dust is produced, the building could be classified as a Group H, Division 2 f Occupancy. The following comments will be based on that assumption that we have an F Occupancy.. a. Fire-resistive protection of exterior walls and openings and distances from property lines and adjacent buildings shall be as outlined in Section 503 and Table 5-A of the 1997 Uniform Building Code(UBC). b. The maximum square footage area allowed for the seed processing facility or any other building shall be according to Section 504, 505, and Table 5-B of the UBC. c. Means of egress shall be as specified in Chapter 10 of the UBC. d. Access to, and egress from, buildings shall be accessible to individuals with handicaps as provide in Chapter 11 of the UBC. e. Sanitation shall follow the guidelines found in Section 2902.3 of the UBC. f. Light shall meet the requirements of Section 1202.1 of the UBC. g. Ventilation shall follow the direction of Section 1202.2.2 of the UBC. h. See Section 904.2 of UBC for requirements for automatic fire-extinguishing systems. r Service,Teamwork, Integrity, Quality i. Standpipe requirements shall follow the requirements of Table 9-A of the UBC. n j. Equipment, machinery or appliances that generate finely divided combustible waste or that use finely divided combustible material shall be equipped with an approved method of collection and removal. k. The seed processing building shall be engineered by a licensed Colorado engineer. The foundation design shall be based on a site-specific geotechnical report. 1. Occupancy separations may be required between different areas of the shop building. Chapter 3, UBC. 3. Complete drawings shall be submitted to the appropriate fire district for review. 4. Additional requirements or changes may be required when building applications or plans are reviewed by the Weld County Building Inspection Department or the fire district. Sincer Dave S Building Official r Service,Teamwork, Integrity,Quality Hello