HomeMy WebLinkAbout20191530.tiffUSE BY SPECIAL REVIEW tySR) APPLICATION
DEPARTMENT OF PLANNING SERVICES * 1555 N. 17T" AVENUE * GREELEY, CO 80631
www weidgov. corn * 970-353-6100 EXT 3540 * FAX 970-304-6498
FOR PLANNING DEPARTMENT USE:
AMOUNT $
APPLICATION RECEIVED BY
DATE RECEIVED:
CASE # ASSIGNED:
PLANNER ASSIGNED:
Parcel Number': 1
Address of site:
4 6 7 _ 3 3
_ 1
_ 0 0 _ 0 2 1
587 Weld County Rd. 7 Erie, CO 80615
(*A 12 digit number on Tax I D.
information, obtainable at
).
Legal Description: LotA RE 4435 being part of the S2NE4 Section: 33 Township: N Range. W
Zone District: Acreage: 9.1 Floodplain: eological Hazard: YCNO Airport Overlay: YON®
FEE OWNER(S) OF THE PROPERTY:
Name: Daniel L. Oenes
Company: High Plains RV Storage and Service, LLC
Phone #: 720-422-9897
Street Address. 15104 St. Paul St.
Email: koenes@comcast.net
City/State/Zip Code: Thornton, CO 80602
Name: Kristie L. Oenes
Company: High Plains RV Storage and Service, LLC
Phone #: 303-358-2348
Street Address: 15104 St. Paul St.
Email: koenes@comcast.net
City/State/Zip Code:
Name:
Thornton, CO 80602
Company:
Phone #:
Street Address:
Email:
City/State/Zip Code:
APPLICANT OR AUTHORIZED AGENT: (See below: Authonzation must accompany all applications signed by Authorized Agents)
Name:
Company:
Phone #:
Street Address:
City/State/Zip Code:
Email:
PROPOSED USE:
The property will have a 6000 sq. ft. metal building on site for the purpose of performing maintenance and service to recreational
vehicles. The remainder of the property will be storage for recreational vehicles.
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. Signatures of all fee owners of property
must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the
application. If a corporation is the fee owner. notarized evidence must be included indicating that the signatory has to legal
authority to sign for the corporation.
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PLANNING QUESTIONS
1. Explain, in detail, the proposed use of the property.
The property located at 587 WCR 7 will be used as an RV storage and service facility. There will be a commercial
building on the property approximately 6000 square feet in size that will have an office and two garage bays. The building
will be used for the purpose of performing maintenance and/or repairs to our customers' recreational vehicles. The
remainder of the land will be utilized for RV storage. The facility will be enclosed by fencing and will have security gates at
the entry/exit points. We plan on building enclosed bays on the property for customers who want to garage their RV. We
will also allocate part of the property for storage spaces that will be open but will have a cover. Those spaces will be for
customers who want some protection for their RV from the elements. The remainder of the property will be open parking
spaces for RVs. The property will have numerous security cameras strategically located throughout the property, along
with lighting. There will also be an air station, a water station, and a dump station. Landscaping will be around the
perimeter of the land to include wild grass, shrubs and wildflowers. There will also be some landscaping around the office
portion of the building.
2. Explain how the proposal is consistent with the intent of the Weld County Code, Chapter 22 of the
Comprehensive Plan.
This storage facility will provide private citizens with an option for storing their recreational vehicle(s). Areas near and
around the proposed site are being developed, and there are several residential communities being erected in those
areas. Most are covenant controlled subdivisions that prohibit the storing of RVs on personal property. This business
provides those residents with the option of utilizing this facility for storage purposes.
The land is currently zoned for agriculture, however, pursuant to Weld County Code Chapter 22 A. Goal 7: "County Land
use regulations should protect the individual property owner's right to request a land use change. " A. Policy 7.2 states
that "Conversion of agricultural land to nonurban residential, commercial and industrial uses should be
accommodated when the subject site is in an area that can support such development, and should attempt to be
compatible with the region."
3. Explain how this proposal is consistent with the intent of the Weld County Code Chapter 23 (Zoning) and the
zone district in which it is located.
This property is currently zoned for Agricultural use, however the proposed use as an RV storage facility is a use by
special review under Weld County Code 23-3-40-C-8.
4. Describe what type of land uses surround the site. Explain how the proposed use is consistent and
compatible with surrounding land uses.
The property surrounding the site is mostly comprised of agricultural and residential lots. There are new residential
communities being developed to the south, southwest, and southeast of the site. Those new communities currently restrict
or prohibit their residents from storing any vehicle other than their automobile in front of or on their property. Our
proposed business provides those residents of the aforementioned communities with an opportunity to store their
recreational vehicles close to home without violating their HOA covenants.
5. What are the hours and days of operation?
We plan on having the office and service shop (commercial building) open Monday through Friday from 8:30 am to 4:30
pm. We are also giving some consideration to operating on Saturdays from 8:00 am to 12:00 pm. RV storage customers
will have a key card that will allow them access to the property through a mechanized gate outside of office/service
operating hours.
6. List the number of full-time and/or part-time employees proposed to work at this site.
At the opening of our business, both owners, Daniel and Kristie Oenes, will be working on site full-time. As needed, we
will increase the number of employees. We will likely hire a part-time mechanic to assist with the maintenance and
repairs to RVs, but the total number of employees will ultimately be contingent on the demand for service.
7. If shift work is proposed, include the number of employees per shift.
No Shift work is proposed. All work will take place Monday through Friday during the day. with some consideration for
Saturday labor.
8. List the number of people who will use this site. Include contractors, truck drivers, customers, volunteers,
etc.
Employees: 2 full time. 1 part time
Customers: approximately 20 per day
9. List the number and type of animals on this site.
There will be no animals on this site.
10. Describe the type of lot surface and the square footage of each type.
Road base material -65% of the property
Asphalt pavement- 10%- private access road, also around the perimeter of the office/ repair shop
Concrete pad at the RV dump,water and air station
11. How many parking spaces are proposed? How many handicapped (ADA) parking spaces are proposed?
Approximately 300 parking spaces, which include enclosed garages. 2 handicapped parking spaces are proposed in front
of the office.
12. Explain the existing and proposed landscaping for the site.
The current landscaping consists of wild grass and trees. The ground will be leveled and the majority of it excavated to
create a large parking area using permeable road base material. The perimeter of the property will be enclosed by a
fence with and entry/exit gate. We plan on putting native prairie grass, some small shrubbery and wildflowers around the
outside of the fencing on the south and east sides of the property. There will be some landscaping of rocks and
shrubbery around the area where the office entrance is located to create curb appeal.
13. Describe the type of fence proposed for the site.
Our initial plan includes an 8 foot chain link fence with earth tone slats. We are considering vinyl fencing as an alternate
along Weld County road 7.
14. Describe the proposed screening for all parking and outdoor storage areas.
The proposed screening for all parking and outdoor storage areas will be a 8 foot chain link fence with earth tone slats
along the South and East side of the property from the view from Weld County Road 7. We are considering vinyl fencing
as an alternate.
15. Explain any proposed reclamation procedures when termination of the Use by Special Review activity
occurs.
None at this time.
16. Who will provide fire protection to the site?
The Mountain View Fire Rescue will provide fire protection for out site. We will install a 120,000 gallon water tank with
automatic sprinkler system inside the commercial building per discussions with the Mountain View Fire Marshall.
17. List all proposed on -site and off -site improvements associate with the use and a timeline of when you will
have each one of the improvements completed.
In Order of completion:
1- Survey -staking, marking
2- Grading/ excavating of property
3- Water drainage/ routing improved, expanded to existing culvert
4- Foundation holes dug/ caisson drilling for shop/ office and fire protection tank
5- Pour concrete for caissons. Build forms for foundation for shop and water tank base.
6- Pour concrete for shop foundation and water tank base.
