HomeMy WebLinkAbout20241186.tiffUSE BY SPECIAL REVIEW (USR) APPLICATION
FOR PLANNING DEPARTMENT USE:
AMOUNT $
APPLICATION RECEIVED BY
DATE RECEIVED:
CASE # ASSIGNED:
PLANNER ASSIGNED:
PROPERTY INFORMATION
Is the property currently in violation? No /
Parcel Number: 0 5 5 1 _ 3
Site Address: 19767 County Road 86, Ault
Legal Description: LOT A REGX15-0001
Section: 32 , Township 8
r�
Yes Violation Case Number: 23-O-33259
2 4 _ 0 0 _ 0 5 2
N, Range £5
W Zoning District: A Acreage: 1-6
Within subdivision or townsite? 2 Na / illi Yes Name:
Water (well permit # or water district tap #): NWCWD Tap
Sewer (On -site wastewater treatment system permit # or sewer account #): G19910098
Floodplain ill No / Dyes Geological Hazard 12 No / ;iiYes Airport Overlay CI No / aes
PROJECT
USR Use being applied for: Oil_and Gas Storage Facility; Oil and Gas Support and Service
Name of proposed business: K -LA Construction
PROPERTY OWNER(S) (Attach additional sheets if necessary.)
Name: Hutton Family Trust
Company: K -LA Construction
Phone #: 970-250-6870
Email: james@k-laconstruction.com
Street Address: 1 273 O% Rd.
City/State/Zip Code: Loma, CO 81524
APPLICANT/AUTHORIZED AGENT (Authorization Form must be included if them is an Authorized Agent)
Name: Bob Choate
Company: Coan, Payton & Payne, LLC
Phone #:
970-225-6700 Email: bchoate@cp2law.com
Street Address: 1711 61st Ave., Suite 100
City/State/Zip Code: Greeley, CO 80634
I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with
or contained within the application are true and correct to the best of my (our) knowledge. All fee owners of the property
must sign this application. If an Authorized Agent signs, an Authorization Form signed by all fee owners must be
included with the application. If the fee owner is a corporation, evidence must be included indicating the signatory has
the legal authority to sign for the corporation.
C7.:21Cd?-1
c7[2. 711z- 3
Date
ignatuTe '" Date Signature
James Hutton, Trustee
Print
Bob Choate
Print
07/22
9
DEPARTMENTS OF PLANNING
BUILDING, DEVELOPMENT REVIEW
AND ENVIRONMENTAL HEALTH
1402 NORTH 17TH AVENUE
PO BOX 758
GREELEY CO 80632
AUTHORIZATION FORM
We Hutton Family Trust to Bob Choate
I, �
( ) ,give permission
(Owner please print)
(Authorized Agent/Applicant—please print)
to apply for any Planning, Building, Access, Grading or OWTS permits on our behalf, for the property
located at (address or parcel number) below:
19767 CR 86, Ault, CO
LOT A RECX15-0001 32 8 65
Legal Description: of Section , Township N, Range W
Subdivision Name: Lot Block
Property Owners Information:
Hutton Family Trust
Address:
970-250-6870
Phone:
E-mail: james@k-laconstruction.com
Authorized Agent/Applicant Contact Information:
Address: 1711 61st Ave., Greeley, CO 80634
970-225-6700
Phone:
Correspondence to be sent to: Owner
bchoate@cp2law.com
E -Mail:
Authorized Agent/Applicant by: Mail Email
Additional Info:
James Hutton is Trustee of Hutton Family Trust
I (We) hereby certify, under penalty of perjury and after carefully reading the entire contents of this
document, that the information stated above is true and correct to the best of my (our) knowledge.
etc
Owner Signature
. Date .mot- sA Date
Owner Signature
Subscribed and sworn to before.._ e= this
4-16
/.,
9 5
My commission expires , 1:3 /ct)c�;
day of 4
ROSEMARY WESNID ''!
Not.''ry
State of Co k,r e do
Notary ID it 19984001439
My Commission Expires 03-09-2026
20 =-s . by
07/22
11
Certification of Trust for the
Hutton Family Trust
dated August 1, 2023
Pursuant to C.R.S. 11-105-111, this Certification of Trust is signed by all the currently
acting Trustees of the Hutton Family Trust dated August 1, 2023, who declare:
1. The Grantors are JAMES W. HUTTON, also known as JAMES WILLIAM
HUTTON or JAMES HUTTON, and KAYLA E. HUTTON, also known as KAYLA
ELLEN HUTTON, KAYLA HUTTON or KAYLA ELLEN MOLDE. The trust is
revocable by the Grantors, acting jointly and not separately.
