HomeMy WebLinkAbout20193495.tiffMEMORANDUM
TO: Kelsey Bruxvoort, AGPROfessionals
FROM: Evan Pinkham, Public Works
DATE: July 12, 2019
SUBJECT: Timmerman Industrial Park Site Plan Option B
Public Works has reviewed the proposed layout for the Timmerman Industrial Site Plan Option B. To meet
the Weld County Code requirements without a variance, both Lots A and B would access County Road 44
off the internal subdivision road. The subdivision road would intersect with County Road 44 at least 1320'
feet from County Highway 49. The applicant has indicated that they do not desire to meet these
requirements and had submitted a variance request.
Therefore, Public Works will accept a variance to the spacing criteria provided the following conditions are
met. These safety requirements are to provide for safe ingress and egress for subdivision traffic as well as
the travelling public onto County Road 44.
1. Intersection Spacing: 980' is required between the west right-of-way line for County Highway 49
and the east right-of-way line for the internal road. The submitted site plan shows 964' between the
section line for County Highway 49 and the centerline of the subdivision roadway.
2. Eastbound left-hand auxiliary lane: There is no storage provided in the eastbound left-hand
auxiliary lane. The traffic impact study shows 22 turns from this auxiliary lane in the peak hour.
Please identify the vehicle types that will be making the turns and provide storage length in
accordance with the State Highway Access Code.
3. Grade Separation: Label the reserved right-of-way for the future grade separated crossing of
County Road 44 and County Highway 49.
4. Vehicle Turning Movements: Provide AutoTURN design template utilizing a WB-67 vehicle showing
how it will safely accommodate turning movements into the subdivision and onto County Road 44.
Show a vehicle in all three lanes on the subdivision roadway and in the deceleration and left turn
lane of WCR 44.
5. Internal Roadway: Access locations onto the subdivision roadway may be limited due to the layout
and safety concerns. The auxiliary lane provided on the subdivision roadway does not meet the
State Highway Access Code for 25 mph, please update.
6. RECX15-0109 (4159269) Access Easement: Show the location of a new easement for Lot A of
RECX15-0109 since the access location will be closed.
7. Eastbound left-hand auxiliary lane (County Road 44): The line weight on the submitted site plan
does not clearly show the additional 100' of storage length that is required in the eastbound left-
hand auxiliary lane on County Road 44 at County Highway 49. Please modify to plat to clearly
reflect the storage length.
Public Works will review subsequent submittals based on the criteria outlined above. Please contact me
with any comments or concerns.
MEMORANDUM
TO: Chris Gathman, Planning Services
FROM: Evan Pinkham, Public Works
DATE: March 12, 2019
SUBJECT: PUDZ19-0001 T3 Land and Investment LLC
The Weld County Department of Public Works has reviewed this PUD proposal. 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 PUD (Planned Unit Development) Change of Zone Application for four (4) lots with
C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial)
Uses.
This project is north of and adjacent to CR 44 and is west of and adjacent to CR 49.
Parcel number 105513400012.
Access is from CR 44.
ACCESS
Weld County Public Works has reviewed the proposed access location at this time. Public Works will review
the proposed access further when construction drawings are submitted for auxiliary lanes on CR 44.
Auxiliary lane requirements will dictate the access location.
Per Chapter 12, Article 5, Section 12-5-30, an Access Permit is required for access to Weld County
maintained roadways. We strongly encourage you to discuss your access with Public Works prior to laying
out your site plan to ensure the approved accesses are compatible with your layout. Per Chapter 12, Article
V, Section 12-5-30. F, when feasible, there shall be no net increase in the number of accesses to a public
road. Minimum access spacing widths are shown in Weld County Code Appendix Table 12A-2. Please refer
to Chapter 12 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 44 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as an arterial road, which requires 140 feet of right-of-way. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the documents
creating the existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified
it shall be dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III,
Section 23-3-50, 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.