7- Holes dug for leach field, septic tank, RV dump vaults
6- Trenches dug for plumbing- (fire protection tank main line to shop), utility services- (water tap, electrical, natural gas)
into shop area and leach field.
7- County inspection of leach field/ septic tank layout, utility runs placement.
8- Upon approval/ signoff of inspections, backfill /soil compacting around shop foundation and leach field area.
9- Pour concrete floor for shop.
10- Build water storage tank.
11- Build shop and office.
12- Fill, grade and level entire property with road base material 13 -
ENGINEERING QUESTIONS:
1. Describe how many round trips per day are expected for each vehicle type: passenger cars/pickups, tandem
trucks, Semi -truck /trailer/RV. (Round trip = 1 trip in and 1 trip out of site)
See traffic Narrative.
2. Describe the expected travel routes for site traffic.
Access to our site will require travel NB or SB on WCR 7 to the private access road south of Johnson Ln. At that access
road, travel WB will be required for approximately 120 feet to get to the entry/exit gate of the property. Exiting the area will
require EB travel on the access road to WCR 7. At that point travel North or southbound on WCR 7 will be required. Exit
routes on Southbound Weld County Road 7 include continuing SB to Hwy. 7. Alternative options include going SB WCR
7 to 169th Ave WB to Sheridan Parkway, or EB on 169`h Ave. to Huron Street. IF traveling NB on WCR 7, Erie parkway
can be utilized for EB traffic to gain access to 1-25.
3. Describe the travel distribution along the routes (e.g. 50% of traffic will come from the north, 20% from the
south, etc.)
60% of the traffic will be from the South, 40% from the North.
4. Describe the time of day that you expect the highest traffic volumes from above.
Highest traffic volume is estimated in the early afternoon on weekdays and mid morning times on the weekends.
5. Describe where the access to the site is planned.
Access to the site is from the private access road on the Southern end of the property. (Already existing)
6. Drainage design. Detention pond summarized in a drainage report is required unless the project falls under an
exception to storm water detention requirement per code section 23-12-30 F 1.
A. Does your site qualify for an exception to stormwater detention? If so, describe in a drainage narrative the
following:
1. Which exception is being applied for and include supporting documentation.
2. Where the water originates if it flows onto the property from an offsite source.
3. Where it flows to as it leaves the property.
4. The direction of flow across the property.
5. If there have been previous drainage problems with the property.
-SEE DRAINAGE NARRATIVE -
B. Does your site require a storm water detention pond? If so, the following applies:
1. A drainage report summarizing the detention pond design with construction drawings and maintenance
plan shall be completed by a Colorado Licensed Professional Engineer and adhere to the drainage related
sections of the Weld County Code.
2. The drainage report must include a certification of compliance stamped and signed by the PE which can
be found on the engineering website.
ENVIRONMENTAL HEALTH QUESTIONS:
1. What is the drinking water source on the property?
Left Hand Water District
2. What type of sewage disposal system is on the property?
Septic system/ engineered leach field
3. If storage or warehousing is proposed, what type of items will be stored?
The site will provide storage for recreational vehicles to include travel trailers, boats, and motorhomes. with some
consideration for trailered jet skis, snowmobiles, etc.
4. Describe where and how storage and/or stock pile of wastes, chemicals, and/or petroleum will occur on this
site.
There will be a trash dumpster inside the property that will be emptied on a weekly basis.
Waste oil may be used for shop/office heating. if used, approved/ enclosed oil containers with a secondary containment
system installed in a separate outbuilding.
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.
There will be no fuel storage on the site.
6. If there will be washing of vehicle or equipment on site indicate how the wash water will be contained.
No washing of vehicles or equipment will be allowed on site.
7. If there will be floor drains indicate how the fluids will be contained.
Drainage vault located outside adjacent to the shop.
8. Indicate if there will be any air emissions (painting, oil storage, etc.)
As stated above, there will be enclosed/approved waste oil storage for shop heating with a secondary containment system
for the oil storage.
9. Provided a design and operation plan if applicable (composting, landfills, etc.)
NA
10. Provide a nuisance management plan if applicable.
NA
11. Additional information may be requested depending on type of land use requested.
BUILDING QUESTIONS:
1. List the type, size, and number of existing and proposed structures. Show and label all existing and proposed
structures on the USR drawing. Label the use of the building and the square footage.
There are no exiting structures currently on the property. Proposed future structures include the following:
Main building: 6,000 sq. foot metal structure- office and repair shop
Enclosed storage unit: 750 sq. foot metal structures (35 units)
120,000 gallon fire prevention tank (43 ft. diameter 10 ft. high)
2. Explain how the existing structures will be used for this USR.
No existing structures on property, (vacant land)
3. List the proposed use(s) of each structure.
N/A
High Plains RV Storage & Service LLC.
587 Weld County Road 7 Erie, Colorado 80516
Drainage Narrative
The drainage narrative must describe at the minimum:
1. Which exception is being applied for and include supporting documentation:
-#2 Zoning permits in the A (Agricultural) Zone District.
The water rights are owned by the adjacent properties to the East of Weld County Road 7 for the water
that enters and leaves our property to fill their irrigation ponds.
(see attached aerial photos)
-#12 Individual parcel with an unobstructed flow path and no other parcel(s) between the Federal
Emergency Management Administration (FEMA) regulatory floodplain channel and the project.
Irrigation ditches already exist on our property: The water enters from the southwest corner, splits into
two ditches, flows across the property to the 2 foot diameter culvert on the East side. The water collects
and flows through the culvert to the east side of WCR 7 and drains into irrigation ponds on the two
adjacent properties. Those two property addresses are: 654 Weld County Road 7, and 3160 Johnson
Lane Erie, Colorado 80516 (see attached photos).
2. Where the water originates if it flows onto the property from an offsite source:
The water source enters and flows in a ditch from the Southwest corner of the property along the North side
of the access road. The ditch splits into two paths, one along the south side, running West to East, and the
other ditch runs along the West side toward the upper half of the property for flood irrigation. (see attached
aerial photos)
3. Where it flows to as it leaves the property:
Both ditches join at the east end of the property at a 2 foot diameter culvert that runs under Weld County
Road 7 into two irrigation ponds located at previously stated property addresses. (see attached aerial
photos)
4. The direction of flow across the property:
Water flow is from West to East along the natural slope of the property
5. If there have been previous drainage problems with the property:
No previous drainage problems per local property owners
DRAINAGE REPORT REVIEW CHECKLIST
Project Name: USR18-0125 High Plains RV Storage
The purpose of this checklist is to provide the applicants Engineer a basic list of items that County Staff will review
in regards to a drainage report The drainage design shall meet the requirements of the Weld County Code and
commonly accepted engineering practices and methodologies_
A detention pond design (or other stormwater mitigation design) is appropriate for projects which have a potential to
adversely affect downstream neighbors and public rights -of -way from changes in stormwater runoff as a result of
the development project. The design engineer's role is to ensure adjacent property owners are not adversely affected
by stormwater runoff created by development of the applicant's property
REPORT (D = complete, ❑ = required)
-1 Stamped by PE, scanned electronic PDF acceptable
Certification of Compliance
['Variance request_ if applicable
Description/Scope of Work — the report does not mentioned covered storage, please update
ZNumber of acres for the site
['Methodologies used for drainage report & analysis
Design Parameters
Design storm — please see #8 below, a minor storm orifice is not required
[' Release rate — please see #8 below
'URBANIZING or NON -URBANIZING
Li Overall post construction site imperviousness — please see #2 below
['Soils types — please double check, I believe the site is type C
C Discuss how the offsite drainage is being routed
❑Conclusion statement must also include the following:
I Indicate that the historical flow patterns and run-off amounts will be maintained 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 run-off rate and velocity increases, diversions, concentration and/or unplanned
ponding of storm run-off for the 100 -year storm.