2. The Trustees of the trust are JAMES W. HUTTON and KAYLA E. HUTTON.
The signature of one Trustee is sufficient to exercise the powers of the Trustee.
3. The Successor Trustees of the trust are:
Upon Incapacity _ or Death:
The non -incapacitated or surviving spouse will serve as sole Trustee. If he or she
is unable to serve or to continue to serve for any reason, then the following will
serve as successor Trustee, in the order named:
JAYLON HUTTON
DEREK MOLDE
4. The tax identification number of the trust is the Social Security number of JAMES
W. HUTTON.
5. Title to assets held in the trust will be titled as:
JAMES W. HUTTON and KAYLA E. HUTTON, Trustees of the Hutton
Family Trust dated August 1, 2023, and any amendments thereto.
6. An alternative description will be effective to title assets in the name of the trust or
to designate the trust as a beneficiary if the description includes the name of at least
one initial or successor Trustee, any reference indicating that property is being held
in a fiduciary capacity, and the date of the trust.
7. Excerpts from the trust document that establish the trust, designate the Trustee, and
set forth the powers of the Trustee will be provided upon request. The powers of the
Trustees include the power to acquire, sell, assign, convey, pledge, encumber, lease,
borrow, manage, and deal with real and personal property interests.
8. The terms of the trust provide that a third party may rely upon this Certification of
Trust as evidence of the existence of the trust and is specifically relieved of any
Certification of Trust for the Hutton Family Trust
Page 1
obligation to inquire into the terms of this trust or the authority of my Trustee, or to
see to the application that my Trustee makes of funds or other property received by
my Trustee.
9. The trust has not been revoked, modified, or amended in any way that would cause
the representations in this Certification of Trust to be incorrect.
August 1, 2023
-91
r:>':
JAMES W. HUTTON, Trustee
August 1, 2023
KAYLA E. HUTTON, Trustee
STATE OF COLORADO
CITY AND COUNTY OF DENVER
}
ss.
This instrument was acknowledged before me on August 1, 2023, by JAMES W. HUTTON
and KAYLA E. BUTTON, as Trustees.
[Seal]
AMY HONER KHO
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID 20174010310
MY COMMISSION EXPIRES MARCH 8, 2025
r
Amy Wegner o,
My commission expires: March 8, 2025
Certification of Trust for the Hutton Family Trust
Page 2
USE BY SPECIAL REVIEW (USR) PLANNING QUESTIONNAIRE
1. Explain the proposed use and business name.
James and Kayla Hutton own K -La Construction LLC, a business that provides excavation,
drilling, and related services to oil and gas sites in the DJ Basin. The proposal is to allow
the business to continue to operate on the property, and to bring the property into
compliance with the Weld County Code, as it is currently in violation. The use of this site
is intended to allow parking, storage, and maintenance of vehicles, construction equipment,
and materials.
2. Explain the need for the proposed use.
K -La Construction's primary office is located in Loma, Colorado, on the western slope.
This site is located within the primary service area for the business' secondary operation
in the DJ Basin. The site is reasonably located to be able to provide services locally.
3. Describe the current and previous use of the land.
The property was previously used as a rural residence with agricultural outbuildings. The
old house on site is no longer being used as a residence. The outbuildings and property
surrounding the home are currently being used to store equipment, vehicles, and materials.
4. Describe the proximity of the proposed use to residences.
There is only one residence anywhere in the vicinity, located directly adjacent and to the
west of the site. The remaining property is owned by the City of Thornton (north, east, and
west), and is farmland. The next closest houses are located approximately 1,000 feet to the
north and 1,700 feet to the east.
5. Describe the surrounding land uses of the site and how the proposed use is compatible
with them.
The surrounding land uses are large agricultural parcels with irrigated and non -irrigated
farming, with rural residential homes. The proposed use is compatible with the surrounding
uses, as it includes the storage and maintenance of equipment of similar size as, or generally
smaller than, most agricultural equipment. The business is intended to be operated out of
the existing buildings, which have been used for agricultural purposes for years. Outside
storage of equipment will be similar to what is found in the area, and maintenance will be
done inside the existing outbuildings.
Employees will enter and exit directly on to CR 86 to the south, which is a paved collector
road as listed on the Weld County Functional Classification Road Map, and which is
maintained by Weld County.
6. Describe the hours and days of operation (i.e. Monday thru Friday 8:00 a.m. to 5:00 p.m.).
The site is not intended to be a 24/7 operation, although some equipment is intended to be
stored at all times. Maintenance and other employee operations are expected to occur from
7:00 a.m. to 6:00 p.m., Monday through Saturday, in most circumstances.
