HomeMy WebLinkAbout951299.tiffmEMORAIMU
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COLORADO
Todd Hodges, Current Planner Date February 28, 1995
To
nFrom Donald Carroll NV
Case Number USR-1075 Rex Hiner
Subject:
I have reviewed the application and have the following comments:
This facility is located directly west of our 11th Avenue County Facility. The applicant has done
a good job in cleaning up the operation and has been a good neighbor.
The access to" O" street is existing and the east and west haul route is maintained by the City of
Greeley. The applicant is required to complete an Access Information Sheet on the recreational
area access, intersecting Weld County's haul route and the Weld County Business Park Road.
DC/usr1075
cc: Commissioner Webster
File
951299
1VtMAR 0 2 1995
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EXHIBIT
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COLORADO
DATE: February 17, 1995
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TO WHOM IT MAY CONCERN:
DEPARTMENT OF PLANNING SERVICES
PHONE (303) 353-3845, EXT. 3540
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
CASE NUMBER: USR 1075
Th
Enclosed is an application from Rex Hiner for a Use by Special Review and Site Specific Development Plan--i
for an asphalt and concrete batch plant, an oil field construction business, and a recreational facility in thi—`
A (Agricultural) zone district to the amendment to SUP -423. The parcel of land is described as pr4 of
Section 31, T6N, R65W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for
which this application has been submitted is South and adjacent to O Street and east and adjacent to 25th
Street.
The application is submitted to your for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the
processing of the application. Please reply by March 3, 1995, so that we may give full consideration to your
recommendation. Please call Todd A. Hodges, if you have any questions.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it does
Comprehensive Plan for the follow g eas�W
comply with our
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
5.
Signed:
Date: 3
ExhulauFE
We have reviewed the request and find no conflicts with our interests.
A formal recommendation is under consideration and will be submitted to you prior to
Please refer to the enclosed letter.
Agency: of 6.-^t
SERVICE,TEAMWORK, INTEGRITY, QUALITY
951299
COMMUI .1ITY DEVELOPMENT
1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780
March 14, 1995
Mr. Todd Hodges
Weld County Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
Subject: USR-1075 Hiner Use by Special Review
Dear Todd:
On a 7-0 vote, the City of Greeley Planning Commission unanimously recommended:
1. The existing sand and gravel mining operation meets the policies of the
Comprehensive Plan Summary and recommended approval of this portion of the
proposal.
2. The proposed oilfield business and outdoor storage uses do not comply with the
Greeley Comprehensive Plan and recommended denial of these portions of the
application.
3. The proposed recreational uses meet the Comprehensive Plan policies; however,
the extended storage of recreational vehicles at the proposed site does not.
Planning Commission recommended approval of the recreational uses and denial
of the recreational vehicle storage/use.
I have enclosed a copy of the staff report which supports the Planning Commission's
recommendation. Planning Commission determined that an open storage area, oilfield support
business, and recreational vehicle use in the proposed locations is not appropriate, but the sand
and gravel operation is. According to the applicant, an additional concrete and asphalt batch
plant is not desired, just the ability to move the existing batch plant to another location.
As usual, we appreciate the opportunity to comment.
Si cerely,
Greg 'Yhompsbn
Planner II
Attachment
951299
PLANNING COMMISSION SUMMARY
ITEM:
LOCATION:
APPLICANT:
Weld County Referral for a Use by Special Review to
Allow an Oilfield Business with Outdoor Storage and a
Private Water Ski Lake with Seasonal Recreational Vehicle
Parking along with an Existing Sand Mining Operation and
a Concrete and Asphalt Batch Plant in the A (Agricultural)
Zone
South of and Adjacent to the Intersection of O Street and
North 25th Avenue
Rex Hiner
PLANNING COMMISSION HEARING DATE: March 14, 1995
PLANNING COMMISSION FUNCTION:
Review the proposal for compliance with Greeley's Comprehensive Plan and offer a
recommendation to the Weld County Planning Commission.
PROJECT OVERVIEW AND BACKGROUND:
In 1980, this site was the subject of a special use permit, approved by Weld County,
for a gravel and sand mining operation with an accompanying concrete and asphalt
batch plant. The current proposal includes a review of the existing use and requests
the addition of an oilfield business with outdoor storage as well as a private water ski
lake with seasonal recreational vehicle parking. The oilfield business, outdoor
storage, and water ski lake have been operating in violation of the existing special use
permit.
The site is located outside the City's Mid -Range Expected Service Area (MRESA)
and within the Long -Range Expected Growth Area (LREGA). It is the practice of
the City's 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 Comprehensive
Plan and Zoning Code.
Under the Greeley Zoning Code, the mining operation, outdoor storage, oilfield
business, and recreational use could only operate on the same property as a PUD
(Planned Unit Development).