Pursuant to CRS 43-2-110(1.5), County Road 49 is designated as a County Highway. The County Highway
is designated on the Weld County Functional Classification Map (Code Ordinance 2017-01) as an arterial
road, which requires a minimum of 140 feet of right-of-way, or 180 feet of right-of-way in some locations.
Contact Public Works for the location of the current right-of-way alignment and easements so they can be
delineated accurately on the map. If the right-of-way cannot be verified it shall be dedicated. The applicant
shall also delineate the physical location of the road. Pursuant to the definition of setback in the Weld
County Code, Chapter 23, Article III, Section 23-3-50, the required setback is measured from the future
right-of-way line. This road is maintained by Weld County.
Per Chapter 12, Article 4, Section 12-4-30.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.weldgov.com/departments/publicworks/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 ADT on CR 44 counted 1352 vpd with 34% trucks. The 85th percentile speed is 62 miles per hour.
The traffic study submitted with the application indicated that there will be approximately 4,829 daily
roundtrips associated with the PUD. It is anticipated that 4,341 of these trips will come from a convenience
store, and 488 trips from light industrial uses. A farm store is listed for trip generation, but no daily trips are
associated with this use. The TIS will need to be updated to include these trips.
Based on traffic triggers, Public Works is recommending an eastbound left turn lane on CR 44 at the access,
a westbound right turn lane on CR 44 at the access, as well as expansion of the storage length for the
eastbound left turn lane on CR 44 at CR 49. Plans for these improvements will need to be submitted to the
Department of Public Works for review.
TRACKING CONTROL POLICY
Per Chapter 12, Appendix 12A.10.1, traffic volumes to the proposed facility may require the installation of
a tracking control device and/or a minimum of four inches of compacted recycled asphalt or aggregate road
base. Tracking control is required to prevent tracking from the site onto public roadways. Temporary
Tracking Control shall be used during construction unless permanent tracking control is installed ahead of
construction activities. Recycled concrete is not allowed in County right-of-way. Tracking control devices
can be double cattle guards or rip rap (6" washed rock). Tracking control for unmaintained public right-of-
way is required just prior to entering publicly maintained roadways. A variance request for alternatives to
the tracking control requirement can be submitted to Public Works for review and consideration.
The development's access road will be paved.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
Public Works is requiring an Improvements Agreement for all the following reasons:
• Off -Site Public Improvements (Eastbound left turn lane on CR 44 at the access, a westbound right
turn lane on CR 44 at the access, as well as expansion of the storage length for the eastbound left
turn lane on CR 44 at CR 49.)
• Road Maintenance Agreement
• On -Site PUD Improvements
An Improvements Agreement is required for sites with required off -site improvements per Chapter 12,
Article 5, Section 12-5-60. This agreement will include on -site improvements associated with the
development. Collateral is required to ensure the improvements are completed, and maintained.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldqov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/sprusr.pdf. It will detail when off -site improvements are required. Possible mitigations included in the
road maintenance agreement may include but are not limited to: dust control, specified haul routes, damage
repairs, and future improvement triggers.
DRAINAGE REQUIREMENTS
This area IS within a Non -Urbanizing Drainage Area: Non -Urbanizing Drainage Areas typically require
detention of runoff from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained
water at the historic runoff rate of the 1 -hour, 10 -year storm falling on the undeveloped site for NON -
URBANIZING areas.
Detention Pond summarized in a Drainage Report:
The applicant has submitted a preliminary drainage report. A final drainage report and detention pond
design completed by a Colorado Licensed Professional Engineer is required prior to recording the Final
PUD Plat. The drainage report must include a certification of compliance stamped and signed by the PE. A
Certification of Compliance form can be found on the Public Works Development Review website. General
drainage report checklist is available on the engineering website. More complete checklists are available
upon request. A drainage report is required prior to finalizing the PUDF.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
ROADS
Prior to recording the Change of Zone plat the applicant shall submit internal roadway design information
for review and approval. This design information shall include a plan and profile of the road, pavement
design information, an intersection detail, and a striping and signage plan.