7. Describe the number of employees including full-time, part-time and contractors. If shift
work is proposed, detail number of employees, schedule and duration of shifts.
Currently employees only spend part of their shift on site. This application requests the
authorization to have up to two employees on site during the single day shift.
8. Describe the maximum number of users, patrons, members, buyers or other visitors that
the site will accommodate at any one time.
No customers are expected to visit the site. Employees are expected to visit the site to
complete vehicle and equipment maintenance, and to pick up and drop off equipment and
vehicles. The maximum number of persons on site at any time is not expected to be greater
than ten.
9. List the types and maximum numbers of animals to be on the site at any one time (for
dairies, livestock confinement operations, kennels, etc.).
No livestock or animals are expected on site.
10. List the types and number of operating and processing equipment.
The property currently contains some combination of the following:
• 3- SoilMec SR30 Drills
• 2 -John Deere 345G Excavator
• 2- John Deere 350G Excavator
• Komatsu PC 360 Excavator
• 3- John Deere 333G Skid Steer
• W900 Kenworth and support trailers
• W990 Kenworth and support trailers
• Work trucks Dodge/ Ford / Chevy and support trailers.
These equipment and vehicles are primarily used at oil and gas locations throughout Weld
County, and so it is unlikely that all of them will be stored together on site at any given
time. Further, they are subject to change as needed to accommodate the needs of the
business and its customers. This application requests the authorization for 5 drills, 5
excavators, 5 skid steers, 5 semi -trucks with supporting trailers, and various pickup trucks
and employee vehicles.
11. List the types, number and uses of the existing and proposed structures.
The property contains a single-family home, one large outbuilding and multiple smaller
outbuildings. The house is not expected to be used for business purposes. The large
outbuilding is planned to be retrofitted for storage, and for vehicle and equipment
maintenance. The smaller outbuildings are planned to be used for storage.
12. Describe the size of any stockpile, storage or waste areas.
No stockpiles or waste areas are proposed. Outdoor storage of vehicles, equipment, and
materials is proposed.
13. Describe the method and time schedule of removal or disposal of debris, junk and other
wastes associated with the proposed use.
Waste will be hauled out weekly or bi-weekly by a trash service. If vehicle or equipment
cleaning is ever begun, a vault pumping service will be obtained for wastewater runoff
Fuel and waste oil (if any) will be disposed of off -site by a similar service, or if in minor
amounts, by the employees in accordance with all applicable laws.
14. Include a timetable showing the periods of time required for the construction of the
operation.
No new construction is proposed. Building permits are expected to be required for existing
structures, which will be applied for after approval of the USR permit. Any required
upgrades or improvements to the structures on site will be made expeditiously.
15. Describe the proposed and existing lot surface type and the square footage of each type
(i.e. asphalt, gravel, landscaping, dirt, grass, buildings).
The Property currently has an internal gravel driveway as shown on the attached map,
which along with the existing gravel storage areas covers most of the property other than
the structures and the curtilage immediately adjacent to the house. The existing conditions
are expected to remain.
16. How many parking spaces are proposed? How many handicap -accessible parking spaces
are proposed?
Parking and storage areas will be as generally shown on the attached map. There are no
handicap -accessible parking spaces proposed, however there is an existing concrete
parking pad located north of and adjacent to the home.
17. Describe the existing, and proposed fencing and screening for the site including all
parking and outdoor storage areas.
Existing wire fencing surrounds most of the property as shown on the attached map, which
is expected to remain.
18. Describe the existing and proposed landscaping for the site.
The drive way is shown on the attached map. Existing trees near the home will remain, and
the septic leach field will remain in native grasses as a buffer from the buildings and storage
areas on the north and east side of the parcel, and for dust control purposes.
19. Describe reclamation procedures to be employed as stages of the operation are phased
out or upon cessation of the Use by Special Review activity.
No reclamation is planned or needed. In the event that the business is relocated off of the
property entirely, the site will be maintained for use by the residents.
20. Describe the proposed fire protection measures.
The property is served by a water tap issued by North Weld County Water District
(NWCWD). Emergency responders have open access to the site in the event of an
emergency. The large outbuilding will be retrofitted with a commercial building permit,
including (if required by code) fire protection requirements.
21. Explain how this proposal is consistent with the Weld County Comprehensive Plan per
Chapter 22 of the Weld County Code.
Approval of the proposal would further the following principles, goals, and objectives of
the Weld County Comprehensive Plan:
Sec. 22-2-10. Guiding principles.
