HomeMy WebLinkAbout20002269.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Hall-Irwin Construction Company Case Number AmUSR-927
Submitted or Prepared
Prior to At Hearing
Hearing
1 Board of County Commissioners Comments
2 Staff Comments ( 8 pages) X
3 Letter to Applicant X
4 Department of Planning Services field check form X
5 Legal Notifications (2 pages) X
6 Application ( 85 pages) X
7 Referral list X
8 Weld County Zoning Compliance referral received 8-3-2000 X
9 Colorado Water Conservation Board referral received 8-9-2000 X
10 West Greeley Soil Conservation District referral received 8-7- X
2000
11 Department of the Army, Corps of Engineers referral received 8- X
8-2000 _
12 Windsor/Severance Fire Protection District referral received 8- X
17-2000
13 Weld County Department of Public Health & Environment X
referral received 8-14-2000
14 State of Colorado, Division of Water Resources referral received X
8-24-2000
15 City of Greeley, Office of Community Development referral X
received 8-25-2000
16 Weld County Department of Public Works referral received 8-04- X
2000
17 8 1/2 X 11 maps submitted by applicant (4 pages) X
18 Deed ( 9 pages) X
19 Surrounding Property Owners ( 13 pages) X
20 Letter dated August 21, 2000 from SPO Tollgate Farms, Inc. X
21 Soil Survey (8 pages) X
22 Utilities (6 pages) X
23 Sign Notification of Hearing September 5, 2000 _ X
2000-2269
I hereby certify that the 23 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Weld County Planning Commission hearing. I further certify that these items were
forwarded to the Clerk to the Board's office.
Kim Ogle ❖ PI nner II
citv,;„
06 ,( 1.„\
inipc LAND USE
APPLICATION
SUMMARY SHEET
COLORADO
Case Number: AmUSR-927 Hearing Date: September 05, 2000
Applicant: Hall-Irwin Construction Company
Address: do Jeff Gregg, 3026 Fourth Avenue, Greeley, CO 80631
Request: An Amendment to a Site Specific Development Plan and a Special Review
Permit for a Gravel Mining Operation in the Agricultural Zone District
Legal Description: Part of the NE4 SE4and part of the SE4 NE4 of Section 31, Township 6
North, Range 66 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to WCR 62.25; West of and adjacent to WCR 27 (83rd Av)
Size of Parcel: 64 +/- acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 24.3 of the Weld County
Zoning Ordinance.
The Department of Planning Services' staff has received responses from the following agencies:
Weld County Department of Public Health & Environment referral received 8-14-2000
• Weld County Department of Public Works referral received 8-25-2000
• Weld County Code Enforcement referral received 8-3-2000
• Colorado Water Conservation Board referral received 8-9-2000
US Army Corps of Engineers referral received 8-8-2000
• West Greeley Soil Conservation District referral received 8-7-2000
• City of Greeley referral received 8-25-2000
• Colorado Division of Water Resources referral received 8-24-2000
bil
PRELIMINARY -- AmUSR 927,Page 1
The Department of Planning Services' has not received the following referrals:
• Colorado Oil and Gas Conservation Commission referral received
• Colorado Division of Wildlife referral received
• Colorado Division of Minerals and Geology referral received
• Windsor/Severance Fire Protection District referral received
• Central Water Conservancy District referral received
PRELIMINARY -- AmUSR 927,Page 2
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
COLORADO
PLANNER: Kim Ogle
CASE NUMBER: AmUSR-927 HEARING DATE: September 5 2000
APPLICANT: Hall-Irwin Construction Company
ADDRESS: do Jeff Gregg, 3026 Fourth Avenue, Greeley, CO 80631
REQUEST: An Amendment to a Site Specific Development Plan and a Special Review Permit
for a Gravel Mining Operation in the Agricultural Zone District
LEGAL DESCRIPTION: Part of the NE4 SE4and part of the SE4 NE4 of Section 31,
Township 6 North, Range 66 West of the 6th P.M., Weld County,
Colorado
LOCATION: North of and adjacent to WCR 62.25; West of and adjacent to WCR 27 (83' Av)
SIZE OF PARCEL: 64 acres
PARCEL NUMBER: 0805 31 000058
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS
REQUEST BE APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 24 7
of the Weld County Zoning Ordinance, as amended.
