The URL can be used to link to this page

Browse Search

Home My WebLink About990819.tiff 40:(0,: t4".••• MEMORANDUM ijulk TO: Julie A. Chester, VV.C. Planning DATE: FROM: Sheble Mcconnellogue, W. C. Health Department COLORADO CASE NO.: USR-1218 NAME: Schnerle, Charles & Gail Environmental Protection Services has reviewed this proposal for storage units. The following conditions are recommended to be part of any approval: 1) All liquid and solid wastes shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. 2) No permanent disposal of wastes shall be permitted at this site. `3) Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. 4) The maximum permissible noise level shall not exceed the commercial limit of 60 db(A) as measured according to 25-12-102, Colorado Revised Statutes. 5) Adequate toilet facilities shall be provided for the public. 6) The E.P.S. Division of the Weld County Health Department was unable to locate a septic permit for the septic system serving the existing residence which will be used as an office. The septic system shall be reviewed by a Colorado Registered Professional Engineer. The review shall consist of observation of the system and a technical review describing the systems ability to handle the proposed hydraulic load. The review shall be submitted to the E.P.S. Division of the W.C. Health Department. In the event the system is found to be inadequately sized or constructed the system shall be brought into compliance with current Regulations. 7) The facility shall utilize the existing public water supply. (City of Greeley) sm/0138p Weld County Planning Dept. FEB 26 1999 RECEIVED EXHIBIT /0 990819 - OFFICE OF COMMUNITY DEVELOPMENT City o 1100 10TH STREET, GREELEY,COLORADO 80631 (970)350-9780 FAX (970)350-9800" Greeley February 25, 1999 Julie A. Chester Weld County Planning Dept. Weld County Planning Department 1400 N. 17th Avenue MAR ©1 1999 Greeley, CO. 80631 y IYED RE: Weld County Case /4 USR-1218 Dear Julie, The City of Greeley Planning Commission at its regularly scheduled meeting February 23, 1999 reviewed the above referenced case. In a vote of 5 to 1 the Greeley Planning Commission recommend denial of the use by special review for 150 to 200 storage units because it does not comply with the policies or intent of the City Comprehensive Plan. The key issues for denial are addressed in the City Staff Report which is attached. However, the City Planning Commission recommends that if Weld County should determine that this use should be approved, the following conditions should be put on the use: 1. All internal access ways shall be paved with asphalt or concrete. 2. A minimum of a Bufferyard B shall be planted on the east, and Bufferyard A shall be planted to the north, west, and south. 3. The portions of the buildings which are visible from the exterior of the site and exceed 100 linear feet shall provide articulation which is commensurate with the design review portion of the City of Greeley Development Code. 4. Any suggestions by the Department of Wildlife shall be incorporated. 5. The storage buildings shall meet all building and fire codes. 6. The storage unit buildings be limited to a maximum building height of ten feet. .t Greeley Planning Department appreciates the opportunity to comment on this project. If you have any questions, or if I may be of any assistance please contact me at 350-9784. Sincerely, CIA) didtaLo Debbie de Besche Planner II PLANNING COMMISSION SUMMARY ITEM: Weld County Referral for a Use by Special Review for a Home Business of Storage Units PROJECT: Schnerle Storage Units LOCATION: East of and Adjacent to 95th Avenue, One-Half Mile South of U.S. Highway 34 Business APPLICANTS: Charles and Gail Schnerle PLANNING COMMISSION HEARING DATE: February 23, 1999 PLANNING COMMISSION FUNCTION: Review the proposal and determine compliance with the City of Greeley Comprehensive Plan and make a recommendation to the Weld County Planning Commission. PROJECT OVERVIEW AND BACKGROUND: The applicants are proposing to build 150 to 200 commercial self storage units on their five acres of property. The new structures will consist of four prefab metal buildings totaling approximately 32,065 square feet. The storage units will be used commercially to store personal belongings. There are six existing structures on the property: one single-family dwelling, two detached garages, a barn, and two sheds. (See attachment C.) The site is located within the City's Long-Range Expected Growth Area (LREGA) and outside of the Mid-Range Expected Service Area (MRESA). The site will eventually be incorporated into the city. By virtue of Section 19-7 of the City Charter and the Weld County Policy of referring land-use proposals for review and comment to appropriate jurisdictions, the proposal is within the purview of the Greeley Comprehensive Plan. 