SITE DATA:
Zoning on Subject Property A (Agricultural)
951299
Surrounding Zoning
Surrounding Land Uses
Land Use:
Current
Proposed
North - City PUD & County A
South - County I-3 (Industrial)
East - City PUD & County A
West - County A
North - Job Service Building, Future Weld
County Jail Site, Agricultural
Production
South - Cache la Poudre River, Sand and
Gravel Mining
East - Weld County Offices, Sand and
Gravel Mining
West - Rural Subdivision
Sand and Gravel Mining with a Concrete and
Asphalt Batch Plant
Sand and Gravel Mining with a Concrete and
Asphalt Batch Plant, Oilfield Business,
Outdoor Storage, Private Water Ski Lake,
Recreational Vehicle Parking
Site Size 169.7 Acres
Outdoor Storage 40 Acres (approximately)
KEY ISSUE:
Do the proposed uses in this location comply with the policies of the City of
Greeley's Comprehensive Plan?
ANALYSIS:
The uses which will be analyzed include the oilfield business, which is most similar
to an industrial use, the outdoor storage, which would only be allowed as a use by
special review in the I-3 (Heavy Industrial) zone within the city limits, and the
recreational uses. The sand and gravel operation and batch plants have previously
been approved, and the applicant has proposed no changes to this operation.
The applicable City Comprehensive Plan policies which address the additional uses
are as follows:
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 proximity to expressways.
Planning Comm. Summary
2 WCR/Hiner USR
951299
Comprehensive Plan Policy 3.2
Industrial development is encouraged to be located so that negative external influences
generated by the industrial use do not affect either existing or potential nonindustrial
land uses located within the Long -Range Expected Growth Area.
Comprehensive Plan Policy 4.2
All development is encouraged to enhance the visual appeal of the city with a special
emphasis on the city's principal thoroughfares, entryways, and activity areas.
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 proposed addition of an oilfield business and an area
of outdoor storage on approximately 40 acres of this site
would conflict with existing and probable land uses. The
oilfield business would include several pieces of heavy
machinery as well as large storage tanks and piping
(Attachment C). Storing unscreened oilfield equipment on
40 acres along an arterial roadway already annexed into
the city represents conflict. The existing rural subdivision
to the west, the Cache la Poudre River corridor, and
future uses in the area should not be subjected to unsightly
storage areas. The applicant has not specified what types
of material would be stored in the outdoor storage area,
but it appears the outdoor storage area would be similar to
a junkyard.
An additional concern is the amount of storage which will
occur at this site. The current storage situation on the
property is unsightly at best with most of the storage
within either the floodway or 100 -year floodplain along the
Cache la Poudre River. Weld County has indicated the
applicants need to move the existing material from the
floodplain. The applicant would have the option of
moving the existing material off of the site or out of the
floodplain and leave it on the property.
Eliminating the outdoor storage area and the proposed
oilfield business from this site would eliminate the need for
material storage on the property. The proposed oilfield
business, and the proposed outdoor storage use,
Planning Comm. Summary
3 WCR/Hiner USR
951299
specifically, do not enhance the visual appeal of the city
along a designated arterial street.
The design of this site, with outdoor storage which could
contain any sort of material, on the exterior of the
property, lends itself to an unappealing visual impact and
inconsistencies with the existing and future surrounding
development.
On the surface, the recreational uses consisting of private
water skiing and no more than six recreational vehicles
parked on -site appears to have minimal impact and would
seem to be appropriate to the site. However, without
specific wording in the development standards, this area of
the development could turn into an RV storage area. The
applicants have verbally indicated their preference to allow
the six members of the ski club to store their RVs on -site
for the duration of the water ski season. This is not
appropriate, since the Weld County Business Park, with a
County Jail and Job Service Building directly to the north,
would be in conflict with the proposed RV storage.
Comprehensive Plan Policy 4.4
All development is encouraged to use environmentally sensitive areas for open space
and recreational uses.
Staff Comment: The use of the lake itself for recreational purposes is in
accord with this section of the Comprehensive Plan. The
100 -year floodplain, as designated on the applicant's plat
(Attachment B), encompasses portions of two lakes which
would be used for recreation.
Comprehensive Plan Policy 4.11
All development is encouraged to develop in a manner that will not preclude future
extraction of economically recoverable gravels when occurring in designated gravel
resource areas. When sand and gravel operations are permitted, the site should be
reclaimed in a manner that enhances both the natural environment and anticipated
future land uses.
Comprehensive Plan Policy 3.3
Industrial development is encouraged to be geographically separated from existing or
anticipated commercial and residential land uses if it is of high -impact agricultural or
industrial nature that generates significant negative external impact.
Planning Comm. Summary
4 WCR/Hiner USR
951.299
Staff Comment:
The proposed oilfield business and outdoor storage would
be located immediately adjacent to the new Weld County
Jail, a natural and scenic river corridor, as well as a rural
subdivision. A 40 -acre outdoor storage area and an
oilfield business would be classified as a high -impact
industrial use. Significant negative visual external impacts
would be derived by this aspect of the proposal at this site.
