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Home My WebLink About20252363.tiffMEMORANDUM TO: Molly Wright, Planning Services FROM: Mike McRoberts, P.E., Development Review DATE: May 23, 2025 SUBJECT: USR25-0008 Truck Parking & Storage The proposal has been reviewed by Development Review on behalf of the Weld County Department of Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the application process may not be all-inclusive, as other issues may arise during the remaining application process. COMMENTS GENERAL PROJECT INFORMATION/LOCATION Project description: A Use by Special Review Permit for Oil and Gas Support and Service (truck parking and equipment storage) outside of subdivisions and historic townsites in the A (Agricultural) Zone District. This project is south of County Road 44 and is west of and adjacent to County Road 53. Parcel number 105320100032. Access is from County Road 53. ACCESS Development Review has reviewed the application materials related to access. The applicant is proposing to use an existing, permitted, residential access (AP24-00223) on County Road 53 located approximately 2,160 feet south of County Road 44. Per Section 8-14-30.B.3., an Access Permit is required for changing the use or type of traffic of any existing access location. The applicant shall contact the Development Review Access Group to upgrade the existing residential access to include commercial uses. Please refer to Chapter 8 of the Weld County Code for more information regarding access. ROADS AND RIGHTS -OF -WAY County Road 53 is a paved road and is designated on the Weld County Functional Classification Map (Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. Pursuant to the definition of setback in the Weld County Code, Section 23-1- 90, the required setback is measured from the future right- of-way line. Be aware that physical roadways may not be centered in the right-of-way. This road is maintained by Weld County. Per Chapter 8, Article 13, Section 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any project that will be occupying, constructing, or excavating facilities within, and or encroaching upon, any County rights -of -way or easement. Right -of -Way Use Permit instructions and application can be found at: https://www.weld. gov/Government/Departments/Public-Works/Perm its/Right-of-Way-Permits. Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate existing utilities within the County right-of-way. TRAFFIC Latest average daily traffic (ADT) on County Road 53 counted 858 vehicles per day with 17% trucks. The 85th percentile speed on this portion of County Road 53 is 60 miles per hour. The traffic information submitted with the application materials indicates there will be approximately 18 passenger car/pickup truck roundtrips per day, two (2) pump truck roundtrips per day, two (2) pod truck roundtrips per day, and two (2) semi -truck roundtrips per day. 70% of the personal vehicles will arrive from and leave to the north on County Road 53 while 30% of the personal vehicles will arrive from and leave to the south on County Road 53. 90% of the work vehicles will leave to and return from the north on County Road 53 while 10% of the work vehicles will leave to and arrive from the south on County Road 53. TRACKING CONTROL Tracking control is required to prevent tracking onto public roadways. Per Section 6.1.5., of the Weld County Engineering and Construction Criteria manual, the appropriate tracking control device for permanent access onto asphalt roads shall be either double cattle guards used in combination with 100 feet of asphalt or 300 feet of asphalt. Because County Road 53 is a paved asphalt road, this site shall have permanent tracking control in the form of 100 feet of asphalt with back-to-back double cattle guards or 300 feet of asphalt. Recycled concrete is not allowed in County right-of-way. ROAD MAINTENANCE AGREEMENT Development Review is requesting a Road Maintenance Agreement including, but not limited to, dust control and damage repair to specified haul routes. Improvements/Road Maintenance Agreement: An example agreement is available at: https://www.weld.gov/Government/Departments/Planning-and-Zoning/I mprovements-Agreements DRAINAGE REQUIREMENTS This area is within a Non -urbanizing Drainage Area. Non -urbanizing Drainage Areas typically require detention of stormwater runoff from the 1 -hour, 100 -year storm event falling on the developed site and release of the detained water at the historic runoff rate of the 1 -hour, 10 -year storm event falling on the undeveloped site having a 2% impervious value. In compliance with Section 8-11-45, of the Weld County Code, the applicant has submitted a Drainage Narrative meeting the requirements for an exception to stormwater detention (Exception 9). The qualifying exception reads, "A parcel of land or project site where the "total developed stormwater runoff" from the 100 -year, 1 -hour storm is less than, or equal to, five (5) cfs". Historic Flows: The applicants will be required to maintain the historic drainage flows and run-off amounts that exist on the property. WATER QUALITY REQUIREMENTS Because commercial vehicle parking areas are known to have spills of oils, greases, hydraulic fluids, and diesel fuels, and often have deposits of metals caused by the natural deterioration (wear and tear) of commercial vehicles and commercial equipment, the applicant shall install an earthen berm around the perimeter of the proposed parking area to prevent the foregoing contaminants from leaving the project site during a major storm event. The berm dimensions shall be as described in the March 14, 2025, Final Drainage Report, stamped and signed by David Huwa, P.E., of the Colorado Civil Group, Inc. GRADING PERMIT A Weld County Grading Permit will be required if disturbing more than one (1) acre of land. Grading Permit applications are accepted after the planning process is complete (map recorded). An Early Release Request Form may be entertained only after the applicant, Public Works and Planning Department have reviewed the referral and surrounding property owner comments. The Early Release Request may or may not be granted depending on referral comments and surrounding property owner concerns. Contact Development Review for more information. COLORADO CONSTRUCTION STORMWATER DISCHARGE PERMIT A Colorado Stormwater Discharge Permit is required when disturbing more than one (1) acre of land. Contact: Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692- 3575. CONDITIONS OF APPROVAL A. A Road Maintenance Agreement is required at this location. Road maintenance includes, but is not limited to, dust control and damage repair to specified