B. Respecting Private Property Rights. One of the basic principles upon which the United
States was founded is the right of citizens to own and utilize property so long as that use
complies with local regulations and does not interfere with or infringe upon the rights of
others.
The proposed use allows James and Kayla Hutton to utilize their property to run
their business in compliance with the Weld County Code and all other applicable
laws, and given the minimal impact on the surrounding area, does not interfere
with or infringe upon the rights of others.
C. Promoting Economic Growth and Stability. Land use policies have a significant
impact on economic conditions in the County and should be structured to encourage
economic prosperity. To ensure the continued strength of Weld County's economy, land
use processes and decisions based on this plan shall be consistent and promote fiscally
responsible growth.
James and Kayla Hutton own the business, which has expanded into Weld County
to provide much needed services to the oil and gas industry in the DJ Basin. The
site is located in a prime area to provide such services without unduly impacting
the County's road network that would result if unnecessary travel miles were
added to each job.
D. Protecting Health, Safety, and General Welfare. Land use regulations and policies
will protect and enhance the health, safety, and general welfare of the citizens of Weld
County.
The Hutton's business provides necessary services to our community, and generally
enhances the general welfare of the citizens of Weld County. The minimal impact
as the business is appropriately regulated by the Use by Special Review permit
process, which protects the health and safety of the neighbors.
Sec. 22-2-40. - Economic development goals and objectives.
A. Support compatible economic development opportunities.
The Hutton's business is similar in size and intensity to the surrounding agricultural
businesses, and presents an economic opportunity both to the Huttons themselves,
but also to the recipients of their services, which benefit from the appropriate
location of their storage and maintenance yard on County Road 86, which is
substantially closer (and therefore more efficient) than other available properties in
the larger cities located further south. Because this is substantially compatible with
the surrounding land uses, the Comprehensive Plan supports this opportunity.
22. Explain how this proposal is consistent with the intent of the zone district in which it is
located. (Intent statements can be found at the beginning of each zone district section in
Article III of Chapter 23 of the Weld County Code.)
The A (Agricultural) Zone District is intended to provide areas for natural resource
extraction and energy development, without the interference of other, incompatible land
uses. The Huttons' business is directly related to natural resource extraction and energy
development, and therefore is an appropriate use within the Agricultural Zone District.
23. Explain how this proposal will be compatible with future development of the surrounding
area or adopted master plans of affected municipalities.
The proposed use and the site are very compatible with the surrounding area. James Hutton
has spoken with the existing neighbor directly to the west of this site, who has voiced no
concerns about the operating business so far. The remaining surrounding property is owned
by the City of Thornton, which has historically purchased land and water rights for future
conversion of such water rights for eventual municipal use by Thornton's residents. This
generally precludes the use of those properties for development purposes. There is very
little (if any) chance that Thornton's property will be used for anything other than farming
or ranching over the next many decades.
The site is located within the three (3) mile area surrounding the municipal limits of the
Town of Ault. It does not appear that the Town includes this site within any planned future
growth area for the Town. In accordance with Weld County Code section 19-13-50, the
applicant is willing to meet with Town officials to discuss possible annexation. Given that
the site is located near the end of the Town's three (3) mile area, the applicant has chosen
to submit this application first.
24. Explain how this proposal impacts the protection of the health, safety and welfare of the
inhabitants of the neighborhood and the County.
The proposal causes little impact on the inhabitants of the neighborhood, and no adverse
impact on the County as a whole. There is no significant lighting proposed, and no
manufacturing that might otherwise cause odors off -site. The site is located to reduce traffic
in the County as a whole, as it reduces miles traveled to the job sites in the area.
25. Describe any irrigation features. If the proposed use is to be located in the A
(Agricultural) Zone District, explain your efforts to conserve prime agricultural land in the
locational decision for the proposed use.
There are no irrigation features proposed. Locating the business on this property conserves
prime agricultural land because the site is already in near final layout, and too small to
feasibly farm. No farmland is being taken out of production as a result of the proposal.
26. Explain how this proposal complies with Article V and Article XI of Chapter 23 if the
proposal is located within any Overlay Zoning District (Airport, Geologic Hazard, or
Historic Townsites Overlay Districts) or a Special Flood Hazard Area identified by maps
officially adopted by the County.
The proposal is not located within a Geologic Hazard Overlay District, an Historic
Townsite Overlay District, or a Special Flood Hazard Area.
27. Detail known State or Federal permits required for your proposed use(s) and the status
of each permit. Provide a copy of any application or permit.