2. It is the opinion of the Department of Planning Services's staff that the applicant has shown
compliance with Section 24.3 of the Weld County Zoning Ordinance, as amended, as
follows:
a. Section 24.3.1.1--This proposal is consistent with the Weld County Comprehensive
Plan. The intent of this proposal is to amend out sixteen (16) acres more or less
that has not been utilized by the existing Gravel Mining Operation. CM Goal 2
states, "Promote the reasonable and orderly development of mineral resoutces
b. Section 24.3.1.2 --That the proposal is consistent with the intent of the district in
which the USE is located. Section 31.4.1 of the Weld County Zoning Ordinance
PRELIMINARY --- ArnUSF2 927,Page 3
provides for mineral resource development facilities as a Use by Special Review in
the A (Agricultural) zone district. Further, the Weld County Planning Commission
and the Board of County Commissioners approved USR 927 on February 27, 1991.
c. Section 24.3.1.3--That the USES which would be permitted will be compatible with
the existing surrounding land USES. Surrounding land uses include agricultural
lands with rural residential development, gravel pits and a mining operation, the
Cache La Poudre River to the north, a second asphalt and concrete batch plant to
the northeast, and bottom land to the southeast. The Poudre River trail traverses
the amended parcel north of WCR 62.25. Planning Staff concurs that, with the
endorsement of the conditions, as provided by staff, the approval of this use will not
jeopardize the health, safety and welfare of the surrounding property owners.
d. Section 24.3.1.4 --That the uses which would be permitted will be compatible with
future development of the surrounding area as permitted by the existing zoning and
with the future development as projected by the comprehensive plan or master
plans of affected municipalities. The subject parcel is located within the City of
Greeley's Long Range Expected Growth Area (LREGA), and is also directly
adjacent to the City's municipal boundaries. The City of Greeley has reviewed this
application and finds the proposed use complies with the policies and intent of the
City of Greeley's Long Range Expected Growth Area Plan and the City of Greeley's
Comprehensive Plan.
e. Section 24.3.1.5---A majority of the site is located within the Flood Hazard Overlay
District area as shown on FEMA Panel Map numbers 080266 0609 D. Conditions
of Approval and Development Standards address the issue of the floodplain.
CM.Policy 5.4 of the Comprehensive Plan states"the operation will comply with the
County flood hazard regulations...."
f. Section 24.3.1.6 --The applicant has demonstrated a diligent effort to conserve
prime agricultural land. The subject site has a limited amount of prime agricultural
land. A majority of the property lies within the one hundred (100) year flood plain
that limits the agricultural productiveness of the site. Further, the site is an active
gravel mining operation (USR 927).
g. Section 24.3.1.7-The Design Standards (Section 24.5 of the Weld County Zoning
Ordinance, as amended), Operation Standards (Section 24.6 of the Weld County
Zoning Ordinance, as amended), Conditions of Approval, and Development
Standards ensure that there are adequate provisions for the protection of the health,
safety and welfare of the inhabitants of the neighborhood and the County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services's staff recommendation for approval is conditional upon the
following:
1. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording the plat. The completed plat shall be
PRELIMINARY —. AmUSR 927.Page 4
delivered to the Department of Planning Services and be ready for recording in the Weld
County Clerk and Recorder's Office within 30 days of approval by the Board of County
Commissioners. (Department of Planning Services)
2. The applicant shall adhere to the Conditions of Approval and Development Standards for
the Special Review Permit under USR 927 and AmUSR 927, as applicable. (Department
of Planning)
3. All operations on said described parcel shall be in conformance with the Weld County Flood
Regulations, including:
A. No fill, berms or stockpiles shall be placed in the one hundred (100) year flood plain
on the Cache La Poudre River that would obstruct passage of flood waters.