CONSTRUCTION SCHEDULE
At Final Plan, a construction schedule will be required with submittal. This shall show the approximate dates
when construction of the development is proposed to start and finish. This shall describe the stages in
which the development will be constructed, and the number of buildings or structures and the amount of
common open space to be completed at each stage.
UTILITY MAP
At Final Plan, the utility map shall show: gas lines, water, electricity (above or below ground), telecomm (if
applicable), sewer (if applicable), utility and drainage easements with labels, culverts, detention areas and
structures, and plans, profiles, and typical cross section drawings of streets. The Utility Map shall be
recorded with the Final Plan plat.
GRADING PERMIT
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plat 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 an Engineering
representative from the Public Works for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-3575.
CONDITIONS OF APPROVAL
A. Prior to recording the Change of Zone plat the applicant shall submit internal roadway design
information for review and approval. This design information shall include a plan and profile of the
road, pavement design information, an intersection detail, and a striping and signage plan.
(Department of Public Works)
B. The plan shall be amended to delineate the following:
1. County Road 44 is a paved road and is designated on the Weld County Functional Classification
Map as a arterial road which requires 140 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing right-of-way. All setbacks shall be measured from the edge
of right-of-way. This road is maintained by Weld County. (Department of Public Works)
2. The County Highway is designated on the Weld County Functional Classification Map as an arterial
road which typically requires 140 feet of right-of-way at full build out. Weld County is currently in
the process of widening this corridor. The alignment of the road widening project varies along the
section line for the corridor. Contact Public Works for the location of the existing and future right-
of-way and easements and delineate these on the site plan. (Department of Public Works)
3. Show and label the approved access locations, and the appropriate turning radii (65') on the site
plan. The applicant must obtain an access permit in the approved location(s) prior to construction.
(Department of Public Works)
4. The applicant shall show and label the accepted drainage features and drainage flow arrows.
Stormwater ponds should be labeled as "Stormwater Detention, No -Build or Storage Area" and
shall include the calculated volume. (Department of Public Works)
5. The applicant shall show the drainage flow arrows. (Department of Public Works)
6. The applicant shall show on -site parking areas. (Department of Public Works)
Prior to Operation:
A. Accepted construction drawings and construction of the off -site roadway improvements are required
prior to operation. (Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
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. (Department of Public Works)
2. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or off -site tracking. (Department of Public Works)
3. 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. (Department of Public Works)
4. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
5. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
6. Weld County is not responsible for the maintenance on onsite subdivision roads. (Department of Public
Works)
MEMORANDUM
TO: Chris Gathman, Planning Services
FROM: Evan Pinkham, Public Works
DATE: March 12, 2019
SUBJECT: PUDZ19-0001 T3 Land and Investment LLC
The Weld County Department of Public Works has reviewed this PUD proposal. 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 PUD (Planned Unit Development) Change of Zone Application for four (4) lots with
C-3 (Business Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3 (Industrial)
Uses.
This project is north of and adjacent to CR 44 and is west of and adjacent to CR 49.
Parcel number 105513400012.
Access is from CR 44.
ACCESS
Weld County Public Works has reviewed the proposed access location at this time. Public Works will review
the proposed access further when construction drawings are submitted for auxiliary lanes on CR 44.
Auxiliary lane requirements will dictate the access location.
Per Chapter 12, Article 5, Section 12-5-30, an Access Permit is required for access to Weld County
maintained roadways. We strongly encourage you to discuss your access with Public Works prior to laying
out your site plan to ensure the approved accesses are compatible with your layout. Per Chapter 12, Article
V, Section 12-5-30. F, when feasible, there shall be no net increase in the number of accesses to a public
road. Minimum access spacing widths are shown in Weld County Code Appendix Table 12A-2. Please refer
to Chapter 12 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 44 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as an arterial road, which requires 140 feet of right-of-way. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the documents
creating the existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified
it shall be dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III,
Section 23-3-50, 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.
