HomeMy WebLinkAbout20193468.tiffMEMORANDUM
TO: Chris Gathman, Planning Services
FROM: Hayley Balzano, Public Works
DATE: June 26, 2019
SUBJECT: USR19-0030 Bakel
The Weld County Department of Public Works has reviewed this 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 Site Specific Development Plan and Use by Special Review Permit for any Uses
by Special Review, Accessory Uses and Use by Right in the Commercial and Industrial Zone Districts
(Outdoor Storage of RVs, Boats, Tractor Trailers, Personal Vehicles and Equipment, indoor storage and
up to 600 cargo containers to be used for personal storage) in the A (Agricultural) Zone District. This
proposed USR also a includes a requested waiver from the Weld County sign requirements delineated in
Chapter 23 of the Weld County Code to allow two (2) fifteen (15) square -foot temporary signs, two (2) 18 -
square foot permanent free-standing signs and two (2) permanent 32 -square foot building signs.
This project is south of Highway 60 and is east of and adjacent to CR 7.
Parcel number 106104100052.
Access is from CR 7.
ACCESS
Weld County Public Works has reviewed the application materials related to access. The applicant is
proposing the use of a new access on County Road 7 approx. 1020 feet south of Highway 60, directly
across from an existing access as well as an access on Highway 60 at the northeast corner of the property.
If the CDOT access on Highway 60 is granted, an additional access on County Road 7 will not be granted.
If the CDOT access is not granted, the County Road 7 access shall be 24-36 feet in width and have turning
radii of 60'. Please contact Public Works to discuss the access on County Road 7.
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 7 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 Ill,
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.
The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to state highways.
Please contact Tim Bilobran at the Greeley office (970-350-2163) to verify the access permit or for any
additional requirements that may be needed. (State Highway 60)
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 7 counted 3692 vpd with 12% trucks. The 85th percentile speed is 58 mph.
The traffic information submitted with the application materials indicated that there will be approximately 2
daily roundtrips. The traffic narrative indicates that the traffic will be accessing the site on Highway 60.
TRACKING CONTROL
Tracking control is required to prevent tracking from the site onto public roadways. For access to paved
roads, tracking control devices can be double cattle guards with 100 ft. of asphalt or 300 ft of asphalt.
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. A variance request
for alternatives to the tracking control requirement can be submitted to Public Works for review and
consideration.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
If the access onto County Road 7 is approved, Public Works will require an Improvements and Road
maintenance agreement with haul routes, damage repairs, and future improvement triggers.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldgov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/USR-SPR-Permits°/020Improvements°/020Agreement°/020Template.pdf.
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 USR
map. 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.
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 (plan 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. If an access onto County Road 7 is approved, an Improvements and Road Maintenance Agreement is
required for off -site improvements at this location. Road maintenance includes, but is not limited to,
damage repair to specified haul routes and triggered improvemtns. The Agreement shall include
provisions addressing engineering requirements, submission of collateral, and testing and approval of
completed improvements. (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. The plan shall be amended to delineate the following:
1. West of the USR parcel, County Road 7 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 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. All setbacks shall be measured from the edge of right-of-way. This road is maintained
by Weld County. (Department of Public Works)
2. East of the USR Parcel, County Road 7 Section Line is shown to have 60 feet of unmaintained
section line right-of-way per the Weld County GIS right-of-way map. The applicant shall delineate
the existing right-of-way on the site plan. Show and label the section line Right -of -Way as "CR 7
Section Line Right -Of -Way, not County maintained." All setbacks shall be measured from the edge
of right-of-way. (Department of Public Works)
3. Show and label the approved access locations, approved access width and the appropriate turning
radii (60') on the site plan. The applicant must obtain an access permit in the approved location(s)
prior to construction. (Department of Public Works)
4. Show the approved Colorado Department of Transportation (CDOT) access(es) on the site plan
and label with the approved access permit number if applicable. (Department of Public Works)
5. Show and label the approved tracking control on the site plan. (Department of Public Works)
6. 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. (Department of Public Works)
7. Show and label the accepted drainage features. Stormwater ponds should be labeled as
"Stormwater Detention, No -Build or Storage Area" and shall include the calculated volume.
(Department of Public Works)
8. Show and label the drainage flow arrows. (Department of Public Works)
9. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property. (Department of Public Works)
Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
(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 to 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. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
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. (Department of Public Works)
5. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
6. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit
and possible updates. (Department of Public Works)
7. Access will be along unmaintained County right-of-way and maintenance of the right-of-way will not be
the responsibility of Weld County. (Department of Public Works)
8. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
9. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www,weldhealth,org
Memorandum
To: Chris Gathman
From: Lauren Light, Environmental Health Services
Date: May 20, 2019
Re: USR19-0030 Bakel
Environmental Health Services has reviewed this proposal for a Site Specific
Development Plan and Use by Special Review Permit for any Use Permitted as
a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (Outdoor Storage of RVs, Boats, Tractor Trailers, Personal
Vehicles and Equipment, indoor storage and up to 600 cargo containers to be used for
personal storage) in the A (Agricultural) Zone District. This proposed USR also includes
a requested waiver from the Weld County sign requirements delineated in Chapter 23 of
the Weld County Code to allow two (2) fifteen (15) square -foot temporary signs, two (2)
18 -square foot permanent free-standing signs and two (2) permanent 32 -square foot
building signs.
Portable toilets and bottled water can be utilized for the business in accordance with EH
policy. If the number of personnel on site exceeds 10 customers per day and 2 full-time
employees, permanent water and sewer facilities are required.
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.
