HomeMy WebLinkAbout20223104.tiffMEMORANDUM
TO: Maxwell Nader, Planning Services
FROM: Melissa J King, PE, DRE
DATE: July 28, 2022
SUBJECT: COZ22-0008 Meadow Ridge Holdings LLC
The proposal has been reviewed on behalf of the Weld County Department of Public Works and 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:
Parcel: 130519400012 Lot B RECX16-0018.
The project proposes to: Change of Zone from the A (Agricultural) Zone District to the C-3 (Business
Commercial) Zone District.
ACCESS:
Weld County Development Review has reviewed the application materials related to access.
The parcel has an existing access onto CR 18. This portion of CR 18 is under the jurisdiction of the Town
of Keenesburg. Applicant shall contact the Town concerning access permitting.
ROADS AND RIGHT-OF-WAY:
This portion of County Road 18 is under the jurisdiction of the Town of Keenesburg. The municipality has
jurisdiction over access to the road. The applicant shall delineate on the plat the future and existing right-
of-way and the physical location of the road. Pursuant to the definition of setback in the Weld County Code
Sec. 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. Please contact the municipality to verify the access
permit or for any additional requirements that may be needed to obtain or upgrade the permit.
County Road 18 is found to be adequate in functional classification, width and structural capacity to meet
the traffic requirements of the proposed zone. CR 18 is a paved two-lane road.
CONDITIONS OF APPROVAL:
The plat shall be amended to delineate the following:
1. This portion of County Road 18 is under the jurisdiction of the Town of Keenesburg. Please
contact the municipality to verify the right-of-way. Show and label the right-of-way. Show the
approved access(es) on the site plan and label with the approved access permit number if
applicable. (Development Review)
2. Show and label the access point and the permitting information from the Town of Keenesburg.
(Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE PLAT)
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. Access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Development Review)
3. The historical flow patterns and runoff amounts will be maintained on the site. (Development
Review)
Weld County
Department of Public Health and Environment
Memorandum
To: Max Nader
From: Lauren Light, Environmental Health Services
Date: July 21, 2022
Re: COZ22-0008 Applicant: Meadow Ridge Holdings, LLC
Environmental Health Services has reviewed this proposal for a Change of Zone from the A
(Agricultural) Zone District to the C-3 (Business Commercial) Zone District.
The property is currently vacant and will be served by a commercial well and an on -site wastewater
treatment system when development occurs.
We recommend the following appear as notes on the plat:
1. Water service may be obtained from an appropriately permitted well.
2. The parcel is currently not served by a municipal sanitary sewer system. Sewage disposal
may be by an on -site wastewater treatment system designed in accordance with the
regulations of the Colorado Department of Public Health and Environment, Water Quality
Control Division, and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system.
3. Activity or use on the surface of the ground over any part of the OWTS must be restricted to
that which shall allow the system to function as designed and which shall not contribute to
compaction of the soil or to structural loading detrimental to the structural integrity or capability
of the component to function as designed.
1555 N. 17th Avenue
Greeley, CO 80631
Phone: (970) 304-6410
weldhealth.org
Public Health
TOWN OF HUDSON
50 Beech Street
Hudson, CO 80642
August 10, 2022
Max Nader
Weld County Planning Department
1555 N. 17th Ave
Greeley, CO 80631
RE: Referral Response, Case No. COZ22-0008
Change of Zone from the A (Agricultural) Zone District to the C-3 (Business
Commercial) Zone District
Dear Mr. Nadar,
The Town of Hudson received a referral request for the proposed rezoning from
agricultural to heavy commercial. The Town does not favor the requested zone
change for the following reasons:
1. Undeterminable, but likely heavy, traffic impacts to CR 49 in the Town of
Hudson. Traffic has not been analyzed for the required road improvements
needed. The applicant's current "commercial" operation near Hudson has
received numerous amendments to its USR for additional buildings, and as a
result, has caused major negative traffic impacts to the Town and our road
system. Road improvements adequate to handle these resulting uses' impacts
must be addressed. It is concerning that CR 18 and the intersection of CR 18
and CR 49 are not currently adequately improved to handle the resulting heavy
traffic, the type of traffic - heavy trucks, and tracking onto CR 49. Any
development on this site and its resulting traffic should adhere to the access
control plan for the WCR 49 corridor and traffic impacts should be assessed now,
to the degree possible.