Pursuant to CRS 43-2-110(1.5), County Road 49 is designated as a County Highway. The County Highway
is designated on the Weld County Functional Classification Map (Code Ordinance 2017-01) as an arterial
road, which requires a minimum of 140 feet of right-of-way, or 180 feet of right-of-way in some locations.
Contact Public Works for the location of the current right-of-way alignment and easements so they can be
delineated accurately on the map. If the right-of-way cannot be verified it shall be dedicated. The applicant
shall also delineate the physical location of the road. Pursuant to the definition of setback in the Weld
County Code, Chapter 23, Article III, Section 23-3-50, the required setback is measured from the future
right-of-way line. This road is maintained by Weld County.
Per Chapter 12, Article 4, Section 12-4-30.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.weldgov.com/departments/publicworks/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 ADT on CR 44 counted 1352 vpd with 34% trucks. The 85th percentile speed is 62 miles per hour.
The traffic study submitted with the application indicated that there will be approximately 4,829 daily
roundtrips associated with the PUD. It is anticipated that 4,341 of these trips will come from a convenience
store, and 488 trips from light industrial uses. A farm store is listed for trip generation, but no daily trips are
associated with this use. The TIS will need to be updated to include these trips.
Based on traffic triggers, Public Works is recommending an eastbound left turn lane on CR 44 at the access,
a westbound right turn lane on CR 44 at the access, as well as expansion of the storage length for the
eastbound left turn lane on CR 44 at CR 49. Plans for these improvements will need to be submitted to the
Department of Public Works for review.
TRACKING CONTROL POLICY
Per Chapter 12, Appendix 12A.10.1, traffic volumes to the proposed facility may require the installation of
a tracking control device and/or a minimum of four inches of compacted recycled asphalt or aggregate road
base. Tracking control is required to prevent tracking from the site onto public roadways. Temporary
Tracking Control shall be used during construction unless permanent tracking control is installed ahead of
construction activities. Recycled concrete is not allowed in County right-of-way. Tracking control devices
can be double cattle guards or rip rap (6" washed rock). Tracking control for unmaintained public right-of-
way is required just prior to entering publicly maintained roadways. A variance request for alternatives to
the tracking control requirement can be submitted to Public Works for review and consideration.
The development's access road will be paved.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
Public Works is requiring an Improvements Agreement for all the following reasons:
• Off -Site Public Improvements (Eastbound left turn lane on CR 44 at the access, a westbound right
turn lane on CR 44 at the access, as well as expansion of the storage length for the eastbound left
turn lane on CR 44 at CR 49.)
• Road Maintenance Agreement
• On -Site PUD Improvements
An Improvements Agreement is required for sites with required off -site improvements per Chapter 12,
Article 5, Section 12-5-60. This agreement will include on -site improvements associated with the
development. Collateral is required to ensure the improvements are completed, and maintained.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldqov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/sprusr.pdf. It will detail when off -site improvements are required. Possible mitigations included in the
road maintenance agreement may include but are not limited to: dust control, specified haul routes, damage
repairs, and future improvement triggers.
DRAINAGE REQUIREMENTS
This area IS within a Non -Urbanizing Drainage Area: Non -Urbanizing Drainage Areas typically require
detention of runoff from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained
water at the historic runoff rate of the 1 -hour, 10 -year storm falling on the undeveloped site for NON -
URBANIZING areas.