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 facility shall operate in accordance with Chapter 14,
Health Administration
Vital Records
Icic: 9/0 304 6410
Fax: 9/0-301-6412
Public Health &
Clinical Services
Icic: 9/0 304 6420
Fax: `.10-301-6,1 16
Environmental Health Communication,
Services Education & Planning
Tele: 970-304-6415 Tele:970-304-6470
Fux: 970-304-6411 Fax. 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6452
Public Health
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. The facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25-12-103 C.R.S.
6. Any septic system located on the property must comply with all provisions of the
Weld County Code, pertaining to Onsite Waste Water Treatment Systems.
7. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes.
8. Adequate handwashing and toilet facilities shall be provided for employees and
patrons of the facility, at all times. For 10 or less customers or visitors per day,
and 2 or less full-time employees on site, portable toilets 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.
9. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
From: Kim Meyer
To: Chris Gathman
Subject: RE: USR19-0030 Referral (Bake')
Date: Wednesday, July 10, 2019 5:19:50 PM
Attachments: TOJ Redlines USR19-0030 7.10.19.pdf
Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless
you recognize the sender and know the content is safe.
Chris!
Thank you for checking in. I do have comments, and just scanned in some redlines this morning...
and then got sidetracked. Apologies.
This site is located within the Johnstown GMA, and is indicated in our Framework Plan as
"Residential Mixed Use." It is also along both Highway 60 and WCR 7, which are highly traveled
routes connecting the towns and cities of Northern Colorado.
The Town's main concerns would be screening of the use from the public right-of-way. Without the
benefit of being able to review this at a full size and scalable, it appears that future storage buildings
are proposed immediately adjacent to WCR 7. While the buildings themselves may offer some
screening ultimately, the narrative indicates that this project will be built incrementally, and it may
be years— if ever —that those buildings are constructed.
RV storage is a seemingly successful passive business model and a land use that therefore lingers
long-term, vs a "land holding use" that anticipates future redevelopment. The visual impacts of a
large parcel devoted solely to RV (and likely boat) storage at this corner, with little in the way of
screening or visual breaks is a concern along these two major corridors. The Town would request
solid/75% opaque 6' fencing that might offer some level of screening along the south, west, and
north of the property from adjacent properties and roadways. The Town would anticipate any future
urban -scale redevelopment of the adjacent property to the east would provide meaningful
screening, that would offset the visual impact on future residential uses in that area.
Appreciate your efforts to reach out and provide the opportunity to comment, Chris.
Sincerely,
Kim
Kim Meyer
Director of Planning & Development
Town of Johnstown
kmeyer@townofjohnstown.com
970.587.4664
From: Chris Gathman [mailto:cgathman@weldgov.com]
Sent: Monday, July 01, 2019 6:50 PM
To: Kim Meyer <kmeyer@townofjohnstown.com>; sbowles@berthoud.org
Subject: FW: USR19-0030 Referral (Bakel)
Importance: High
Dear Towns of Berthoud and Johnstown,
Sorry for the late referral. I was double-checking the record and for some reason you were not
included on the referral list for this case. USR19-0030 is for a storage facility (RV and mini storage)
east of and adjacent to County Road 7 and south of and adjacent to State Highway 60. The link to
the application materials is below. This case is scheduled to be heard by Planning Commission on
Tuesday, July 16th and the Board of County Commissioners on Wednesday, August 7th
Let me know if you have any questions.
Regards,
Chris Gathman
Planner III
Weld County Department of Planning Services
1555 N. 17th Avenue
tel: 970-400-3537
fax: 970-400-4098
Confidentiality Notice: This electronic transmission and any attached documents or other writings
are intended only for the person or entity to which it is addressed and may contain information that
is privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
From: Kristine Ranslem
Sent: Monday, April 29, 2019 2:50 PM
To: Bethany Pascoe <bpascoe@weldgov.com>; Alan Caldwell <acaldwell@weldgov.com>;
timothy.bilobran@state.co.us; Kristin Cannon - DNR <kristin.cannon@state.co.us>;
john.koehler@state.co.us; ckuhn@larimer.org; skip.armatoski@thompsonschools.org;
scharles@berthoudfire.org; info@bigthompson.org; merlin.lem@gmail.com;
admin@bigthompson.org
Cc: Chris Gathman <cgathman@weldgov.com>
Subject: USR19-0030 Referral
We have received a case (USR19-0030) in which we ask that you review the material
and send a referral to us. Please click on the link below and select "Search
Applications" under the Planning tab. Input the record number. Please click the blue
arrow next to the "Record Info" button at the top. Select Attachments and you will find
all the information including the referral form to submit back to us. The following is a
quick link to the case search:
https://accela-aca.co.weld.co.us/citizenaccess/.
If you have any questions, please don't hesitate to contact me at the number below.
Thank You!
K�istiv�e Ravi5Lewt
Planning Technician
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
(970)400-3519
kranslem@weldgov.com
Confidentiality Notice: This electronic transmission and any attached documents or other writings
are intended only for the person or entity to which it is addressed and may contain information that
is privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
U�
xxxx
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This Is the certify that the Weld County Planning Commission has certified and does
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Board of County Commissioners, Weld County Colorado, for its confirmation, approval
and adoption this Site
Specific Development Plan and Use by Special Review as shown and described thereon
this day of
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Chair, Weld County Planning Commission
BOARD OF COUNTY COMMISSIONERS CERTIFICATION
This Is to certify that the Board of County Commissioners, Weld County, Colorado,
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Standards as shown
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Deputy Clerk to the Board
PROPERTY OWNER'S CERTIFICATION
The undersigned major property owner(s) do hereby agree to the Slte Specific
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