2. The Town is very concerned that fire code and suppression requirements for 80
acres of Heavy Commercial uses will be from a well. How does the State ensure
no more water is being pulled from the well than allowed; when is the flow meter
checked? What happens if the well cannot provide adequate fire
flows? Furthermore, the Town is equally concerned about the multitude of septic
systems that will be required for the patchwork of development that will likely
occur on this property.
3. This property is within Keenesburg's 3 -mile plan and is directly adjacent to their
Town limits. We highly recommend the Town consider annexation of this
property to ensure it is on a municipal utility system. If the proposed
development is similar to the type of development this developer has previously
constructed in our area, it should be permitted through a municipality that can
RE: Referral Response, Case No. COZ22-0008 Town of Hudson
oversee its traffic and safety operations and improvements and provide
standards and code enforcement as necessary.
Again, the Town of Hudson would like to thank you for the opportunity to comment on
the proposed application. Please include Hudson on the formal referral list for this area
as we would like the opportunity to review and comment on any new or associated
applications or development requests in the future.
Sincerely,
c_d_A,,— Gc),,4—.
Jennifer Woods, AICP
Hudson Town Planner
2
go
July 29, 2022
COLORADO
Division of Water Resources
Department of Natural Resources
Maxwell Nader
Weld County Department of Building and Planning Services
Transmitted via email:
mnader@weldgov.com
RE: Meadow Ridge Holdings, LLC Change of Zone
Case no. COZ22-0008
Part of the W'/z of the SE 1/4, Sec. 19, T2N, R64W, 6th P.M.
Lot B, Recorded Exemption RECX16-0018
Water Division 1, Water District 1
Dear Maxwell Nader,
The Applicants are requesting a change of zone from A (Agricultural) Zone District to C-3 (Business
Commercial) Zone District to allow for contractor's shops and commercial storage buildings.
This referral does not appear to qualify as a "subdivision" as defined in Section 30-28-101(10)(a),
C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005 and March 11, 2011
memorandums to county planning directors, this office will only perform a cursory review of the
referral information and provide informal comments. The comments do not address the
adequacy of the water supply plan for this project or the ability of the water supply plan to
satisfy any County regulations or requirements. In addition, the comments provided herein
cannot be used to guarantee a viable water supply plan or infrastructure, the issuance of a well
permit, or physical availability of water.
The proposed water supply is well permit no. 86845-F. Well permit no. 86845-F was issued on
April 1, 2022 pursuant to §37-90-137(4) C.R.S., and the Findings of the State Engineer to construct
a well to withdraw 11.5 acre-feet per year from the Laramie -Fox Hills aquifer. The well permit
allows for commercial and light industrial use. Our office has not received information that a
well was constructed and a pump installed under permit no. 86845-F. Well permit no. 86845-F
will expire on April 1, 2023 if the well is not constructed and a pump installed prior to the
expiration of the permit.
If a well is constructed and a pump installed prior to the expiration of permit no. 86845-F and so
long as the terms and conditions of well permit no. 86845-F are complied with, this office has no
comment to the proposal. If you, or the applicant, have any questions please contact Ailis Thyne
at 303-866-3581 x8216 or ailis.thyne@state.co.us.
Sincerely,
Joanna Williams, P.E.
Water Resource Engineer
Ec: Well permit no. 86845-F
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/water
Jared S. Polis, Governor I Dan Gibbs, Executive Director I Kevin G. Rein, State Engineer/Director
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