No State or federal permits are required for the proposed use.
•
r■
Ga€€oway
August 14th, 2023
Weld County
1402 N. 17th Avenue
Greeley, CO 80632
5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
970.800.3300 • GallowayUS.com
RE: PRE23-0050 19767 County Road 86 — Development Review Questionnaire
Dear Staff,
Please find this letter as the applicant's response to the Development Review Questionnaire as
detailed in the pre -application conference for the property located at 19767 Weld County Road 86.
1. Describe the access location and applicable use types (i.e., agricultural, residential,
commercial/industrial, and/or oil and gas) of all existing and proposed accesses to the parcel.
Include the approximate distance each access is (or will be if proposed) from an intersecting county
road. State that no existing access is present or that no new access is proposed, if applicable.
The property has two existing commercial accesses directly on to the north side of County Road
86 from the parcel. The west existing access is located approximately 4,030 feet east of County
Road 39 and 1,250 feet west of County Road 41. The east existing access is located
approximately 4,240 feet east of County Road 39 and 1,040 feet west of County Road 41.
2. Describe any anticipated change(s) to an existing access, if applicable.
No changes to the existing accesses are proposed.
3. Describe in detail any existing or proposed access gate including its location.
There are no existing access gates and none are proposed.
4. Describe the location of all existing accesses on adacent parcels and on parcels located on the
opposite side of the road. Include the approximate distance each access is from an intersecting
county road.
There are two existing accesses on the north side of County Road 86 within 1,000 feet of the
accesses from 19767 Weld County Road 86. Both existing accesses appear to be residential in
use and are located approximately 260 feet and 300 feet to the west of the west existing access
of 19767 County Road 86. These accesses are located approximately 3,780 and 3,740 feet east
of County Road 39 and 1,500 feet and 1,540 feet west of County Road 41. There are no existing
accesses on the south side of County Road 86 within 1,000 feet of the accesses from 19767
Weld County Road 86.
5. Describe any difficulties seeing oncoming traffic from an existing access and any anticipated
difficulties seeing oncoming traffic from a proposed access.
There does not appear to be any difficulties seeing oncoming traffic in either direction from the
parcel.
6. Describe any horizontal curve (using terms like mild curve, sharp curve, reverse curve, etc.) in the
vicinity of an existing or proposed access.
There are no horizontal curves on County Road 86 within 1,000 feet either direction of 19767
Weld County Road 86.
7. Describe the topography (using terms like flat, slight hills, steep hills, etc.) of the road in the vicinity
of an existing or proposed access.
The topography of County Road 86 is generally flat in the vicinity of the existing access
locations.
PRE23-0050 19767 County Road 86
Development Review Questionnaire
August 141h, 2023
Thank you for your review of the responses to the Development Review Questionnaire. Should you
have any questions, please do not hesitate to contact me at 970.800.3300.
Sincerely,
GALLOWAY
Kyle J Pollock, P.E.
Civil Engineering Project Manager
970.800.3300
KylePollock@GallowayUS.com
Galloway & Company, Inc. Page 2 of 2
PREPARED BY:
Galloway & Company, Inc.
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
Contact: Matthew Pepin
Phone: (303)-770-8884
K -LA Construction
08/14/2023
TABLE OF CONTENTS
I. Introduction 3
Purpose 3
Location of Property 3
II. Existing Drainage Patterns & Features 3
Existing Drainage Patterns 3
Nearby Irrigation 3
Commercial Use Impacts 3
Exceptions 3
III. Conclusions 3
IV. References 4
Appendices:
A. Existing Drainage Map
Galloway & Company, Inc. Page 2 of 5
K -LA Construction
08/14/2023
I. Introduction
P urpose
This document is the Drainage Narrative for the Hutton property currently serving as a secondary location
for K -LA Construction. This drainage narrative will identify existing drainage patterns and drainage
features to evaluate the impact of the change of use of the site from residential to commercial use.
Location of Property
The K -LA Construction property is located in the Southeast quarter of Section 32, Township 8 North,
Range 65 West of the 6th P.M. in Weld County, Colorado. The site is located at 19767 County Road 86,
Ault, CO 8065, between Country Road 39 and County Road 41.
Property Description
The Hutton property is bounded by County Road 86 to the south, a neighboring residence to the west,
and agricultural lands to the north and east. The property covers 1.80 acres with slopes ranging from flat
to 5%. Previously used as a residence, the property is currently used as a secondary location for K -LA
Construction to park and store company vehicles and heavy equipment. It is unknown the extents of
vehicle maintenance or fuel storage on the property.