haul routes. (Development Review) B. The USR map shall be amended to delineate the following: 1. County Road 53 is a paved road and is designated on the Weld County Functional Classification Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall delineate and label the future and existing right-of-way (along with the documents creating the existing right-of-way) and the physical location of the road. All setbacks shall be measured from the edge of right-of-way. This road is maintained by Weld County. (Development Review) 2. Show and label the approved access location, approved access width and the appropriate access turning radii (65'). The applicant shall upgrade the existing access permit to include commercial uses. (Development Review) 3. Show and label the approved tracking control. (Development Review) 4. Show and label the entrance gate if applicable. An access approach that is gated shall be designed so that the longest vehicle (including trailers) using the access can completely clear the traveled way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled surface be less than 35 feet. (Development Review) 5. Show and label the drainage flow arrows. (Development Review) 6. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Development Review) Prior to Construction: A. The approved access shall be modified as necessary to meet the commercial geometric requirements defined in Table 8-3, of Section 8.6.1., of the WCECC manual. (Development Review) B. The applicant shall install the required tracking control. (Development Review) C. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required. (Development Review) Prior to Operation: The applicant shall install the parking area perimeter water quality berm and signage specified in the accepted Final Drainage Report. (Development Review) DEVELOPMENT STANDARDS (NOTES ON THE USR MAP) 1. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant to Chapter 15, Article I and II, of the Weld County Code. (Development Review) 2. The access to the site shall be maintained to mitigate any impacts to the public road, including damages and/or off -site tracking. (Development Review) 3. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized. (Development Review) 4. Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire an approved Right -of -Way Use Permit prior to commencement. (Development Review) 5. The Property Owner shall comply with all requirements provided in the executed Road Maintenance Agreement. (Development Review) 6. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site visit and possible updates. (Development Review) 7. The historical flow patterns and runoff amounts will be maintained on the site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to runoff rate and velocity increases, diversions, concentration and/or unplanned ponding of stormwater runoff. (Development Review) 8. Weld County is not responsible for the maintenance of on -site drainage related features. (Development Review) COUNTY WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT 1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org Memorandum To: Molly Wright, Planning Services From: Lauren Light, Environmental Health Services Date: May 12, 2025 Re: USR25-0008 Applicant: Brian Rector Environmental Health Services has reviewed this proposal for a Site Specific Development Plan and Use by Special Review Permit for truck parking and equipment storage) outside of subdivisions and historic townsites in the A (Agricultural) Zone District. The existing residence is served by Central Weld County Water District and an on -site wastewater treatment system (OWTS) permitted for 4 bedrooms (SP - 1700088). The application indicates that a portable toilet will be provided for employees. Portable toilets are acceptable for employees or contractors that are on site for less than 2 consecutive hours a day in accordance with EH policy. No fuel storage, vehicle maintenance, washing of vehicles or floor drains will take place on site. We recommend that the following requirements be incorporated into the permit as development standards: 1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.) 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. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S. Health Administration Vital Records Tele: 970-304-6410 Fax: 970-304-6412 Public Health & Clinical Services Tele:970-304-6420 Fax: 970-304-6416 Environmental Health Services Tele:970-304-6415 Fax: 970-304-6411 Communication, Education & Planning Tele:970-304-6470 Fax: 970-304-6452 Emergency Preparedness & Response Tele:970-304-6470 Fax: 970-304-6452 Public Health 3. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. 4. Fugitive dust should attempt to be confined on the property. Uses on the property should comply with the Colorado Air Quality Commission's air quality regulations. 5. Any On -site Wastewater Treatment system located on the property must comply with all provisions of the Weld County Code, pertaining to On -site Wastewater Treatment Systems. 6. A permanent, adequate water supply shall be provided for drinking and sanitary purposes, if required for business use. 7. For employees or patrons on site for less than 2 consecutive hours a day, portable toilets and bottled water are acceptable. Records of maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a cleaner licensed in Weld County, contain hand sanitizers and be screened from existing adjacent residential properties and public rights -of -way. 8. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. Weld County Referral Y April 28, 2025 Submit by Email The Weld County Department of Planning Services has received the following item for review: Applicant: Brian Rector Case Number: USR25-0008 Please Reply By: May 26, 2025 Planner: Molly Wright Project: A Use by Special Review Permit for Oil and Gas Support and Service (truck parking and equipment storage) outside of subdivisions and historic townsites in the A (Agricultural) Zone District. Parcel Number: 105320100032-R1448702 Legal: LOT A REC EXEMPT RE -3209, PART OF THE NE4 SECTION 20, T4N, R64W of the 6th P.M., Weld County, Colorado. Location: WEST OF AND ADJACENT TO COUNTY ROAD 53; APPROXIMATELY 0.36 MILES SOUTH OF COUNTY ROAD 44 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. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. P F- T We have reviewed the request and find that it does / does not comply with our Comprehensive Plan because: We have reviewed the request and find no conflicts with our interests. See attached letter. Signature /� �Q- Date 4/30/2025 Agency Oil & Gas Energy Dept. Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498 Hello