Detention Pond summarized in a Drainage Report:
The applicant has submitted a preliminary drainage report. A final drainage report and detention pond
design completed by a Colorado Licensed Professional Engineer is required prior to recording the Final
PUD Plat. The drainage report must include a certification of compliance stamped and signed by the PE. A
Certification of Compliance form can be found on the Public Works Development Review website. General
drainage report checklist is available on the engineering website. More complete checklists are available
upon request.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
ROADS
Prior to recording the Change of Zone plat the applicant shall submit internal roadway design information
for review and approval. This design information shall include a plan and profile of the road, pavement
design information, an intersection detail, and a striping and signage plan.
CONSTRUCTION SCHEDULE
At Final Plan, a construction schedule will be required with submittal. This shall show the approximate dates
when construction of the development is proposed to start and finish. This shall describe the stages in
which the development will be constructed, and the number of buildings or structures and the amount of
common open space to be completed at each stage.
UTILITY MAP
At Final Plan, the utility map shall show: gas lines, water, electricity (above or below ground), telecomm (if
applicable), sewer (if applicable), utility and drainage easements with labels, culverts, detention areas and
structures, and plans, profiles, and typical cross section drawings of streets. The Utility Map shall be
recorded with the Final Plan plat.
GRADING PERMIT
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plat 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 an Engineering
representative from the Public Works for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-3575.
CONDITIONS OF APPROVAL
A. An Improvements and Road Maintenance Agreement is required for on -site and off -site improvements
associated with this project. Road maintenance including, but not limited to dust control and damage
repair will be included. Off -site roadway improvements are being required as a part of the agreement.
On -site improvements associated with the development will be included in the agreement. (Department
of Public Works)
B. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Department of Public Works)
C. Prior to recording the Change of Zone plat the applicant shall submit internal roadway design
information for review and approval. This design information shall include a plan and profile of the
road, pavement design information, an intersection detail, and a striping and signage plan.
(Department of Public Works)
D. An updated traffic impact study with trip generation for all uses in the PUD. (Department of Public
Works)
E. The plan shall be amended to delineate the following:
1. County Road 44 is a paved road and is designated on the Weld County Functional Classification
Map as a arterial road which requires 140 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing right-of-way. All setbacks shall be measured from the edge
of right-of-way. This road is maintained by Weld County. (Department of Public Works)
2. The County Highway is designated on the Weld County Functional Classification Map as an arterial
road which typically requires 140 feet of right-of-way at full build out. Weld County is currently in
the process of widening this corridor. The alignment of the road widening project varies along the
section line for the corridor. Contact Public Works for the location of the existing and future right-
of-way and easements and delineate these on the site plan. (Department of Public Works)
3. Show and label the approved access locations, and the appropriate turning radii (65') on the site
plan. The applicant must obtain an access permit in the approved location(s) prior to construction.
(Department of Public Works)
4. The applicant shall show and label the accepted drainage features and drainage flow arrows.
Stormwater ponds should be labeled as "Stormwater Detention, No -Build or Storage Area" and
shall include the calculated volume. (Department of Public Works)
5. The applicant shall show the drainage flow arrows. (Department of Public Works)
6. The applicant shall show on -site parking areas. (Department of Public Works)
Prior to Operation:
A. Accepted construction drawings and construction of the off -site roadway improvements are required
prior to operation. (Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
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. (Department of Public Works)
2. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or off -site tracking. (Department of Public Works)
3. 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. (Department of Public Works)
4. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
5. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
6. Weld County is not responsible for the maintenance on onsite subdivision roads. (Department of Public
Works)
7. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
8. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit
and possible updates. (Department of Public Works)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www,weldhealth,org
Memorandum
To:
From:
Date:
Re:
Chris Gathman
Lauren Light, Environmental Health Services
February 27, 2019
PUDZ19-0001 T3 LAND & INVESTMENT LLC
Environmental Health Services has reviewed this proposal for a PUD (Planned Unit
Development) Change of Zone Application for four (4) lots with C-3 (Business
Commercial), C-4 (Highway Commercial), I-1 (Industrial), 1-2 (Industrial) and 1-3
(Industrial) Uses.