II. Existing Drainage Patterns & Features
Existing Drainage Patterns
Runoff generated on the site and coming from offsite generally flows in a southeasterly direction to a
swale on the north side of County Road 86, as shown in Appendix A. Offsite flows coming from the west
are intercepted by a swale between the Hutton property and the neighboring residence heading towards
the roadside swales. Roadside swales collect runoff and direct flows to the west to the final destination.
N earby Irrigation
N earby irrigation infrastructure pertains to the Collins lateral irrigation channel which is located
approximately 0.5 miles upstream to the northwest, highlighted on Appendix A. The swales to the south
and west of the property are not used for irrigation purposes.
Commercial Use Impacts
N o changes are being made to the drive ways and there is no change from the existing drainage patterns
and features. No detention is required for the site as it meets Weld County Section 8-11-40. Refer to
Exceptions section below and refer to Appendix A for existing drainage patterns and features.
Exceptions
According to Weld County Section 8-11-40 Drainage Policy — Drainage Narrative, our site would meet
Exception 8: "Development of site where the change of use does not increase the imperviousness of the
site."
III. Conclusions
This narrative concludes that a detention pond is not necessary for the commercial use of the property,
and runoff from this property will not adversely affect the surrounding and downstream properties.
Galloway & Company, Inc. Page 3 of 5
K -LA Construction
08/14/2023
IV. References
1. Weld County Property Portal, accessed June 15, 2023.
Galloway & Company, Inc. Page 4 of 5
K -LA Construction
08/14/2023
APPENDIX A
Galloway & Company, Inc. Page 5 of 5
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To:
5500 Greenwood Plaza Blvd., Suite 200
Greenwood Village, CO 80111
303.770.8884 • GallowayUS.com
Mike McRoberts P.E.
Development Review Engineer
Weld County
From: Brian Horan, PE, PTOE
Date: August 15, 2023
Re: K -LA Construction LLC— PRE23-0050
Traffic Narrative
INTRODUCTION
Memorandum
This memorandum provides the results of a traffic analysis performed in support of the development of
an approximately 1.8 -acre site in Ault, Colorado. The proposed development is located west of County
Road 41, north of County Road 86 and east of County Road 39. The site is occupied and the location is
shown on Figure 1. Background information was directly sourced from the Pre -Application Meeting
Minutes from March 3, 2023:
"James and Kayla Hutton own and operate a construction business, K -LA Construction LLC head office
is located at P.O. Box 115, Loma, Colorado 81524. Their business is associated with the oil fields of the
DJ in Weld County. This site will serve as a secondary location for the business which also operates on
the West slope. The Hutton property is utilized as a residence and is utilized for the parking, storage,
and maintenance of vehicles and construction equipment including 5 drills, 5 excavators, 5 skid steers,
5 semi -trucks with supporting trailers, and various pick up trucks, although it is unlikely that all vehicles
and equipment will be on site at the same time. Hours of operation are Monday through Saturday 7:00
a.m. to 6:00 p.m. Employee numbers are unknown but may be less than nine (9) persons. No customers
visit the property however employees and deliveries are expected to be less than 20 round trips per
day."
Figure 1 Site Location
Galloway & Company, Inc.
Page 1
K -LA Construction LLC
Ault, CO
SITE LOCATION
The 1.8 -acre site is located along the northern side of County Road 86 and between County Road 39
and County Road 41 and is currently occupied. The Applicant seeks to operate this site as a secondary
location for their business. No change in access is being proposed.
TRIP GENERATION
In order to assess the traffic impacts to the local network, trip generation estimates were created. Per
the Applicant, the average daily traffic (ADT) to the site would be 40 ("fewer than 20 round trips per
day"). In accordance with traditional standards, the Institute of Transportation Engineers (ITE) Trip
Generation Manual 11th Edition was used to calculate the number of trips generated by the proposed
development during the weekday AM and PM peak hours, as well as the number of daily weekday
generated trips. The following land use code (LUC) was used in the trip generation calculations for the
proposed use:
i LUC 110 — General Light Industrial: 6,672 SF
As shown in Table 1, the site is anticipated to generate 8 weekday AM, and 4 weekday PM peak hour
trips. It is projected to generate a total of 32 additional daily weekday trips. This is in line with
Applicant's proposed operations.
The lot is zoned as Agricultural, which allows for residential, agricultural, and uses associated with
mineral resource development including oil and gas. The time of day in which highest volume or peak
hour volume (PHV) would occur would be at the first hour and last hour of operation hours. This would
translate to 7:00 AM to 8:00 AM for the AM peak hour and 5:30 PM to 6:30 PM.
