HomeMy WebLinkAbout20191671MEMORANDUM
TO: Angela Snyder, Planning Services
FROM: Mike McRoberts, P.E., Public Works
DATE: January 16, 2019
SUBJECT: USR18-0128 Wheeler
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 Use
permitted as a Use by Right, an Accessory Use or a Use by Special Review Permit in the Commercial or
Industrial Zone Districts (plumbing, heating and air conditioning business) provided that the property is not
a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District.
This project is south of CR 4 and is east of and adjacent to CR 17.
Parcel number 146933200024.
Access is from CR 17.
ACCESS
Weld County Public Works has reviewed the application materials related to access. The applicant is
proposing to use an existing access point (and associated driveway) on CR 17. The drive access is located
approximately 2,500 feet south of CR 4. The access shall be modified to have turning radii of 60' and a
width of 24-36' per Weld County Code (12A.4.1 Geometric Design).
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 17 is a gravel road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a local road, which requires 60 feet of right-of-way. The applicant shall delineate
and label on the site map or plat the future and existing right-of-way (along with the documents creating the
existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified it shall be
dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III, Section
23-3-50, the required setback is measured from the future right-of-way line. Be aware that physical
roadways may not be centered in the right-of-way. This road is maintained by Weld County.
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
No traffic counts are available in the area.
The traffic information submitted with the application materials indicates that there will be approximately 18
passenger car/pickup truck and 12 commercial van daily roundtrips in the future. The business currently
has 5 passenger cars/pickups per day with 6 commercial van trips per day.
TRACKING CONTROL POLICY
No upfront tracking control is required. According to a phone conversation with the applicant, the existing
driveway is made of an all-weather road base material.
ROAD MAINTENANCE AGREEMENT
Public Works is requiring Road Maintenance Agreement including, but is not limited to, dust control and
damage repair to specified haul routes.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldgov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/sprusr.pdf. It will detail the approved haul route(s), outline when off -site improvements will be
triggered, and include a maintenance agreement for the haul routes. Possible mitigations included in the
road maintenance agreement may include but are not limited to: dust control, specified haul routes, damage
repairs, and future improvement triggers.
DRAINAGE REQUIREMENTS
The information required for a drainage narrative was provided in the application questionnaire. According
to the application materials, the business will utilize two (2) existing buildings located on the property; no
new construction will occur. As a result, this USR qualifies for stormwater detention exception 23-12-
30.F.1.a.8 for sites where development of the site does not increase the imperviousness of the site. No
detention pond design is required.
MS4
This site is not in a defined Municipal Separate Storm Sewer System (MS4) area which is a more urbanized
area with state mandated, higher water quality requirements
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. A Road Maintenance Agreement is required at this location. Road maintenance includes, but is not
limited to, dust control and damage repair to specified haul routes. (Department of Public Works)
B. The plan shall be amended to delineate the following:
1. County Road 17 is a paved road and is designated on the Weld County Functional Classification
Map as a local road which requires 60 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. Show and label the approved access location, approved access width and the appropriate turning
radii (60') on the site plan. The applicant must obtain an access permit in the approved location
prior to operation. (Department of Public Works)
3. 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)
4. Show and label the drainage flow arrows. (Department of Public Works)
5. 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:
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 Road Maintenance
Agreement. (Department of Public Works)
6. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates. (Department of Public Works)
7. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
8. 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: Angela Snyder
From: Lauren Light, Environmental Health Services
Date: January 14, 2019
Re: USR18-0128 Wheeler
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 Permit in the Commercial or
Industrial Zone Districts (plumbing, heating and air conditioning business) provided that
the property is not a lot in an approved or recorded subdivision plat or lots parts of a
map or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District.
The existing residence is served by an onsite wastewater treatment system which is
permitted for 5 bedrooms (SP -0200412) and an individual well which is permitted for
household use only for one single family dwelling (245188).
Portable toilets and bottled water can be used for employees who are on site for 2
consecutive hours or less and 2 or less full-time employees on site. The application
indicates a portable toilet would be used for the business which is acceptable with EH
policy.
There is no fuel storage, floor drains or washing of vehicles on site. Business trucks will
have maintenance done off site.
We recommend that the following requirements be incorporated into the permit as
development standards:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S.) shall be stored and removed for final disposal
in a manner that protects against surface and groundwater contamination.
2. No permanent disposal of wastes shall be permitted at this site. This is not
meant to include those wastes specifically excluded from the definition of a solid
waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.
Health Administration
Vital Records
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
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,
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. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25-12-103 C.R.S.
6. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes. The existing well (permit 245188) cannot be used for the business
unless it is repermitted to allow commercial use.
7. Any septic system located on the property must comply with all provisions of the
Weld County Code, pertaining to Onsite Waste Water Treatment Systems.
8. Adequate hand washing, and toilet facilities shall be provided for employees, at
all times. For employees or contractors on site for less than 2 consecutive hours
a day, and 2 or less full-time employees on site, portable toilets and bottled water
are acceptable. Records of maintenance and proper disposal for portable toilets
shall be retained on a quarterly basis and available for review by the Weld
County Department of Public Health and Environment. Portable toilets shall be
serviced by a cleaner licensed in Weld County and shall contain hand sanitizers
and be screened from public view.
9. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
MEMORANDUM
To: Angela Snyder, Planner December 18, 2018
From: Bethany Pascoe, Zoning Compliance Officer
Subject: USR18-0128 Referral
Upon review of my case files and computer, an active Zoning Violation (ZCV18-00211) was noted. This
violation was initiated due to the presence of an HVAC Business without first obtaining the necessary
Weld County Zoning Permits. This case has been not forwarded to the County Attorney's Office;
therefore, an investigation fee is not required.
Due to records release laws, staff no longer tracks complainant information, but please be aware it is
staff's policy to no longer accept staff -initiated complaints.
Approval of this application by the Board of County Commissioners would correct the outstanding
violation. If this application is denied, staff asks that this case is forwarded to the County Attorney's Office
but delay legal action for 30 days to allow the applicant time to remove all but 1 commercial vehicle. If
denied, the home office, all commercial storage and operations other than the 1 commercial vehicle would
need to be removed from the property.
SERVICE, TEAMWORK, INTEGRITY, QUALITY
Submit by Email
Weld County Referral
December 18, 2018
The Weld County Department of Planning Services has received the following item for review:
Applicant: The Wheeler 2014 Revocable Trust,
do Jeremiah Wheeler
Case Number USR18-0128
Please Reply By: January 15, 2019 Planner: Angela Snyder
Project: 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 Permit in the Commercial or Industrial
Zone Districts (plumbing, heating and air conditioning business) provided that the property is not a lot in
an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District.
Location: EAST OF AND ADJACENT TO CR 17, APPROXIMATELY 0.4 MILES SOUTH OF CR 4
Parcel Number: 146933200024-R1733802 Legal: PART SWNW4 SECTION 33, T1 N, R67W LOT A
REC EXEMPT RE -3201 of the 6th P.M., Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because: Does Comply. Site falls within Northglenn Comp. Plan 208 Service Area, see attached map for information
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Alan Sielaff, Planner I 12/20/18
Signature Date
Agency
City of Northglenn
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 400-6100 (970) 304-6498 fax
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