-How the project impacts are mitigated.
Construction Drawings
['Drawings stamped by PE. (scanned electronic PDF preferred)
Drainage facilities
_:Outlet details
Spillway
Maintenance Plan
❑Frequency of onsite inspections
['Repairs. if needed
Cleaning of sediment and debris from drainage facilities
['Vegetation maintenance
IInclude manufacturer maintenance specifications. if applicable
Comments:
1 Please provide a drawing showing stormwater basin delineations for on -site and off -site basins. Provide arrows
showing flow patterns on the map
2. When calculating the weighted C value for the proposed site. please model the pond water surface area using
a 100% impervious value. Please provide the imperviousness calculations
3. Please address any off -site flows for the property. The report mentions that offsite flows are not changed due to
the development but does not indicate how they are routed. Off -site flows can either be routed around the site
or be passed over the pond's emergency overflow spillway un-detained.
4,1 1.2018
Veld Coun
Department of Public WorksI Development Review
1111 H Street. Greeley. CO 80631 I Ph: 970-400-3750 I Fax: 970-304-6497
www weldgov com/departments/public_works/development_review/
DRAINAGE REPORT REVIEW CHECKLIST
4. Please provide a detailed grading plan showing contours of the proposed pond, site grading and any other
necessary drainage swales or berms.
5. When sizing the pond, water quality should be contained and released within a 40 -hour time period. The WQCV
can be included within the detention volume. One foot of freeboard is required for the pond. Please provide a
stage storage table for the proposed pond based on graded contour data, showing the WQCV elevation and
100 -year WSEL.
6. An emergency overflow weir will be required for the pond. The weir should be sized to pass the 100 -year
developed flows at a depth no greater than 0.5'. Please include the design and details for the emergency
spillway. Emergency Spillway design standards are in the Weld County Code.
a. Sec 23-12-90.A.6.- Each detention pond shall contain an emergency spillway capable of conveying the
peak 100 -year storm discharge draining into the detention pond. The invert of the emergency spillway
must be equal to, or above, the 100 -year water surface elevation. The depth of flow out of the emergency
spillway shall be less than 6 inches. The spillway must have effective erosion protection. In order to
protect the emergency spillway from catastrophic erosion failure, buried riprap shall be placed from the
emergency spillway downhill to the embankment toe of slope and covered with 6 inches of topsoil. The
riprap must be sized at the time of final engineering design. Grouting of the riprap may be required.
b. Sec 23-12-90.A.7.- In order to prevent damage to publicly -owned infrastructure (roads. roadside
ditches). a concrete cutoff wall 8 inches thick. 3 feet deep, and extending a minimum of 5 feet into the
embankment on each side of the emergency spillway opening, is required on all privately -maintained
detention ponds and required on all regional detention ponds_ The concrete cutoff wall permanently
defines the emergency spillway opening. The emergency spillway elevation must be tied back into the
top of the embankment using a maximum slope of 4:1.
7. Please provide a section in the report on how maintenance of the pond will be addressed in the future. Add
pertinent notes to the drainage exhibit for future reference.
8. The County requires detention ponds be sized using the historic 10 -year runoff value as the pond release rate
during the 100 -year. 1 -hour storm event. A full spectrum pond design does not follow this standard (100 -year
historic release during the 100 -year storm), so the method is not accepted by the County. The County does not
require that the EURV be included in the pond design. The Urban Drainage "UD-Detention_v3.07" spreadsheet
can be used for the design, considering the following:
a. The Routed Hydrograph method be used to size the detention volume. This information is found at the
bottom of the "Outlet Structure" tab.
b The final volume for the pond should be taken from the "Maximum Volume Stored" under the Routed
Hydrograph Results section for the 100 -year event.
c. The "Peak Outflow Q (cfs)" for the 100 -year event should match the historic 10 -year release rate allowed.
d. The peak outflow value is adjusted by modifying the circular orifice. restrictor plate or rectangular orifice
values located in the User Input section of the "Outlet Structure" tab.
e. Other pond sizing methods are acceptable, such as the Modified FAA method.
9. Once the revised design and drainage report have been submitted, the County may provide additional comments
in addition to the ones listed above. Depending on the complexity of the changes made, a full 28 -day review
period may be required.
10. Please provide a written response on how the above comments have been addressed when resubmitting the
drainage report. Thank -you.
4/11/2018
Department of Public Works' Development Review
1111 H Street, Greeley. CO 80631 I Ph: 970-400-3750 I Fax: 970-304-6497
www weldgov.com/departments/public_works/development_review/
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Traffic Narrative
This traffic narrative is being drafted to give some indication of the traffic flow that
will be generated by the construction of High Plains RV Storage and Service, LLC.
The 9.2 acre land located at 587 Weld County Road 7 is in the consideration phase
with Weld County to be utilized as a recreational vehicle storage site. The majority
of the land will be used to park and store recreational vehicles to include campers,
motorhomes, trailers, boats and other approved RVs. Phase 1 of the project will be
dedicated to the development of the basic storage area for those RVs. Phase two
will consist of constructing a commercial office, approximately 5500-6000 sq. feet,
which will be used for maintenance and service of recreational vehicles. Phase 3 of
the project will consist of building enclosed garages on either the north or west side
of the property for customers looking to garage their recreational vehicle. No
additional buildings are proposed.
The aforementioned site is on the northwest corner of Weld County Road 7 and the
private access road just south of Johnson Ln. Weld County Road 7 is an existing two-
lane, paved road running north and south, while the private access road is unpaved.
That private road begins running west from WCR 7 where it dead -ends after about a
quarter of a mile. The road does not run east of WCR 7.
Once the site is developed, the generation of traffic in the area of WCR 7 and the
private access road, is strictly based on estimates at this point. The proposed site is
expected to have approximately 300 RV storage spaces. It is estimated that
utilization of those spaces by customers could result in a slight traffic increase for
the area during the standard months of RV utilization, which occurs between April
and October. It is believed that traffic could increase in April with it peaking during
the summer months. We anticipate that traffic will decrease in the area as the
summer months turn into fall. We do not believe that traffic in the area of WCR 7
and the access road will see any impact from November through March due to
notably diminished utilization of recreational vehicles.
While not determined from a formal study, it is expected that traffic in the area will
increase mostly between Thursday evenings and Sunday evenings based on the
predictability of RV owners preparing for weekend travel. Again, this increase
should only be noticed during the aforementioned months of April through October.
According to the Recreation Vehicle Industry Association, RV owners spend an
average of three weeks per year traveling. This means that the 300 potential
renters that we will have at the site, will make only a handful of trips to and from the
property to retrieve their RV and then return it. As a result, we are anticipating that
traffic in and out of the storage facility will be relatively spread out over those
busiest months with the exception of major holidays to include Memorial Day, July
4th, and Labor Day.
Getting to the property will require all renters/customers to access WCR 7 from
either the north or the south. Once they get to the private access road, they will be
required to go west approximately 120 feet to gain access to the entry/exit point of
the storage facility. When customers exit the business, they will be required to
travel east to WCR 7 where they will have to go north or south. Due to the short
travel distance on the private access road, traffic will not have to pass by any
currently existing homes or businesses. At this point we can expect any traffic
impact for WCR 7 to occur during seasonal recreational vehicle use. That impact
however, is not anticipated to be significant.
("•\
Colorado
Geoscience & Design, Inc.
P.O. Box 68 Franktown, Colorado 80116 • Phone: 303.688.2150 • Fax: 303.688.1295 • www.CoGeoDesign.com
Stormwater Management Plan
OF
-1.11111a, S
HIGH PLAINS RV STORAGE & SERVICE LLC
587 WELD COUNTY ROAD 7
LOT A, RE -4435
NE % SECTION 33, T1N, R68W, 6TH P.M.
WELD COUNTY, COLORADO
REPORT NO. 18-4517
August 2, 2018
ity\
Colorado
Geoscience & Design, Inc.