The AM ingress site trips will primarily be employees arriving on site in passenger cars or pickups. The
AM egress site trips will be employees exiting in construction equipment such as tandem trucks or
trailers. The ingress site trips in the PM will primarily be employees arriving back on site in tandem
trucks and trailer like vehicles followed by egress site trips in passenger vehicles or pickup trucks.
EFFECTS ON TRAFFIC OPERATIONS
Since the change in land use results in a slight increase in daily AM and PM peak hour forecasted
trips, it can be concluded that the existing roadway network will be able to accommodate the site
without any additional improvements.
Site access is not being proposed to be modified. Since the existing volumes along the surrounding
streets and the turning movements into and out of the site cause no operational problems the increase
in site trips is not projected to impact traffic operations.
Galloway & Company, Inc.
Page 2
Table 1
KL-A Construction LLC Ault, CO
Site Trip Generation
�
=
Land
Use Use
Code
Amount
Units
AM
In
Peak
Out
Hour
Total
In
PM
Peak
Out
Hou
rf`
Total
Daily
Trips
,
Existing
7 1 8
1
3 4
32
Light
Industrial
110
6,672 SF
Note(s):
(1) Trip generation based on the Institute of Transportation Engineers' Trip Generation Manual, 11th Edition
K -LA Construction LLC
Ault, CO
CONCLUSIONS
The conclusions of this comparative analysis are as follows:
1. The proposed addition is forecasted to result in an increase of 8 AM peak hour trips and increase
of 4 PM and an increase in 32 weekday trips.
2. The increase in trips is not expected to impact traffic operations at the nearby existing intersections.
3. Due to the minor increase in site traffic no improvements to the existing roadway network or existing
access is proposed.
We trust that the information contained herein satisfy the request of the County. If you have any
questions or need further information, please contact Brian Horan at BrianHoran@gallowayus.com or
303-770-8884.
Galloway & Company, Inc.
Page 4
USE BY SPECIAL REVIEW (USR) ENVIRONMENTAL HEALTH (EH) QUESTIONNAIRE
1. Discuss the existing and proposed potable water source. If utilizing a drinking water well,
include either the well permit or well permit application that was submitted to the State
Division of Water Resources. If utilizing a public water tap, include a letter from the Water
District, a to ) or meter number, or a co )v of the water bill.
The existing home on site is served by North Weld County Water District (NWCWD)
account 45027. Any additional water service can be obtained, if required, by NWCWD.
However, no new water service is expected to be needed.
2. Discuss the existing and proposed sewage disposal system. What type of sewage disposal
system is on the property? If utilizing an existing on -site wastewater treatment system,
provide the on -site wastewater treatment permit number. (If there is no on -site wastewater
treatment permit due to the age of the existing on -site wastewater treatment system, apply
for a on -site wastewater treatment permit through the Department of Public Health and
Environment prior to submitting this application.) If a new on -site wastewater treatment
system will be installed, please state "a new on -site wastewater treatment system is
proposed." (Only propose portable toilets if the use is consistent with the Department of
Public Health and Environment's portable toilet policy.)
The existing home is not planned to be used for business purposes. Port-a-let(s) will be
available for the (no more than two) full-time employees and the multiple part-time
employees.
3. If storage or warehousing is proposed, what type of items will be stored?
A small amount of materials (e.g. pipe, i-beams, etc.) may be stored on site, as well as
drilling and excavation equipment.
4. Describe where and how storage and/or stockpile of wastes, chemicals, and/or petroleum
will occur on this site.
No waste will be stored on site, except in trash bins and a dumpster pursuant to a trash
services provider agreement. Cleaning supplies and automotive fluids (brake fluid, motor
oil, engine coolant, etc.) will be stored in cabinets in the large outbuilding on site.
5. If there will be fuel storage on site, indicate the gallons and the secondary containment.
State the number of tanks and gallons per tank.
Diesel fuel will be stored in one 500 gallon double -walled tank in accordance with tank
manufacturer instructions.
6. If there will be washing of vehicles or equipment on site, indicate how the wash water will
be contained.
Washing of vehicles and equipment, if such washing occurs, will be drained into a vault
that can be pumped by a commercial service on an as -needed basis. Such drain water will
not enter the leach field or the groundwater table, and will be contained on the existing
concrete floor in the large outbuilding (with a new drain installed) or outside on a new
concrete pad above the vault (also to be installed).