Central Weld County Water District will provide water and on -site wastewater treatment
systems will provide sewer service. Engineer designed septic systems will be required
for each site according to:
Sec. 30-8-110. - Business, commercial, industrial, institutional or multi -family dwelling
wastewater systems.
A. An OWTS that will serve a business, commercial, industrial or institutional
property or a multi -family dwelling must:
1. Be designed by a professional engineer
We recommend the following appear as notes on the Change of Zone plat:
1. Water service may be obtained from Central Weld County Water District.
2. The parcel is currently not served by a municipal sanitary sewer system.
Sewage disposal may be by septic systems 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.
Health Administration
Vital Records
Icic: 9/0 304 6410
Fax: 9/0-304-6412
Public Health &
Clinical Services
Icic: 9:0 304 6420
Fax: 910-304-64 16
Environmental Health
Services
Tele: 970-304-6415
Fux: 970-304-6411
Communication,
Education & Planning
Tele: 970-304-6470
Fax: 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6452
Public Health
4. During development of the site, all land disturbances shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance
conditions, at the request of Weld County Environmental Health Services, a
fugitive dust control plan must be submitted.
5. If land development exceeds 6 months in duration, the responsible party shall
prepare a fugitive dust control plan, submit an air pollution emissions notice
application, and apply for a permit from the Colorado Department of Public
Health and Environment.
COLORADO
Division of Water Resources
Deaa-trnent of Natj at?esources
April 10, 2019
Chris Gathman
Weld County Planning Services
Transmission via email: cgathman@weldgov.com
RE: T3 Land and Investments LLC (aka Timmerman First Subdivision)
Case No. PUDZ19-0001
Part of the SE1/4 of Sec. 13, T4N, R65W, 6th P.M.
Water Division 1, Water District 2
Dear Mr. Gathman:
We have reviewed the additional information provided by Kelsey Bruxvoort from AGPROfessionals on
March 18, 2019 related to a planned unit development ("PUD") for 4 commercial/industrial lots on
approximately 20 acres and a change of zone of the four lots from A (Agricultural) to C-3 (Business
Commercial), C-4 (Highway Commercial), I-1 and 1-2 (Industrial), and 1-3 (Industrial) uses. The 20 acres
proposed to be developed represent a portion of Lot B of the Recorded Exemption RECX15-O1O9.
According to the information provided the 20 -acre site will be split though a recorded exemption
application under RECX19-OO11. The PUD will be located on the new Lot A of RECX19-OO11. The lots will
range in size from 2 acres to 4.5 acres. We have previously provided comments to this project by our
letter dated February 12, 2019.
Water Supply Demand
The Water Supply Information Summary Sheet ("Summary Sheet") submitted with the additional
information indicates that the water supply demands for the commercial/industrial lots will be 5 acre-
feet. Although a breakdown of this total demand by use was not provided, so long as the water provider
agrees to provide the water needed to serve the project, this office does not seek any further
clarification on the proposed water demand.
Source of Water Supply
The proposed water source is still listed as the Central Weld County Water (District). Two letters for
water service from the District dated March 14, 2018 and December 19, 2018, were previously provided.
The District's letter from March 14, 2018 noted that the existing home on this parcel is receiving water
through tap 804. The District's letter from December 19, 2018 noted that the District is willing to allow
other lots to use the existing 804 tap on a temporary basis until such time as the other taps are
developed. Water service for new taps can be made available provided all requirements of the District,
Northern Colorado Water Conservancy District and the Bureau of Reclamation are satisfied. We do not
know if the applicant has met these other requirements. The District noted that raw water must be
provided for subdivisions requiring 10 or more taps.