P.O. Box 68 Franktown, Colorado 80116 • Phone: 303.688.2150 • Fax: 303.688.1295 • www.CoGeoDesign.com
Stormwater Management Plan
OF
HIGH PLAINS RV STORAGE & SERVICE LLC
587 WELD COUNTY ROAD 7
LOT Al RE -4435
NE 1/4 SECTION 33, T1N, R68W, 61H P.M.
WELD COUNTY, COLORADO
REPORT NO. 18-4517
August 2, 2018
Stormwater Management Plan
For
HIGH PLAINS RV STORAGE & SERVICE LLC
587 WELD COUNTY ROAD 7
Project No. 18-4517
August 2, 2018
Prepared For
Daniel Oenes
15104 St. Paul Street
Thornton, CO 80602
(720) 422-9897
Prepared By
Colorado Geoscience & Design, Inc.
7601 Burning Tree Drive
PO Box 68
Franktown, CO 80116
(303) 688-2150
APPROVALS
Approved For One Year From This Date
City Engineer Date
Water Department Date
v
Table of Contents
Table of Contents vii
Stormwater Management Plan 1
1 Site Description 1
1.1 Site Overview 1
1.2 Natural Resources 1
1.3 Construction Activities 2
1.4 Activities Sequence 2
1.5 Ground Cover 3
1.6 Receiving Waters 3
1.7 Area & Volume Estimates 3
2 Potential Pollution Sources 3
2.1 Potential Stormwater Pollution Sources 3
2.2 Potential Non-Stormwater Pollution Sources 4
3 GRADING, EROSION AND SEDIMENT CONTROL PLAN 4
4 Best Management Practices for Stormwater Pollution Prevention 4
4.1 Structural Erosion and Sediment Controls 5
4.2 Nonstructural Erosion and Sediment Controls 6
5 Final Stabilization and Long -Term Stormwater Management 7
6 Other Stormwater Pollution Controls 7
7 Construction Scheduling 7
8 Inspection and Maintenance 8
Endnotes 11
Appendix 13
vii
Inspection and Maintenance 1
Stormwater Management Plan
The Colorado Department of Public Health and Environment (CDPHE) has developed the Colorado Discharge
Permit System to establish statewide compliance with Federal environmental standards. This Stormwater
Management Plan (SWMP) is intended to demonstrate compliance with the Colorado Discharge Permit System,
and specifically the General Permit for Stormwater Discharges Associated with Construction (Stormwater
Construction Permit). This document has been prepared according to the guidelines provided in the State of
Colorado Storm water Management Plan Guidance for Stormwater Discharges Associated with Construction
Activity General Permit Application and Stormwater Management Plan Preparation Guidance. This SWMP
identifies possible pollutant sources that may contribute pollutants to stormwater, and identifies Best
Management Practices (BMPs) that will reduce or eliminate any possible water quality impacts.'
A current copy of this SWMP must be maintained on the project site for the duration of the construction and
stabilization period.
The Permit Holder or their agent will designate a SWMP Administrator for this project. The SWMP Administrator
may be the Construction Project Manager, Owner, Construction Site Superintendent or other party so designated
by the Permit Holder or their agent. The SWMP Administrator is responsible for implementing, maintaining, and
revising the SWMP. The SWMP Administrator is the contact for all SWMP related issues. The SWMP
Administrator will have specific site knowledge and authority to adequately manage and direct day-to-day
stormwater quality management activities at the site?
1 Site Description
1.1 Site Overview
The High Plains RV Storage & Service Site (hereafter to be referred to as the site) is located in the City of
Erie in Weld County, Colorado. The site is bounded on the north by Ranch Eggs, Inc. Subdivision, on the
south by Lot B RE -5109, on the east by Weld County Road 7 and on the west by Lot B RE -4435. There is a
gravel/dirt road (located in an access and utility easement) on the south side of the site that will serve as
the ingress and egress for the site.
Existing drainage includes the roughly 9.1 acres of the proposed on -site development plus approximately
4.7 acres of off -site area that is situated to the west of this site. The runoff of the roughly 9.1 acres of on -
site drainage generally flows to the east to an existing 24" (inch) CMP and to the southeast to an existing
12" (inch) HDPE. The runoff of the approximately 4.7 acres of the off -site drainage generally flows to the
east and is directed to the north via an existing swale along the western property line of the site to an
existing water feature that straddles the west property line of the site. All runoff is conveyed via overland
flow and swales. Both consist largely of native grasses.
1.2 Natural Resources
The site is located in zone "X" (area of minimal flood hazard) according to the Flood Insurance Rate Map
(FIRM) for Weld County, Colorado and incorporated areas, map number 08013C0444J dated December 17
2012 and map number 08013C0463J dated December 17, 2012.
According to the National Resource Conservation Service, the soil in the area of the site is made up of 85%
"Ulm clay loam 0 to 3 percent slopes and 15% minor components. Permeability is rapid, surface runoff is
slow, and the hazard of erosion is low. The soil has good potential for urban development.
'[CDPHEI App A Section A
2[CDPHEi App A Section C 4 (a)
2 Stormwater Management Plan
1.3 Construction Activities
The proposed construction includes the construction of 4,000 square foot steel building for a repair
shop/office area. They want to build two 6,000 square foot steel buildings for enclosed RV/bus storage.
Additionally, there is also plans to build four 3,200 square foot covered storage areas.
As part of the construction, to minimize the impact of runoff to downstream properties, a stormwater
detention pond is proposed. This pond will be constructed along the eastern side of the site.
1.4 Activities Sequence
Construction activities will be determined as required by the general Contractor. Colorado Geoscience and
Design anticipates construction activities to progress as follows:
1. Prior to commencement of construction (Phase I)
• Install Vehicle Tracking Control at all construction entrances.
• Install Silt Fence along the perimeter of the construction site, on the downhill (southern
and western) side(s), along existing contours, and around other points of potential
contamination (portable toilets, staging areas, stockpile areas, etc.).
• Install Inlet Protection around inlets and culvert entrances.
2. Preliminary Site Grading (Phase II)
• Place Portable Toilet(s).
• Install Stabilized Staging Area near the primary construction entrance.
• Install Concrete Washout Area
• Strip topsoil and stockpile within designated stockpile areas outside of primary grading
operations. Topsoil shall only be removed from areas being re -graded. This is a small
site, so it is anticipated that the entire area to be re -graded may be stripped at this time.
• Perform general site grading, stockpiling excavated dirt in the designated soil stockpile
area. Include grading for road improvements, with profile, side ditches and other
roadway features. Include also grading for detention facilities.
• Install interior, grading -specific erosion control devices (Silt Fence, Erosion Control
Blankets, and Surface Roughening).
3. General Construction (Phase III)
• Excavate for site and drainage structures.
• Construct concrete building foundations and drainage structures. Rinsing of construction
vehicles and equipment mixing or carrying concrete will only be performed in designated
concrete rinse facilities. Concrete rinse facilities will only be used for the minimum
necessary rinsing and will not be used for cleaning or emptying of construction vehicles
and equipment. Cleaning and emptying of excess concrete will occur off site. Depending
on the complexity of the site and overall scheduling of the project, installation of necessary
BMPs, excavation for foundation, and foundation construction may be moved before
general site grading.
• Install drainage culverts and underground storm drain pipes.
• Backfill structures and drainage systems.
• Upon completion of primary ground disturbing activities, re -distribute topsoil over
exposed areas not planned to be paved. Also, apply seeding and mulch to areas that will
be exposed for prolonged periods.
• Continue construction of site superstructure(s).
• Prepare for paving with placement of Aggregate Base Course as directed in pavement
design.
• Remove Concrete Washout.
Inspection and Maintenance 3
• Remove interior BMPs that will be in the way of any remaining grading and landscaping
operations.