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. Under the Greeley Development Code, self serve storage units are an intense use and would be required to operate in a C-H (Commercial-High Intensity) zone district or one of the industrial zone districts. SITE DATA: Property Zoning Weld County Agricultural Surrounding Zoning Weld County Agricultural Surrounding Land Uses North - Farmland South - Rural Residence, Farmland East - Farmland West - Farmland Property Size 5 Acres No. Existing Structures 6 No. Storage Unit Buildings 4 Prefabricated Buildings Square Footage of Storage Unit Bldgs. 32,065 Sq. Ft. Hours of Operation 8:00 a.m. to 6:00 p.m. Days of Operation 7 Days a Week KEY ISSUES: Does the request comply with the City of Greeley Comprehensive Plan? ANALYSIS: The applicable City Comprehensive Plan policies which address the use proposed for this site include: Planning Commission Summary 2 WCR/Schnerle Storage Units Comprehensive Plan Policy 2.2 Commercial development is encouraged to have motorized access in order to provide service and to integrate the design and function of adjacent commercial developments. Small commercial properties are to be discouraged. Staff Comment: This proposal is a small commercial property which should be discouraged. The surrounding area is agricultural in nature, and the site would stand alone as an isolated commercial property. The Comprehensive Plan calls for integrating the design and function of adjacent commercial developments. The proposed site layout and location would make it difficult to integrate future commercial development, much like the commercial property on 10"' Street between 59th and 71S1 Avenues. The area was not developed to City of Greeley standards, and now it is very difficult to incorporate the site into new residential or commercial development. Ninety-fifth Avenue is currently a gravel road, and the applicants drive is also gravel. The traffic generated from the storage units would not be compatible with the gravel access to the site. City development standards require paved streets to projects and paved on-site driveways and parking areas. Comprehensive Plan Policy 2.3 Commercial development is encouraged to be developed in clusters near arterial intersections. Staff Comment: The property is located 1,322 feet south from the intersection of 95th Avenue and U.S. Highway 34 Business. As urban development moves this direction, it is questionable if the site could be included in a cluster of commercial development at the intersection of U.S. Highway 34 and 95th Avenue. Because of surrounding zoning, it is most likely the area would develop as residential or commercial low intensity, both of which preclude this kind of heavy commercial activity. Given the Planning Commission Summary 3 WCR/Schnerle Storage Units applicant's site plan, it is likely that the proposed use would stand alone and, if the area were to develop as commercial, it would do so separate from this property. 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: It is the staff's opinion that storage units would not be compatible with the existing surrounding land uses of farmland and rural residences and anticipated residential uses. Other than farming, the adjacent properties do not appear to have any commercial operations. The applicant proposes a setback of only two feet on the west property line and only five feet on the north property line. With the proximity of the storage buildings to the adjacent properties, there is little room for any type of buffering or landscaping which might be considered for the design of the site in regard to compatibility issues. The staff believes that the proposed use of metal storage buildings is too intense of a use to be compatible with surrounding farmland and rural residential uses. Storage units should be placed in the appropriate commercial or industrial zone district and not in the center of farmland. The Greeley Development Code would require a design review for buildings in excess of 100 feet. Comprehensive Plan Policy 4.5 All development is encouraged to effectively mitigate any adverse environmental impact when development occurs in environmentally sensitive areas. Staff Comment: The site is located