Placement of the outdoor storage on the exterior of the site
increases the impact of the proposal, although anywhere on
this site would create negative visual impacts because of
the topography which elevates O Street and the County
buildings above the site.
Reclaiming this site with an I-3 industrial use/oilfield
business is substantially different from the I-i uses in the
adjacent industrial park, the rural subdivision, and the
Cache la Poudre River corridor.
ADMINISTRATIVE REVIEW TEAM COMMENTS:
The Administrative Review Team informally reviewed this proposal and noted the
floodway and floodplain along the Cache la Poudre River to North 25th Avenue will
be reviewed and probably revised in the near future by a firm contracted by the city.
Additionally, if this area is annexed, the Fire Department noted above -ground storage
of fuels is a concern and this area has minimal fire protection.
PLANNING STAFF RECOMMENDATION:
1. The staff recommends the City of Greeley Planning Commission recommend the
following to the Weld County Planning Commission:
A. The existing sand and gravel mining operation meets the policies of the
Comprehensive Plan Summary and recommend approval of this portion of
the proposal.
B. The proposed oilfield business and outdoor storage uses do not comply
with the Greeley Comprehensive Plan and recommend denial of these
portions of the application.
C. The proposed recreational uses meet the Comprehensive Plan policies;
however, the extended storage of recreational vehicles at the proposed site
does not. Recommend approval of the recreational uses and denial of the
recreational vehicle storage/use.
Planning Comm. Summary
5 WCR/Hiner USR
951299
2. If Planning Commission decides to approve the recreational vehicle storage/use
area, recommend to the Weld County Planning Commission that portion of the
application shall be limited to:
A. No more than six recreational vehicles at any one time.
B. No commercial storage.
C. Storage shall not be for more than two weeks.
ATTACHMENTS:
Attachment A - Vicinity Map
Attachment B - Site Plan
Attachment C - Project Narrative
Planning Comm. Summary
6 WCR/Hiner USR
951299
COLORADO
mEmoRAnuum
Todd A. Hodges
To Weld County Planning
Dote March 7. 1995
From Trevor.7irirek Supervisor. Environmental Protection Service4 j
Subject: Caca Nnmhar• iTSR-1(175 Name. Hinar, Rev
NW4 of Section 31, Township 06 North, Range 65 West
Environmental Protection Services has reviewed this proposal; 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. An Air Pollution Emission Notice (A.P.E.N.) and Emissions Permit
application must be submitted to the Air Pollution Control Division,
Colorado Department of Health for emissions of criteria, hazardous or
odorous air pollutants. Sources of such emissions include but are not
limited to the following: sandblasting operations, mining, spray paint
booths, dry cleaners, haul road traffic, composting, boilers and
incinerators.
3. No permanent disposal of wastes shall be permitted at this site.
4. Waste materials shall be handled, stored, and disposed in a manner that
controls fugitive dust, blowing debris, and other potential nuisance
conditions.
5. Fugitive dust shall be controlled on this site.
6. The maximum permissible noise level shall not exceed the light industrial
limit of 70 db(A), as measured according to 25-12-102, Colorado Revised
Statutes.
7. Any existing septic system(s) which is not currently permitted through the
Weld County Health Department will require an I.S.D.S. Evaluation prior to
the issuance of the required septic permit(s). In the event the system(s)
is found to be inadequate, the system(s) must be brought into compliance
with current I.S.D.S. regulations.
8. The septic system proposed for the business office is required to be
designed by a Colorado Registered Professional Enginee the
Weld County Individual Sewage Disposal Regulations.
1t. MAR p 8 1995
i
d EXHIBIT
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tlsnMnhAQ
951299
Planning Department
USR-1075
March 7, 1995
Page 2
9. A NPDES Permit shall be obtained from the Water Quality Control Division
of the Colorado Department of Health for any proposed discharge into State
Waterways.
10. A dust abatement plan shall be submitted to the health department for
approval prior to operation. The facility shall have sufficient equipment
available to implement the dust control as required by the health
department.
11. Permanent I.S.D.S. facilities must be provided for the recreation portion
of the site. Vault systems are acceptable. Portable sanitary toilets are
acceptable for temporary use only.
TJ/cs-376
951299
WEST GREELEY SOIL CONSERVATION DISTRICT
4302 West 9th Street Road
Greeley, Colorado 80634
(303) 356-6506
March 8, 1995
Todd Hodges
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Ave
Greeley, CO 80631
Todd:
The Board of Supervisors of the West Greeley Soil Conservation District has reviewed the Case
Number USR-1075 and has the following concerns. The proposed ponds have a potential for
water loss and the supervisors feel that it should be determined that there is adequate water
available for augmentation. They are also concerned about erosion on the shoreline and would
like to see stabilization efforts in practice. They also feel that the potential for water pollution
by oil and gasoline from the boat traffic is possible and that steps should be taken to prevent as
much as possible.
Sincerely,
Michaels Shay Michael Shay
District Manager
951.299
tiEXHIBIT
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