• Perform minor touch-up grading.
• Place final seeding, mulching and other landscaping.
4. Project Closeout.
• Silt Fence shall remain until Final Stabilization has been achieved.
• Remove temporary inlet and outlet protection.
• Upon site Stabilization, remove all remaining temporary controls such as Silt Fence.
• Place seeding and mulch at disturbed areas.
Project closeout will be established at final stabilization, as defined in the UDFCD Criteria Manual (Criteria
Manual)3. Construction Scheduling is as defined in Section 7, below.
1.5 Ground Cover
This site is currently vacant and is covered by native grasses and vegetation.
The proposed buildings and pavement will revise the impervious area from approximately 2% to
approximately 46%. The drainage patterns on and off site will not be significantly altered as a result of the
proposed construction activities.
1.6 Receiving Waters
Runoff from the site flows east overland to a 24" (inch) CMP that flows from the west to east under Weld
County Road 7. As well as overland from the west to southeast to a 12" (inch) HDPE that flows from the
northwest to the southeast under the gravel/dirt road on the south side of the site.
1.7 Area & Volume Estimates
The site encompasses approximately 9.1 acres. Within that total area, approximately 8.4 acres are
expected to undergo clearing, excavation, grading or other disturbance due to the construction activities
of the project.
Earthwork activities will comprise of 173 cubic yards (CY) of cut, and 23,006 CY of fill. There will be a need
to import of approximately 22,833 CY of fill material that will need to be hauled on -site.
2 Potential Pollution Sources
2.1 Potential Stormwater Pollution Sources
Sediment will be the primary source of water pollution from the site. Exposed areas of the construction
site have the potential to erode under abrasive conditions created by wind and stormwater. This eroded
sediment may be transported from the exposed surfaces of the site to downstream locations, including on -
site or downstream off -site properties or even to the receiving waters. Measures to reduce erosion will be
used, in conjunction with the Criteria Manual. These Erosion Control and Sediment Reduction measures
are further described in the Best Management Practices for Stormwater Pollution Prevention section,
below.
Storage of large volume or dangerous chemicals will not occur on -site. Any fuel, oil, antifreeze, or other
common chemicals used for vehicles and equipment may be stored on -site in small quantities, provided
that all such materials are be stored in containers or facilities that will adequately protect the ground from
contamination from said chemicals. Storage of materials is described in the Best Management Practices
for Stormwater Pollution Prevention section, below.
3[UDFCD[ Ch 7 31
4 Stormwater Management Plan
Vehicles shall be adequately maintained to reduce the potential for ground water pollution resulting from
leaking machinery and vehicles. Only minor maintenance of machinery and vehicles shall be permitted on
the site to reduce the potential for contamination resulting from leaks or spills during maintenance.
Appropriate procedures will be taken to limit the potential of stormwater pollution from spills and leaks.
Any leaks or spills shall be noted on the inspection logs; significant spills shall be reported to the SWMP
permitting authority and compliance officer. Proper handling of vehicles and equipment is described in the
below section Best Management Practices for Stormwater Pollution Prevention.
Vehicle and equipment washing may not be performed on -site, except that "Rinsing of construction
vehicles carrying concrete may only be performed in designated concrete rinse facilities."
2.2 Potential Non-Stormwater Pollution Sources
Water from the rinsing of construction vehicles carrying concrete is both a potential stormwater runoff
source of pollution, as described above, as well as potential for pollution from non-stormwater runoff. This
non-stormwater runoff is not permitted under the Stormwater Construction Permit. The installation of
concrete rinse facilities will mitigate the potential of such rinse water becoming a non-stormwater runoff
source.
Irrigation for the establishment and/or maintenance of ground cover is also a potential source of
non-stormwater runoff from the site. This non-stormwater source is permitted under the Stormwater
Construction Permit, provided that appropriate irrigation practices will be used to limit the potential of
runoff. Any runoff that does occur shall be treated with the same control measures applied to stormwater
runoff. Proper management of the irrigation schedules and duration will minimize excess irrigation runoff.
The construction BMP's described below which are to remain in place until ground cover is established, as
well as the permanent BMP's described below will mitigate the potential of such irrigation water becoming
a non-stormwater runoff source.
3 GRADING, EROSION AND SEDIMENT CONTROL PLAN
A Plan is included with this SWMP for the project. The Plan includes boundaries for the limits of
construction, proposed disturbed ground surface areas, delineation of cut and fill limits, soil stockpile areas,
staging areas, the locations of Best Management Practices (BMPs), the soil type boundaries, existing and
proposed contours, proposed structures and improvements, locations of existing water courses (if any
exist), locations of existing 100 -year floodplains (if any exist), and locations of existing and proposed
utilities. Asphalt or concrete batch plants are not planned and therefore are not shown on the Plan.
4 Best Management Practices for Stormwater Pollution Prevention
The processes and methods for protecting against stormwater pollution during construction is known as
Best Management Practices, or BMPs. BMPs include both "structural" and "non-structural". "Structural
BMPs" refers to any engineered structure constructed to provide temporary storage or treatment of
stormwater runoff. "Non-structural BMPs" refers to operational and managerial techniques to minimize
soil exposure to runoff. "Non-structural BMPs" include all source control devices intended to protect
against erosion from happening in the first place. ' Because sediment resulting from erosion is typically the
primary pollutant of stormwater runoff from a construction site, erosion control practices are considered
the primary and preferred method of stormwater pollution prevention in this SWMP, while sediment
control practices will be implemented as secondary measures or when erosion control practices are not
possible or are not fully effective. Prevention of stormwater pollutants other than sediment is addressed
under an additional set of materials handling and spill prevention BMPs.5
¶CDPHE]. App. A. Section B
'[CDPHE]. App. A. Section C.1 (4)
Inspection and Maintenance 5
4.1 Structural Erosion and Sediment Controls
Before construction activities commence in any area of the site, the construction vehicle traffic areas to
and around that area — including all construction roads, parking areas, loading and unloading zones, storage
areas, and staging areas — will be stabilized through proper grading, compaction, and surfacing.
Stabilization of traffic areas reduces erosion and vehicle tracking thus helping to eliminate potential
pollution of stormwater by sediment. To prevent vehicle tracking of soil into the surrounding roadways,
construction related traffic will be limited to entering the site at the designated construction entrance(s).
The construction entrance will have a Vehicle Tracking Control as described above. Should significant soil
still be deposited on the surrounding roadways, street sweeping will be utilized to remove the soil from the
roadways immediately following deposition. The locations of areas to receive traffic area stabilization are
identified on the Plan, and specifications for the installation and maintenance of surface stabilization are
included in the Appendix.'
Before any other construction activities commence on the site, vehicle tracking controls will be installed at
all site access points. Vehicle tracking control helps reduce the deposition of sediment, dirt, mud, and
debris by vehicles exiting the site onto the streets adjacent to the site. The locations of site entrance vehicle
tracking controls are identified on the Plan, and details for the installation and maintenance of the controls
are included in the Appendix.'
Before any construction activities commence on the site, inlet protection will be installed around all existing
storm drain inlets, culvert inlets, and other drainage structure inlets that may receive runoff from the site,
including inlets on the site and in nearby roads or properties. Additionally, inlet protection will be installed
around all storm drain inlets, culvert inlets, and other drainage structure inlets installed on the site
immediately after the installation of the inlet. Inlet protection reduces sediment deposition in storm drains
and culverts and reduces sediment pollution in stormwater by "filtering" out some of the sediment carried
by runoff flowing through the inlet protection. The locations of inlet protection are identified on the Plan,
and details for the installation and maintenance of the inlet protection are included in the Appendix. In
addition to the inlet protection indicated on the Plan, inlet protection will be installed wherever the
contractor deems them to be necessary or helpful. Inlet protection installed at the contractor's discretion
might not be shown on the Plan.