7. If there will be floor drains, indicate how the fluids will be contained.
Drain water will not enter the leach field or the groundwater table, and will be contained
on the existing concrete floor in the large outbuilding (with a new drain installed) or
outside on a new concrete pad above the vault (also to be installed).
8. Indicate if there will be any air emissions (e.g. painting, oil storage, etc.).
No painting or other uses are proposed which would require an air emissions permit.
Motor oil and similar automotive fluids will be contained in small quantities.
9. Provide a design and operations plan if applicable (e.g. composting, landfills, etc.).
No design and operations plan is applicable.
10. Provide a nuisance management plan if applicable (e.g. dairies, feedlots, etc.).
No nuisance management plan is applicable.
11. Additional information may be requested depending on type of land use requested.
We are available to provide additional information as needed.
USE BY SPECIAL REVIEW (USR) DUST ABATEMENT AND WASTE HANDLING PLAN AND
DECOMMISSIONING STATEMENT
Dust on site will be mitigated by a water trailer owned by the Applicant.
The site is not expected to produce hazardous wastes nor household wastes. The site may be
expected to produce general debris from disposable automotive and equipment parts, as well as
some oil related to the same. Used oil will be contained in small 1-5 gallon containers, and a single
55 gallon drum. And will be transferred to certain customers that reuse the oil in heaters designed
for that purpose, and otherwise disposed of at a recycling center. All maintenance and repair occurs
within the shop on site, so all spills will be contained on the concrete floor, and remediated with
sand that will be disposed of in accordance with all requirements. The site also contains a trash
dumpster which is emptied on a biweekly basis by Maverick Disposal.
The intent is for the operation to continue on site in perpetuity. If the operation ceases, the site will
require no substantial remediation, as it is in the substantially similar condition to the agricultural
operation that was located on site before the business moved in. Upon termination or abandonment
of the operation, the equipment, materials, and vehicles will be removed. Depending on
requirements in effect at that time, some of the site may be replanted in native grasses.
Weld County Treasurer
Statement of Taxes Due
Account Number R8941974
Assessed To
Parcel 055132400052
HUTTON JAMES WILLIAM
19767 COUNTY ROAD 86
AULT, CO 80610-9605
Legal Description
PT SE4 32-8-65 LOT A REC EXEMPT RECX15-0001
Sites Address
19767 COUNTY ROAD 86 WELD
Year Tax
Tax Charge
Interest Fees Payments
Balance
2022 $1,330.94 $66.55
$15.00 ($1,412.49)
$0.00
Total Tax Charge
$0.00
Grand Total Due as of 09/25/2023
$0.00
Tax Billed at 2022 Rates for Tax Area 0919 - 0919
Authority
WELD COUNTY
SCHOOL DIST RE9
NORTHERN COLORADO WATER
(NC
AULT FIRE
AIMS JUNIOR COLLEGE
HIGH PLAINS LIBRARY
WEST GREELEY CONSERVATION
Taxes Billed 2022
* Credit Levy
Mill Levy
15.0380000*
22.8380000*
1.0000000
7.3 800000
6.3070000
3.1810000
0.4140000
Amount
$356.41
$541.25
$23.70
$174.91
$149.48
$75.38
$9.81
56.1580000
$1,330.94
Values
AG -FLOOD
IRRRIGATED LAND
AG -WASTE LAND
FARM/RANCH
RESIDENCE -IMPS
OTHER BLDGS.-
AGRICULTURAL
Actual Assessed
$1,037 $270
$2 $10
$253,169 $17,600
$22,027 $5,820
Total $276,235 $23,700
ALL TAX LIEN SALE AMOUNTS ARE SUBJECT TO CHANGE DUE TO ENDORSEMENT OF CURRENT TAXES BY THE
LIENHOLDER OR TO ADVERTISING AND DISTRAINT WARRANT FEES.
CHANGES MAY OCCUR AND THE TREASURER'S OFFICE WILL NEED TO BE CONTACTED PRIOR TO REMITTANCE AFTER THE
FOLLOWING DATES: PERSONAL PROPERTY, REAL PROPERTY, AND MOBILE HOMES - AUGUST 1.
TAX LIEN SALE REDEMPTION AMOUNTS MUST BE PAID BY CASH OR CASHIER'S CHECK.
POSTMARKS ARE NOT ACCEPTED ON TAX LIEN SALE REDEMPTION PAYMENTS. PAYMENTS MUST BE IN OUR OFFICE AND
PROCESSED BY THE LAST BUSINESS DAY OF THE MONTH.
1400 N. 17th Avenue, Greeley, CO 80631. PO Box 458, Greeley, CO 80632. (970) 400-3290 Page 1 of 1
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