in an moderate impact area of ecological significance, as identified by the City Ecological Significance Map adopted June 1, 1998. The staff recommends that, to the extent possible, the applicant be sensitive to wildlife habitat, unique plant communities, and Planning Commission Summary 4 WCR/Schnerle Storage Units natural features on the site. Also, the staff recommends that any recommendations put forth by the Division of Wildlife be incorporated. ADMINISTRATIVE REVIEW TEAM COMMENTS: The Administrative Review Team informally reviewed this proposal at its meeting on February 10, 1999, and offered the following comments: 1. There is concern with the nature of the proposed use and fire protection safety. 2. There may be requirements for walls to be fire rated in order to meet building code. PLANNING STAFF RECOMMENDATION: Find that the proposed Use by Special Review for 150 to 200 storage units does not comply with the policies or intent of the City Comprehensive Plan; therefore, recommend to the Weld County Planning Commission that the Use by Special Review Permit be denied.. If, however, Weld County should determine that this use should be approved, the following conditions should be put on the use: 1. All internal access ways shall be paved with asphalt or concrete. 2. A minimum of a Bufferyard B shall be planted on the east, and a Bufferyard A shall be planted to the north, west, and south. 3. The portions of the buildings which are visible from the exterior of the site and exceed 100 linear feet shall provide articulation which is commensurate with the design review portion of the City of Greeley Development Code. 4. Any suggestions by the Department of Wildlife shall be incorporated. 5. The storage buildings shall meet all building and fire codes. Planning Commission Summary 5 WCR/Schnerle Storage Units ATTACHMENTS: Attachment A - Growth and Services Map Attachment B - Vicinity Map Attachment C - Site Plan Attachment D - Project Narrative Planning Commission Summary 6 WCR/Schnerle Storage Units f e<.' ! .tLc2/(Q Je4 L /Lc4Lie Chapter 18.44 Landscaping&Buffering Standards 18.44.060 € ff: !,,...4,444Z _ F Yd bk � � " ° r i g i i� I i € 1 1 i t � ,t� � i t r: &* r G.vPx.im' ga}= °� Iw ut ti,n - liE lif .il h ( ihh % �IPN+'W i �} a q♦,v ! ;.�'u 4w4- ,�'�' . 'N .fly. W �� 1 10'= 1.25 .50 .75 ry. e !tl a 15'= 1.00 1 �' '1 'i e 9 ' 20'= .90 • .,1. 25'= .80 ;IV 1.25 . .50 .75 ° 15'= 1.00 �� 20'= .90 25'= .80 I"ev r n . 30'= .70 k 'S ,j, ,,It zi' I e� 101= 1.25 .65 .80 • c, • , u '*s 15'= 1.00 20i= .90 a " =1i 25'= .80 3r 30= .70 15shrubs -Ito. 35'= .60 Type'3- 40'= .50 Bu( '1!i . 15'= 1.25 .75 .85 15A !� 20'= 1.00 4 ornamental r :, 25'= .90 Ty zshrubs 30'= .80 3 evergreens 35'= .70 25 s ltalbs 'pe 3), 40'= .60 45'= .50 r ii tit + 20'= 1.25 .75 .85 25'= 1.00 6rt 30'= .90 ar '' '' 35'= .80 *evergreentitteS .70 30 shrubs(type 3) 45'= .60 50'= .50 Shrubs: Type 1: 1 -4' high; Type 2: 4'-8' high; Type 3: over 8' high *BASE STANDARD for each type of buffer yard is that width which has a plant multiplier of 1.00. **Plant multipliers are used to increase or decrease the amount of required palants based on providing a buffer yard of reduced or greater width,or by the addition of wall,berm,or fence. 1. The Base Standard on Chart 3 describes the standard buffer yard which shall be required for each type of buffer. The minimum required width which shall be required for the base standard shall be that width which has a plant multiplier of 1.00. Cite of Greeley Development Code Weld County Planning Dept Page 216 FEB 6 1999 ELI Y ED • RECEIVED rtotz„\\:, FEB 01 19991 WELD COUNTY PUBLIC WORKS DEPT Weld County Referral uu€ January 29, 1999 G-ti 19 1999 • COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Charles and Gail Schnerle Case Number USR-1218 Please Reply By February 19, 1999 Planner Julie A. Chester • • Project Site Specific Development Plan and Use by Special Review Permit for a Home • Business, specifically of Storage Units. • • • Legal Lot A of RE-1401; being a portion of the E2 NE4 and the NE4 SE4 of Section 12, T5N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to 95th Avenue, approximately 'A mile south of Hwy 34 Business. • • Parcel Number 0957 12 000021 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) March 16, 1999 ❑ 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. yI See attached letter. Comments: Signature C � Date '1— Agency U +Weld County Planning Dept. +1400 N. 17th Ave. Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)352-6312 lax Ati\c\ I4 MEMORANDUM ' TO: Julie Chester, Planner DATE: February 18, 1999 y# FROM: Donald Carroll, Engineering Administrator d``�o COLORADO SUBJECT: USR-1218; Charles and Gail Schnerle The Weld County Public Works Department has reviewed this proposal. This project falls primarily under the purview of the Weld County Use by Special Review Standards. Our requirements are as follows: 1. WCR 25 (95th Avenue): The section of road adjacent to the proposed USR has been annexed by the City of Greeley through the Hertzke Annexation 1 and 2, dated August 24, 1998, recording # REC 2635400 and 2635401. Please send a referral to the City of Greeley to address any access or utility permits at this location. 2. Vehicle Circulation: The applicant is proposing a 25-foot drive through the facility to accommodate two-way traffic. The southern portion of the proposed units shall accommodate a 25-foot driving lane to provide adequate circulation. Dead end streets (not cul-de-sacs) shall not be permitted. 3. Driveway Cross Section:The applicant has supplied a general statement indicating that road base will be used for driveways. A typical cross section of the driveway shall include width and depth of roadway and type of surface. If paving is not being immediately considered, we would recommend a dust suppressant be placed on the driveways, parking area, and loading zones to control any dust problems. 4. Storm Water Retention: According to the Design Standards for Use by Special Review 24.5.1.5.1 and 2, all storm water retention facilities shall be designed to retain the storm water runoff from a fully developed site from a 100-year storm and release the retained water at a quantity and rate not to exceed the quantity and rate of a five-year storm falling on an undeveloped site. A storm water drainage plan for the Use by Special Review area shall be required. cc: USR-1218 plan26 Weld County Planning[)ept, FEB 19 1999 RECEIVED EXHIBIT ) a- 1 Weld County Referral January 29, 1999 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Charles and Gail Schnerle Case Number USR-1218 Please Reply By February 19, 1999 Planner Julie A. Chester Project Site Specific Development Plan and Use by Special Review Permit for a Home Business, specifically of Storage Units. Legal Lot A of RE-1401; being a portion of the E2 NE4 and the NE4 SE4 of Section 12, T5N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to 95th Avenue, approximately 1/2 mile south of Hwy 34 Business. Parcel Number 0957 12 000021 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) March 16, 1999 ❑ _We have reviewed the request and find that it does/does not comply with our Comprehensive Plan d' We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Comments: 4-?c re _ .,7•ar �QQ�'<l! S Ld a lIS A eS.S' 7 ¢ry 5 F.e-e7- t e' [tire o r 51_e. reS i_577 •e i rceCTi o-1 • (fro'rt fa, riy (..//la) 7A7S S'heft trlcl4d-e_ ,Cagiv-eay-ed founa/Qflo;n a,) d 5 r crrcta 1 runic.oj..l Signature ) Date Agency _ (( .77 a✓? +Weld County Planning Dept. +1400 N. 17th Ave. Greeley,CO.80631 :•(970)353-6100 ext.3540 :•(970)352-6312 fax 9703502198 CDOT TRRFFIC 229 P02/02 EEB 01 '99 14: 18 0 slit 4„, . , . '' Weld .eun r e --rral N • January 2ggr '99 ciwSifueia CO RA The Weld County Department of Planning Services has received the following item for review: Applicant Charles and Gail Schnerie Case Number USR-1218 Please Reply By February 19, 1999 Planner Julie A. Chester Project Site Specific Development Plan and Use by Special Review Permit for a Home Business, specifically of Storage Units __ Legal Lot A of RE-1401; being a portion of the E2 NE4 and the NE4 SE4 of Section 12, T5N, R67W of the 6th P.M.,Weld County, Colorado. Location East of and adjacent to 95th Avenue, approximately 14 mile south of Hwy 34 Business. , Parcel Number 0957 12 000021 ... The application is submitted to you for review and recommendation. Arty comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give MI 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) March 16, 1999 CI We have reviewed the request and find that it does/does not comply with our Comprehensive Plan U We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Do f I 1 + L f r_ (- Commenttss:_t.Jn - 5 is1tvn . LW+ +hest "(r c'YT�i G `t Q 4 1c- hU�Ss C1r -t t tc_ Vies;{ICS s OD u k-S u)i If 5i1y1tfCcwrFU di i,Mpa.eft c - f Signature /n� ��,N - I Date � t 1 en �� Agency Of-)O1- .Weil County Planning Dept. +1400 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 04.3540 ♦(070)352.6812 tax 02/01/99 14:23 TX/RX N0.4365 P.002 II Hello