Before any grading or other significant disturbance occurs on the site, Silt Fence will be installed along any
edge of an area to be disturbed where runoff would otherwise go untreated. Silt Fence will be also installed
along those portions of the site perimeter where runoff may transport sediment onto adjacent properties.
Sediment will also be installed along the downstream edges of the topsoil stockpile. Silt Fence will be
required along the downstream side of stabilized staging areas. Silt Fence help reduce pollution of
stormwater by "filtering" out some of the sediment carried by runoff flowing through the logs and by
facilitating deposition of sediment by slowing the runoff. Silt Fence can also help reduce erosion by slowing
and distributing runoff. The locations of Silt Fence are identified on the Plan, and details for the installation
and maintenance of Silt Fence are included in the Appendix. In addition to the Silt Fence indicated on the
Plan, they shall also be installed wherever the contractor deems them to be necessary or helpful. Silt Fence
installed at the contractor's discretion might not be shown on the Plan.
A Concrete Washout Area shall be installed on the site prior to any concrete placement activities. A
Concrete Washout Area captures and contains concrete wash water to prevent harmful pollutants in the
concrete mixture from entering the general environment either directly or through mixing with
stormwater. The location of the concrete washout area is identified on the Plan. The location, may also be
determined by the SWMP Administrator if an alternate location is deemed appropriate. Details for the
installation and maintenance of concrete washout area are included in the Appendix. A concrete washout
area installed at the SWMP Administrator's discretion will be added to the Plan by the SWMP Administrator.
6[UDFCD[, SM-6
'[UDFCD[. SM-4
6 Stormwater Management Plan
4.2 Nonstructural Erosion and Sediment Controls
In order to minimize the total amount of soil exposed at any given time to "reduce the period of accelerated
soil erosion"' the construction activities of the project will be scheduled as described in the above Activities
Sequence section. In addition to the schedule described in the above Activities Sequence section, many of
the details and specifications included in the index provide specific scheduling information.
An undisturbed "buffer" will be preserved around as much of the site as possible to help control erosive
run-on and sediment -laden runoff. The locations of undisturbed buffer areas are identified on the Plan.
Before construction activities commence in any area of the site, the full layer of topsoil will be stripped only
from the portions of that area that are to be disturbed and will be stockpiled in the soil stockpile location
identified on the Plan. Rather than stripping topsoil from the entire site at once, as has been the traditional
practice in some cases, topsoil will be stripped from particular areas of the site only as construction work
progresses to that area as described in the above Activities Sequence section. Soils stockpiled for more
than 60 days will be seeded and mulched within 14 days of completion of stockpiling activities.'
Mulch will be applied, in addition to soil roughening and seeding, to all disturbed areas (not otherwise
stabilized) immediately if possible or within 14 days of completion of final grading. Additionally, mulch will
be applied to all disturbed areas that are not at final grade but will remain dormant (undisturbed) for longer
than 30 days. Mulch helps prevent erosion "by protecting bare soil from rainfall impact, increasing
infiltration, and reducing runoff."10 The locations of some areas to receive mulch are identified on the Plan
(some areas requiring mulch may not be indicated), and specifications for revegetation are included in the
Appendix.
When seasonally appropriate, seed will be applied to all disturbed areas (not otherwise stabilized)
immediately if possible or within 14 days of completion of final grading. Additionally, seed will be applied
to all disturbed areas that are not at final grade but will remain dormant (undisturbed) for longer than 1
year. When the season is inappropriate for seed application, surface roughening and mulch will be applied
within 14 days and seed will be applied as soon as seasonally appropriate. The locations of some areas to
receive seed are identified on the Plan (some areas requiring seed may not be indicated), and specifications
for revegetation are included in the Appendix.
In addition to non-structural source control BMPs, a vigorous program of "good housekeeping" will be
implemented on the site in an effort to prevent stormwater pollution by materials used and stored on -site.
No significant storage of chemicals and other potentially pollutant materials will be allowed on -site. Only
those chemicals and materials necessary for the described construction activities may be stored on -site,
and then only in the smallest amounts reasonable and for the shortest time possible. The location of a
storage area for toxic, hazardous, and potentially pollutant materials is identified on the Plan and a
specification for on -site materials handling is provided in the Appendix.
Portable toilets will be located away from direct traffic routs and will be situated out of the potential path
of any potential stormwater runoff. Any grading necessary to achieve such a situation will be completed
before the portable toilets are delivered to the site. The locations of portable toilets are identified on the
Plan. Portable toilets will be securely anchored to prevent tipping.
Fueling and minor preventative maintenance of vehicles and equipment may occur only on areas
specifically stabilized for construction vehicle traffic. Appropriate procedures will be taken to limit the
potential of stormwater pollution from spills and leaks. The locations of areas specifically stabilized for
construction vehicle traffic are identified on the Plan and a specification for vehicle and equipment handling
is provided in the Appendix. No significant maintenance of vehicles and equipment and no vehicle and
equipment washing will be performed on -site
1UDFCD] Ch 7 2 3
9(UDFCD], MM -2
10]UDFCDJ, EC -4
Inspection and Maintenance 7
Any spills of potential pollutants on the site related to the construction activities will be addressed
according to the requirements of Colorado Department of Public Health and Environment, Hazardous
Materials and Waste Management Division.
Appropriate spill prevention and response measures will be implemented on the site. The details and
specifications referenced above in this section provide general and specific guidelines for spill prevention
and response measures relating to the various potential non -sediment pollution sources.
No groundwater and/or stormwater dewatering activities are proposed or expected for the proposed
construction activities. If it is determined that dewatering activities are required for this site, said
dewatering shall be accomplished in conformance with local rules and regulations, and as approved by
Colorado Geoscience and Design, Inc.
No significant waste generation is expected as a result of the proposed construction activities. Any minor
waste that is produced will be disposed of properly and regularly. Contractor shall not permit dumpsters
or other waste receptacles to fill over the top of the container, nor may it fill high enough for wind gusts to
pick up debris and carry it off -site. Any debris deposited outside of proper containment locations shall be
picked up and disposed of appropriately.
5 Final Stabilization and Long -Term Stormwater Management
According to the Stormwater Construction Permit "Final stabilization is reached when all soil disturbing
activities at the site have been completed, and uniform vegetative cover has been established with a
density of at least 70 percent of pre -disturbance levels or equivalent permanent, physical erosion reduction
methods have been employed."11 Such a viable vegetative cover will be established within one year of
completion of construction activities on all disturbed areas not otherwise stabilized. Unless otherwise
indicated on a landscape plan, revegetation will be achieved through seedbed preparation, including but
not necessarily limited to soil roughening, seeding, mulching, and irrigating when specified. Soil
roughening, mulching, and seeding are all described in the above section Best Management Practices for
Stormwater Pollution Prevention, and specifications for surface stabilization and revegetation are included
in the Appendix.
In order to prevent or control erosion and pollution of stormwater by sediment after completion of
construction activities, many of the BMPs described in the above section Best Management Practices for
Stormwater Pollution Prevention, will remain in place until final stabilization. BMPs that must remain in
place until final stabilization shall be removed following final stabilization and the resulting disturbed areas
shall be seeded and mulched. The specifications or details corresponding to each BMP provide general
guidelines for the removal of the BMP.
6 Other Stormwater Pollution Controls
All stormwater pollution control measures to be implemented on the site included in the above sections
Best Management Practices for Stormwater Pollution Prevention and Final Stabilization and Long -Term
Stormwater Management.
7 Construction Scheduling
The expected timing of the project is to install initial erosion control BMP's and start foundation
construction around May 2019 or July 2019. Site grading, building construction, and other site operations
are expected to continue through July 2019 with final stabilization by August, 2019. Activities are expected
to proceed as written above. Final Stabilization is described in a following section.