(Department of Planning)
B. All fuel tanks, septic tanks, temporary buildings and any other hazardous items that
might wash away during flooding shall be securely anchored and adequately flood
proofed to avoid creation of a health hazard. Following completion of mining, all
temporary buildings shall be removed. (Department of Planning)
4. Prior to recording the plat:
A. Any existing NPDES Permit shall be appropriately amended by the Water
Quality Control Division of the Colorado Department of Health. (Health Department).
B. Any existing emission permit shall be amended from the Air Pollution Control
Division of the Colorado Department of Public Health for emissions from the mining
operations. If the Colorado Department of Health determines the operation does
not require a modification to the existing Emission Permit,the applicant shall submit
information to the Department of Planning Services which indicates this. The site
shall operate in accordance with all applicable rules and regulations of the Air
Pollution Control Division. (Health Department).
C. A complete traffic impact study is required for all new gravel pits. Since this pit is
within two (2) miles of a state highway, this study must be acceptable to the
Colorado Department of Transportation Traffic Section. This study is underway and
will be submitted to CDOT by September 1, 2000. Evidence of compliance with
CDOTs requirements shall be submitted to the Department of Planning Services for
review and approval.
5. The Plat shall be amended to delineate the following:
A. Weld County Road 27 is designated on the Weld County Transportation Plan Map
as an Arterial road, which requires one hundred (100) feet of right-of-way at full
build out. The City of Greeley has designated this road as a Major Arterial requiring
one hundred fifty (150) feet of right-of-way at full build out. There is presently sixty
(60)feet of right-of-way.A total of seventy-five (75)feet from the centerline of Weld
County Road 27 shall be delineated on the plat as right-of-way reservation for future
expansion of Weld County Road 27. This road is maintained by Weld County.
PRELIMINARY --• AmUSR 9}7.Page 5
B. Weld County Road 62.25 is designated on the Weld County Transportatior Plan
Map as a local gravel road, which requires sixty (60) feet of right-of-way at full build
out. The City of Greeley has designated this road as a Major Collector requiring
eighty (80) feet of right-of-way at full build out. There is presently sixty (60) feet of
right-of-way. A total of forty (40) feet from the centerline of Weld County Road
62.25 shall be delineated on the plat as right-of-way reservation for future expansion
of Weld County Road 62.25. This road is maintained by Weld County.
PRELIMINARY -- AmUSR 927,Page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Hall Irwin Construction Company
AmUSR 927
1. The amended Site Specific Development Plan and Special Use Permit is for a Gravel
Mining Operation in the Agricultural Zone District, as indicated in the application materials
on file in the Department of Planning Services and subject to the Development Standards
stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld
County Zoning Ordinance, as amended. (Department of Planning Services)
3. The open-pit gravel operation shall comply with the operation policies identified in Section
44.4 of the Weld County Zoning Ordinance. Any violation of these regulations shall be
grounds for cancellation of the permit. (Department of Planning Services)
4. All liquid and solid wastes, shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health &
Environment)
5. Required Emissions Permit is obtained from the Air Pollution Control Division, Caorado
Department of Public health for fugitive dust and odors. (Department of Planning Services)
6. No permanent disposal of wastes shall be permitted at this site. (Department of Public
Health & Environment)
7. The septic system for the proposed office is required to be designed by a Caorado
Registered profession Engineer according to the Weld County Individual Sewage Disposal
Regulations (I.S.D.S.). (Department of Public Health & Environment)
8. An I.S.D.S. evaluation on all existing septic systems will be necessary prior to issuing the
required septic permits on the existing systems. (Department of Public Health &
Environment)
9. All waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Department of Public Health
& Environment)
10. Fugitive dust shall be controlled on this site. (Department of Public Health &Environment)
11. Required NPDES Permit shall be obtained from the Water Quality Control Division of the
Colorado Division of Health, and/or amended if appropriate for the [decrease] in operation.