The District provided information about their water supplies in September of 2018. They primarily rely
on Colorado -Big Thompson (C -BT) water to supply retail water customers. As of September 2018 the
District owned 5,832 C -BT units and 100 Windy Gap units. The yield of C -BT units and Windy Gap units
varies from year to year based on conditions and storage. The dry year water yield is 3800 acre-feet per
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/water
Jared Polls, Governor I Dan Gibbs, Executive Director I Kevin G. Rein, State Engineer/Director
T3 Land and Investments LLC (aka Timmerman First Subdivision) Page 2 of 2
April 10, 2019
year and the average yield is 4800 acre-feet. In addition, the District continues to develop additional
water supplies, including participating in the Northern Integrated Supply Project (NISP). According to
the district their current demand is 5,500 units with a commitment to serve 31 additional units.
According to the information provided, the District has received the necessary study fees or documents
from the applicant to complete a study specific to this project. The water study completed for this
project on December 19, 2018 was valid for only 30 days, therefore the District indicated that the
District's letter from March 14, 2018 should be considered an indication that service is available if
requirements are met. The District is not concerned about a lack of availability of service as long as the
applicant meets the District's requirements and is willing to enhance the infrastructure necessary to
serve the property.
In our previous letters we indicated that there is an existing well, operating under well permit no.
82411, located on the subject property, and requested the applicant to clarify if the well will be used
within the subdivision or if the well will be plugged and abandoned. Information in the Summary Sheet
indicates that well permit no. 82411 will be plugged and abandoned. To ensure the well was properly
plugged, the well owner must submit a Well Abandonment Report (Form GWS-09) available for download
at: http://water.state.co.us/DWRIPub/Documents/gws-09.pdf
State Engineer's Office Opinion
Based upon the above and pursuant to Section 30-28-136(1)(h)(I) and Section 30-28-136(1)(h)(II), C.R.S.,
it is our opinion that the proposed water supply is adequate and can be provided without causing injury
to decreed water rights as long as the District provides water to all 4 lots within this subdivision and
provided the well operating under permit no. 82411 is plugged and abandoned prior to the subdivision
approval. Our previous comments regarding any detention pond proposed for this subdivision still apply.
Should you or the applicant have any questions, please contact loana Comaniciu at (303) 866-3581
x8246.
Joarha Williams, P.E.
Water Resource Engineer
Ec: Subdivision File 25793
District File
File for permit no. 82411
COLORADO
Division of Water Resources
Deaa-trnent of Natj at?esources
February 12, 2019
Chris Gathman
Weld County Planning Services
Transmission via email: cgathman@weldgov.com
RE: T3 Land and Investments LLC (aka Timmerman First Subdivision)
Case No. PUDZ19-0001
Part of the SE1/4 of Sec. 13, T4N, R65W, 6th P.M.
Water Division 1, Water District 2
Dear Mr. Gathman:
We have reviewed the information provided via email on February 4, 2019 related to a planned unit
development ("PUD") for 4 commercial/industrial lots on approximately 20 acres and a change of zone of the
four lots from A (Agricultural) to C-3 (Business Commercial), C-4 (Highway Commercial), I-1 and 1-2
(Industrial), and 1-3 (Industrial) uses. The 20 acres proposed to be developed represent a portion of Lot B of
the Recorded Exemption RECX15-0109. According to the information provided the 20 -acre site will be split
though a recorded exemption application. The lots will range in size from 2 acres to 4.5 acres. We have
previously provided comments to this project by our letters dated April 24, 2018 and July 3, 2018 when the
referral was submitted under case no. PUDK18-0003.
Water Supply Demand
Estimated water requirements were not provided for the PUD lots. As requested in our previous comment
letters prior to further review a water supply plan must be submitted. Details of necessary information to be
included in the subdivision water supply plan can be found on Attachment A of the 2005 Memorandum
Regarding Subdivisions, available online at
http: / /water.state.co. us/groundwater/GWAdmin/ Pages/SubdivisionWSP.aspx.