11(CDPHEJ. App. A Section C.5
8 Stormwater Management Plan
8 Inspection and Maintenance
The primary purpose of a regular inspection is to determine if there is evidence of, or the potential for,
pollutants entering the drainage system.12 The Stormwater Construction Permit requires that a thorough
inspection of the stormwater management system be performed and documented at least every 14 days,
and after any precipitation or snowmelt event...that results in stormwater running across the ground."13
This is only a minimum requirement and more frequent inspection and regular maintenance of the
stormwater management system is typically necessary to effectively reduce pollutants in stormwater
discharges from a construction site. A thorough inspection of the site will therefore be performed and
documented weekly and after any precipitation or snowmelt event that results in stormwater running
across the ground.
The regular inspections of the site will include observation of the construction site perimeter and all
stormwater discharge points including storm drain system inlets and culverts. BMPs applied in the site
perimeter or around stormwater discharge points include inlet protection, site entrance vehicle tracking
controls, silt fences, straw bale barriers, and straw bale check structures. Specific inspection and
maintenance requirements for each of these BMPs are included in the Appendix.
The regular inspections of the site will also include observation of all disturbed areas and all stabilized and
revegetated areas. Inspection of these areas will involve particular attention on possible erosion problems.
Specifications for surface stabilization and revegetation are included in the Appendix and provide specific
inspection and maintenance requirements.
The regular inspections of the site will also include observation of material storage areas including waste
collection areas and topsoil stockpiles. Inspection of these areas will involve particular attention on
possible leeks and spills and, in the case of the topsoil stockpile, on possible ineffectively managed runoff.
Specifications for on -site materials handling and details for silt fence, used around topsoil stockpiles, are
included in the Appendix and provide specific inspection and maintenance requirements.
Concrete rinse facilities will be included in the regular inspections of the site, but will require additional
attention when in use. Details of a concrete rinse facility, with specific inspection and maintenance
requirements, are included in the Appendix.
All physical BMPs on the site will be thoroughly examined during each inspection to "determine if they still
meet the design and operational criteria in the SWMP and that they continue to adequately control
pollutants at the site."14 Details of each BMP, with specific inspection and maintenance requirements, are
included in the Appendix.
Following each inspection, repairs will be performed on BMPs that are found to no longer function as
needed and designed, and preventative maintenance will be exercised on BMPs as needed to ensure
continued operation. BMPs that have failed or have the potential to fail without maintenance or
modifications will be addressed immediately to prevent the discharge of pollutants. As described above,
the details of each BMP, included in the Appendix, provided specific maintenance instructions and
requirements. When a BMP is found to be ineffective in preventing discharge of pollutants, even though
the BMP is in good repair and is functioning as designed, that BMP will be modified or an alternative or
additional BMP will be installed promptly.'
An Inspection Log will be maintained on -site and will include a record of all stormwater management
system inspections along with all BMP maintenance and repair activities16. All the inspection, maintenance,
and repair requirements for each BMP, as described in this SWMP and as outlined in the details or
specifications in the Appendix, will be performed as specified and will be recorded in the Inspection Log.
The Inspection Log will also include a description of any incidence of non-compliance, such as uncontrolled
releases of pollutants including mud, muddy water or measurable quantities of sediment found off the site
12(CDPHE). App. A Section C.6 (b)
13(CDPHEI, App. A Section C.6 (a)
14[CDPHEI, App. A. Section C.6 (b)
15[CDPHEI, App. A Section C.6 (c)
16[CDPHEI, App. A Section C.6 (d)
Inspection and Maintenance 9
along with a description of measures to be taken to cleanup pollutants that have left the site and a
description of measures to be taken to prevent future pollutant discharges. Records of any spills, leaks, or
overflows of non -sediment potential pollutants, whether or not such a spill, leak, or overflow results in
pollution of stormwater, will be included.
Following an inspection that does not reveal any incidents of non-compliance, or following the completion
of measures taken to correct any non-compliance issues, a Certification indicating the site is in compliance
will be signed and dated.
In addition to regularly maintaining an Inspection Log and Certification, this SWMP will be updated regularly
to reflect the actual stormwater management system as implemented on the site.
Endnotes
CDPHE Colorado Department of Public Health & Environment, Water Quality Control Division,
State of Colorado Storm water Management Plan Guidance for Stormwater Discharges
Associated with Construction Activity (State of Colorado; Denver, April 2011).
FIRM Federal Emergency Management Agency, National Flood Insurance Program, Flood
Insurance Rate Map (FIRM) (Washington DC, March 17, 1997)
OSD Soil Survey Staff; Natural Resources Conservation Service, United States Department of
Agriculture, Official Soil Series Descriptions (USDA-NRCS, Lincoln, NE).
UDFCD Urban Drainage and Flood Control District, Urban Storm Drainage Criteria Manual Volume
3 — Best Management Practices (Urban Drainage and Flood Control District, 2480 W. 26th
Ave., Ste 1566, Denver, CO 80211, September, 1992, Updated November, 2010).
WSS United States Department of Agriculture, Natural Resource Conservation Service, NRCS
Web Soil Survey.
11
Inspection and Maintenance 13
Appendix
BMP Installation and Maintenance Details`
The attached sheets are from the BMP Details section from the Urban Drainage and Flood
Control Disctrict's Volume 3. Details marked with an Asterisk (*) are included in the Appendix
that follows.
Site Map (Grading, Erosion and Sediment Control Plan)
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OONEAROM'S SWIM.
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
t ALL 2 HLalNESS DAYS IN ADVANCE
HER IRE YOU Dlt.• GRABS. t )R EXCAVATE
FOR [HE MARKING OF UNDFJtGROL NU
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SEDIMENT CONTROL PLAN
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AREA OF 04STL.RMANCE
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IMPELMEN to 'ION
DATE
MAT 2019
MAY 9019
JUNE 20'9
AJNL 1019
CRADMG
SEEDING
COMPLETION
DATE
AUCLIS1 2019
AMIf.U'3T 2019
ALEUTS 1 20:4
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AUGUST 20191
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Kim Ogle
From:
Sent
To:
Subject:
Kim Ogle
Wednesday, March 27, 2019 6:20 AM
Kim Ogle
FW: U S R 1 g-0125
From: Kristie Oenes <koenes@comcast.net>
Sent: Monday, March 25, 2019 6:45 PM
To: Kim Ogle <kogle@weldgov.com>
Cc: Oenes, Daniel <doenes@baIl.com>
Subject: Fwd: USR18-0125
EXHIBIT
la use 1 eisea t15
V -ft\ -cat
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.
Hi Kim,
I hope you enjoyed your time off last week. Thank you for letting us know about the concerns Ms. Lynch expressed
about our request to have 587 Weld County Rd. 7 rezoned for commercial use. Our responses to those concerns
are in black italics below.
Also, I wanted to find out from you what we should bring to our hearing on Tuesday. Should we bring organized
notebooks for everyone with all of the maps, application documents, engineering reports, etc? Do you know
approximately m ate! how many we will be addressing? Just wondering what we should expect. We are grateful
pp y
to you for ALL of the help and guidance you have provided us. I know it probably seems like you have repeated
yourself multiple times, and you probably want to just shake your head sometimes, but this is all so new to
us. What a learning experience (-:
Thanks so much for everything!
The commercial/industrial nature of the RV storage and repair facility would be an eyesore in the
agricultural neighborhood. This facility would be in the middle of the neighborhood and unavoidably
seen whenever entering or leaving the neighborhood (all traffic must use WCR 7). This type of facility is
not something that can be shielded from view as the RV's are too large & tall. The proposed fencing, per
the owner, will be chain link with slats similar to commercial/industrial fencing and not compatible with
the neighborhood open wire agricultural fencing. I would be able to see this facility from my property
and do not want to look at a parking lot full of RV's. Would you want to live next to a RV storage
facility?