(Department of Public Health & Environment)
12. The Division requires that this facility provide restrooms and/or vaulted toilets. Portable
toilets are not acceptable under the Weld county Regulations. (Department of Public
Health & Environment)
PRELIMINARY -- AmUSR 927. Page 7
13. The maximum permissible noise level shall not exceed the Industrial limit as measured
according to 25-12-103, Colorado Revised Statutes. (Department of Public Health &
Environment)
14. All construction on the property shall be in accordance with the Weld County Building Code
Ordinance. (Department of Planning Services)
15. The property owner or operator shall be responsible for complying with the Design
Standards of Section 24.5 of the Weld County Zoning Ordinance.
16. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 24.6 of the Weld County Zoning Ordinance.
17. Personnel from the Weld County Health Department and Weld County Planning
Department shall be granted access onto the property at any reasonable time in order to
ensure the activities carried out on the property comply with the Development Standards
stated herein and all applicable Weld County Regulations.
18. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from
the plans or Development Standards as shown or stated shall require the approves of an
amendment of the Permit by the Weld County Planning Commission before such changes
from the plans or Development Standards are permitted. Any other changes shall be filed
in the office of the Department of Planning Services.
19 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.
PRELIMINARY -- AmUSR 927,Page B
(it ,--..„.
OF PLANNING SERVICES
�IlDDEPARTMENT�. PHONE (970) 353-6100, E.XT.3540
FAX (9(970) 304-04-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 30631
July 25, 2000
Hall-Irwin Construction Co.
3026 4'h Ave
Greeley, CO 80631
Subject: AmUSR-927- Request for a Site Specific Development Plan and Special Review Perm t for a
Gravel Mining Operation in the Agricultural Zone District on a parcel of land described as Part of
the NE4 SE4 and SE4 NE4 of Section 31, Township 6 North, Range 66 West of the 6th P.M
Weld County, Colorado.
Dear Hall-Irwin Construction Co.:
Your application and related materials for the request described above are being processed. I have schedu.ed
a meeting with the Weld County Planning Commission for September 5, 2000, at 1:30 p.m. This meeting will
take place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is
recommended that you and/or a representative be in attendance to answer any questions the Planning
Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of he
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Greeley Planning Commission
for their review and comments. Please call the City of Greeley at 970-350-9780 for further details -ecarding
the date,time,and place of this meeting. It is recommended that you and/or a representative be in attendance
at the Greeley Planning Commission meeting to answer any questions the Commission members may have
with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained
road right-of-way, one sign will be posted in the most prominent place on the property and a second sign
posted at the point at which the driveway(access drive) intersects a publicly maintained road right-or-way
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24) 'lours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning. Services'office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
I^ EXHIBIT
Kim Og
Planner ` 77
EXHIBIT
FIELD CHECK inspection date: August 25, 2000
CASE NUMBER: AmUSR 927
APPLICANT: Hall Irwin Construction Company
LEGAL DESCRIPTION: Part of the NE4 SE4 and SE4 NE4 Section 31, Township 6 North,
Range 66 West of the 6th PM, Weld County, CO
LOCATION: North of and adjacent to WCR 62.25; West of and adjacent to WCR 27
Zoning Land Use
N A (Agricultural) N Hall Irwin Gravel Mining Operation
E A (Agricultural) E Bottomland (Camas Colorado AmUSR 897)
S A (Agricultural) S Pastureland and Rural Residences
W A (Agricultural) W Hall Irwin Gravel Mining Operation
COMMENTS:
• WCR 62.25 is a two lane gravel road
WCR 27 is a two lane paved road, direct access to SH 34 by-pass
Site is in flood plain. Numerous piles of earth fill dot the property.
(Applicant has applied for a Flood Hazard Permit, FHDP 365)
A foundation is constructed in the mid-section of site
The Poudre Trail (five foot wide concrete sidewalk) flanks the southern line
Bottomland vegetation and riparian edge vegetation in area nearest the river
The site sits low relative to both roads.
Kim Og1 , Planner - 4
1 4
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