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USE BYSPECIAL REVIEW (USR) APPLICATION
DEPARTMENT OF PLANNING SERVICES 0631
� �5�S� (�, 1 � AVENUE *GREELEY, CO��
why. ;welch ov. corn * 970-353-6100 EXT 3540 i FAX 970-304-6498
FOR PLANNING,DEPARTMENT USE,
AMOUNT
APPLICATION RECEIVED E D BY
DATE RECEIVED,
CASE # ASSIGNED
PLANNER ASSIGNED:
Parcel Number* I cs a i - l.t - L - D o -o i, -�
Address of site 195O ,liet_LI �� `��eSVL
Legal Description:
Lot a of Rt 35n
Zone District: Acreage: It 5 Pined Iain:OY N
FEE OWNEWS OF THE ,PROPERTY..
Name 7 \A CrO elk A.. LCk144
Company
Phone #: 30�
Street Address
City/State/4 Code
Name
Company.
Phone #: spia5501E3 Email
Street Address v9.5(O cobutast ti
City/StatelZp Code eV) r _CO 80(041{
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Email
TL
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Section: 2.1
(NA 12 digit number on Tax ID
information_ obtainable at
yativia '4 ,a �Ma' c"1P 9
Township:.
Geological Hazard:CY•N
zo
me ETAE BOIL°
LEAF JO_LiiNSEN
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Airport Overlay:CY' .N
Des( Pit BEULAH YA•acoi
l
Name
Company
Phone #;
Street Address:
City/State/Zip Code
Email
aeuirmEm e Lwititit
APPLICANT OR AUTHORIZED AGENT: (See be/ow Authorization must accompany all appli cat%ons signed bYAWhorizedAgents)
Name cji. CVO Re t - Bea L... --00--k
Company.
Phone #. 3Q3
Street Address
City/State/Zp Code
PROPOSED USE:
AN,/
EasA,c-S, e• kk-AciO COM
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ThE fkttiLT_/\$O vr FAX
I (k le) hereby depose and, state under penalties of perjury that all Statements, proposals, and/or pans submtfled with or
application are true and correct to the best of m(our)knowledge Si natures of all fee owners of property
contained within the epp � � �p p
musts, gn this application If an Authorized Agent signs, a letter of authorization from all fee owners rn ust be included with the
a.p ��r,pn If a corporation is the fee owner, notarized evidence a u ,t be included indicating that the signatory has to legal
pyrthor)tYto sign for the c
12
ignat re Owner orAuthorized Agent Date g attire re Owner or A uthoriz e+d Agent mate
poration „►
fi
tut turfs
print flame
Print Name
MSeP4
Rev 42016
Use by Special Review Questionnaire
For
19567 County Road 53, Kersey, Colorado 80644
Planning Questions:
1. The property consists of 11.5 acres. It is currently listed as agricultural which we intended
to continue by farming hay/alfalfa. In additional to the farm status we would like to request
a special use permit to breed, board and train dogs up to 100 dogs at any given time. We
would like to add additional buildings to the property and change the non -conforming use
of the 2nd house to a 2nd dwelling on the property.
a. Change of use of the 76x40 agricultural building already on the premises to allow
for use in kenneling dogs. This building currently has electricity and concrete.
b. Change of use of the non -conforming dwelling use to a 2nd dwelling use.
c. A portable building that is 60 x 12 that will be leased and used as office space. The
building consists of an office on each end and an open space in the center area. One
office would be used for our business, the other office would be used to conduct
artificial insemination procedures. The center area would be where we meet and
greet someone to give them their puppy or dog. This building will be on the North
side of the property and will have electric. (building will be block and tied)(there
will also be a handicap accessible port -a -potty on site for use)
d. A 100 x 40 agricultural building would be built and used to store equipment and
used as a training space. This building would have a dirt floor and electricity.
e. At a future date we may construct additional buildings on the site that are unrelated
to the business.
2. This proposal is consistent with the intent of the Weld County Code Comprehensive plan
based on A.Policy 7.2. 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.
A.Policy 6.3. A encourages the development of land use regulations that allow for auxiliary
housing, without an attachment or square footage requirement, on agricultural lands that
are suitable for those uses. This would include those units that are now considered
nonconforming. Regulations could address compatibility and impacts associated with such
housing.