Our facility will be kept clean, secure, and free from any and all "junk" vehicles. As a business owners wanting to attract and
keep customers, our goal is to keep the facility pristine and create curb appeal. We are required to have fencing around the
perimeter of the facility, and we have determined that chain link fencing with slats is the most economical form of fencing and
will offer some privacy. There are numerous chain/slat fencing options that we can choose from, and like Ms. Lynch, we don't
want our facility to be categorized as an eyesore, so we will choose the option that we feel will be in line with our goal to
present on appealing storage option for 1W owners. We have attached a couple of pictures of the chain/slat options in hopes
1
that it clarifies any misconceived notions about the "looks" of the fencing, with the full understanding of course, that
attractiveness is all relative (see below).
My neighbors and I have a concern with the irrigation water that has the potential to become
contaminated with gasoline, oil and antifreeze that could leak from parked vehicles on the
property. This contamination would hurt neighbors downstream on the irrigation ditch who use this
water for agricultural purposes, irrigating pastures for livestock and gardens producing food for human
consumption.
We will be installing an EPA certified stormwa ter filtration system on the opening of the culvert that exits our
property. This will address any concerns of polluted water entering the adjacent properties that have been brought
up. The filtration system will offer 2411/365 protection and 100% above -ground containment. It also meets and
exceeds local, state and federal SPCC regulations, and the filters meet and exceed removal rates for local, state,
and federal EPA requirements. For prevention, motor vehicles will have a drip pan placed under the unit to contain
the leaks from entering the parking surface/ground.
The proposed entrance for this facility is off a gravel road. The RV vehicles would have to turn on/off
WCR 7 to the gravel road and then turn into the facility. The gravel road was not built to handle
commercial traffic and heavy vehicles, plus there are no turn lanes for the large vehicles. Who is going
to repair this road when it becomes damaged?
The gravel road that Ms. Lynch is referring to is an east/west running access road and is part of our property. Per
our traffic narrative, that private road begins running west from WCR 7 where it dead ends after about a quarter of a
mile. The road does not run east of WCR 7. Once the site is developed, the amount of traffic generated in the area
of WCR 7 and the private access road is strictly based on estimates at this point. The proposed site is expected to
have approximately 300 RV storage spaces. It is estimated that utilization of those spaces by customers could result
in a slight traffic increase for the area during the standard months of RV utilization, which occurs between April and
October. It is believed that traffic could increase in April with it peaking during the summer months. We anticipate
that traffic will decrease in the area as the summer months turn into fall. We do not believe that traffic in the area of
WCR 7 and the access road will see any impact from November through March due to notably diminished utilization
of recreational vehicles. While not determined from a formal study, it is expected that traffic in the area will increase
mostly between Thursday evenings and Sunday evenings based on the predictability of RV owners preparing for
weekend travel. Again, this increase should only be noticed during the aforementioned months of April through
October. According to the Recreation Vehicle Industry Association, RV owners spend an average of three weeks
per year traveling. This means that the 300 potential renters that we will have at the site, will make only a handful of
trips to and from the property to retrieve their RV and then return it. As a result, we are anticipating that traffic in and
out of the storage facility will be relatively spread out over those busiest months with the exception of major holidays
to include Memorial Day, July 4th, and Labor Day.
3
The president of RENA has confirmed with Left Hand Water District that there is currently NO available
water tap for the neighborhood, and if a tap did become available in the future it would only be for
residential use — NOT for commercial use. This facility, if built, would not have access to water for the
foreseeable future.
We have had conversations with Left Hand Water District and their engineers, and we were told we could buy a 5/8"
residential water tap since there will only be 2 to 4 full-time employees at the business. Ms. Lynch is correct in saying there is
no commercial water tap available, but our business model does not have a commercial demand for it.
I conclude by requesting that you deny this proposed zoning change. A commercial/industrial
facility/business has no place in an agriculturally zoned area. Weld County is an agricultural
county. Please keep the agricultural areas as agriculture and keep any commercial/industrial facility
within the commercial/industrial zones. The owners admitted to the RENA board that they were denied
by Broomfield County, Adams County and the City of Thornton and City of Erie for a similar
facility. Please follow their lead and vote no, keeping our agricultural area.
First we would like to clarify Ms. Lynch's statement that we were denied by Broomfield County,
Adams County and the City of Thornton and the city of Erie for a similar facility. We only looked into
purchasing property in the Cities of Thornton and Firestone for the purpose of building an RV
storage facility. Yes, we were denied by both entities, but for very different reasons. We did not
actually purchase property in either jurisdiction because we first met with both planning departments
to see if building an RV facility would even be a consideration by their departments. Both entities
told us up front that they would not approve of such a facility, but not because of any of the concerns
that Ms. Lynch is expressing. Secondly, Ms. Lynch states that she would like to "keep the
agricultural areas as agriculture" and keep any commercial facilities out of those areas, however
directly across the street to the southwest of our property is the Cambodian Cultural Center (595
Weld County Rd. 7) that was approved by Weld County and organized as a Corporation and
established in 2010. l have attached public pictures of the business for viewing purposes and to act
as a comparison to the agricultural atmosphere that Ms. Lynch claims exists in the neighborhood.
4
5
Furthermore, the property one block to the north of our property is Rogers Petroleum Maintenance
Incorporated (2890 175th Ave.). Based on the Colorado Secretary of State's website, the business was
established in 1999, but dissolved in 2014. It is NOT enclosed by anything other than wire fencing, and the
steel structure where the automotive service equipment business operated, remains on the proper. The
business was approved by Weld County and not used for agricultural purposes. Again, photos are attached
below.
We understand that the area where our property is located was once a very rural community used for agricultural
purposes. The popularity of Colorado had resulted in a population explosion and much of the land in the area is
being purchased by entities wanting to develop residential subdivisions and commercial businesses. Single family
dwellings, multi -family units, gas stations, and stores have already been built in this once rural area. The landscape
in the area is changing based on the demand for housing and the amenities to accommodate those new
homeowners. The property we purchased for the proposed RV storage and service facility is just blocks from those
new housing developments and new businesses. The property was put up for sale in 2016 and was available for
any qualified buyer to purchase. We happened to make an offer, which the seller accepted, but that property could
have been purchased by anybody.,.including . in cluding a current community member wishing to preserve the land as is... or
another commercial business developer who may have proposed a far different, more adverse use for the land than
what we are proposing. We want to be neighborly, respectful of others in the community, and mindful of the
environment while developing our property and running a successful business that will benefit many of the new
residents in the surrounding area. We welcome any questions from those in the community, and will happily engage
in a discussion about any concerns going forward.
9
Thank you,
Danny and Kristie Oenes
Begin forwarded message:
From: ones, Daniel" <doenes@ball.com>
Subject: RE: U RI8-0125
Date: March 25, 2019 at 7:51:00 AM MDT
To: Kim Ogle <kac lea>
l ! '_,: >
Cc: "koenes► comcast.net" c oenes cnmca t,net>
Hi Kim,
We will respond today via email to you about the concerns.
Thanks for the update!
Danny and Kristie
From: Kim Ogle < le weldg-ov4coni>
Sent: Sunday, March 24, 2019 7:01 PM
To: Oenes, Daniel <doenes@ball.com>
Subject: [EXTERNAL] FW: USR18-0125
Danny
Another letter for your case
I would propose that preparation be given prior to the hearing on addressing the concerns raided in the
letters. We need to get your responses into the record.
I am in this week, but likely to be gasping for air on Wednesday.
Kim
From: D. J. Lynch <lyn+chdj@hotmaii.cori-->
Sent: Sunday, March 24, 2019 6:24 PM
To: Kim Ogle cko le@weldgovaeoni>; Tom Parko Jr. ctpar o@weld of &c m>; Chris Raimo
c.renacommunity@'smail.cQm>
Subject: USR1g-O125
Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize tl
sender and know the content is safe.
To Weld County Planning & Development:
10
Hello