Source of Water Supply
The proposed water source is the Central Weld County Water (District). A letter for water service from the
District dated March 14, 2018, was previously provided. Another letter from the District dated December 19,
2018 was included in the referral material. The District's letter from March 14, 2018 noted that the existing
home on this parcel is receiving water through tap 804. The District's letter from December 19, 2018 noted
that the District is willing to allow other lots to use the existing 804 tap on a temporary basis until such time
as the other taps are developed. Water service for new taps can be made available provided all requirements
of the District, Northern Colorado Water Conservancy District and the Bureau of Reclamation are satisfied.
We do not know if the applicant has met these other requirements. The District noted that raw water must
be provided for subdivisions requiring 10 or more taps.
The District provided updated information about their water supplies on June 28, 2018, which was also
included in this referral material. The District primarily relies on Colorado -Big Thompson (C -BT) water to
supply retail water customers. Currently the District has 1941 acre-feet of C -BT water left for additional
projects. The yield of C -BT units varies from year to year based on conditions and storage. In addition, the
District continues to develop additional water supplies, including participating in the Northern Integrated
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/wate
Jared Polls, Governor I Dan Gibbs, Executive Director I Kevin G. Rein, State Engineer/Directoiri
T3 Land and Investments LLC (aka Timmerman First Subdivision) Page 2 of 2
February 12, 2019
Supply Project (NISP). The District's current share of the NISP is 3,500 acre feet. Water demands for the
District's retail consumers have been around 5,332 acre-feet for 2017-2018.
According to the information provided, the District has received the necessary study fees or documents from
the applicant to complete a study specific to this project. The water study completed for this project on
December 19, 2018 was valid for only 30 days, therefore the District indicated that the District's letter from
March 14, 2018 should be considered an indication that service is available if requirements are met. The
District is not concerned about a lack of availability of service as long as the applicant meets the District's
requirements and is willing to enhance the infrastructure necessary to serve the property.
In our previous letters we indicated that there is an existing well, operating under well permit no. 82411,
located on the subject property, and requested the applicant to clarify if the well will be used within the
subdivision or if the well will be plugged and abandoned. Since, Section 37-92-602(3)(b)(III), C.R.S., requires
that the cumulative effect of all wells in a subdivision be considered when evaluating material injury to
decreed water rights, we reiterate that if the well will be used within the subdivision the proposed uses
must be specified and the applicant must demonstrate that a court approved augmentation plan has been
obtained for the well, otherwise the well must be plugged and abandoned prior to the subdivision
approval.
Furthermore, as indicated in our letter dated April 24, 2018, the applicant should be aware that any proposed
detention pond for this projects, must meet the requirements of a "storm water detention and infiltration
facility" as defined in section 37-92-602(8), Colorado Revised Statutes, to be exempt from administration by
this office. The applicant should review DWR's Administrative Statement Regarding the Management of
Storm Water Detention Facilities and Post-Wildland Fire Facilities in Colorado to ensure that the notification,
construction and operation of the proposed structure meets statutory and administrative requirements. The
applicant is encouraged to use Colorado Stormwater Detention and Infiltration Facility Notification Portal,
located at https://maperture.digitaldataservices.com/gvh/?viewer=cswdif, to meet the notification
requirements.
State Engineer's Office Opinion
Based on the above and pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's Office has still not
received enough information to render an opinion regarding the potential for causing material injury to decreed
water rights, or the adequacy of the proposed water supply. Prior to further evaluation of the subdivision
water supply plan the applicant must specify the estimated water requirements for the PUD and must
clarify if well permit no. 82411 will be used within the subdivision or be plugged and abandoned. If the
well will be used in the proposed subdivision the Applicant must also demonstrate that a court approved
augmentation plan has been obtained for the well.
Should you or the applicant have any questions, please contact loana Comaniciu at (303) 866-3581 x8246.
Jdan1Williams, P.E.
Water Resource Engineer
Ec: Subdivision File 25793
District File
File for permit no. 82411
Hello