3. This proposal is consistent with the intent of the Weld County Code and Zoning based on
Section 23-3-40 M of the Weld Count Code allows for a second single-family dwelling
unit per lot through approval of a Use by Special Review permit. Section 23-3-40.H allows
for kennels in the Agricultural Zone District upon approval of a Use by Special Review
and subject to Section 23-4-400.
a. Section 23-4-400 requires the following be met:
i. Manure shall be handled and disposed of in a sanitary manner approved by
the Department of Public Health and Environment. (All waste will be
removed and placed in a trash receptacle container that is emptied once a
week. This is an 8 yard metal dumpster serviced by Waste Management.)
ii. Suitable chemical and scientific controls shall be provided for rodent and
insect control. (The property is sprayed for insect and bugs along with
rodent control every month. This service is provided by AAA Pest Control
Service).
iii. Drainage facilities or improvements shall be constructed to protect any
adjacent rivers, streams or other bodies of water. (The property is not
located by a river, stream or body of water. According to the drainage report
there is no drainage issues or concerns for this property location.)
4. The kennel and second residence will have little, if any, impact on the surrounding
properties.
5. Hour of Operations -The hours of operation of the kennel are 24 hours per day 365 days per
year. People coming to the site for puppies or training typically visit between the hours of
2:00 PM and 7:00 PM or on weekends.
6. There are no employees at this time, but 1 or 2 employees maybe hired in the future to
assist with the kennel.
7. No employee at this time, but 1 or 2 employees maybe hired in the future.
8. The site will be used by the residents of the two single family residences and occasional
customers visiting the kennel.
9. The kennel will have up to 100 dogs and puppies at any given time.
10. The surface of the property consist of grass, trees, shrubs, gravel road, dirt. There is 427
sq ft of Kentucky Blue grass, 48,440 sq ft of dirt, gravel and rocks, and 56, 390 sq ft of
natural grass area.
11. The portable office will have five parking spaces with two being assigned for handicap
parking. The office will have a ramp to accommodate the use of a wheel chair.
12. No additional landscaping is being proposed.
13. A fence will be added to the property. The fence around the kennel will be wooden privacy
fence and the fence that will run along County Rd 53 is not determined at this time but will
not be a privacy fence.
14. There will be no screening around the parking or outdoor areas since everything is blocked
from the view of the public by existing buildings
15. No reclamation beyond removing the kennels from the shed will be necessary.
16. Fire Protection is provided by Platte Valley Fire District.
17. The only improvements associated with the kennel will be the 60 x 12 portable office, a
port -a -potty, the 100 x 40 equipment storage and training building and the change of use
to a kennel for the existing 76 x 40 building. Additional buildings not associated with the
business may be built in the future. The office building will be immediate and the 100 x
40 building will be built within 3-6 months of approval of the USR.
Engineering Questions:
1. The traffic will be passenger cars/pickup trucks and will be 2 to 3 round trips a day
from people who reside in the main and 2nd house. The traffic related to the kennel
should not exceed 15 cars a month.
2. Expected travel routes will be County Rd 49 north from I76 to County Rd 34 east to
County Rd 53 North.
3. This will be 80% of the traffic. The additional traffic will come from County Rd 53
south from Hwy 34.
4. The traffic would be various since we do not have office hours, we are by appointment.
5. Our property has three separate entrances, one is a north driveway, one is a center drive
way and one is a south driveway. For the business the most northern entrance would
be utilized.
6. Drainage design. A drainage report was completed by AGPro and is attached with
drainage questions and concerns addressed.
Environmental Health Questions:
1. The drinking water source on the property is well water. The residence and business would
utilize bottle water as well for drinking since the well water does have a distinct odor. The
dogs use water bottles to drink out of and those are filled with bottled water which we use
approximately 25 gallons a week for the dogs.
2. The property has two separate septic systems. Septic Permit numbers SP -1700089 and G-
930319 (939138) Permit information from Weld County Health Department is attached.
The business customers would utilize a handicap accessible port -a -potty that would be
located near the office building. And if required would be provided with bottled water to
drink. We have less than 15 customers a month.
3. We have may have 1 to 2 employees in the future.
4. Items that are stored on the premises are dog food in round metal containers, bottled water,
dog supplies (leashes, collars, bowls and potty pads) which are stored on a shelf.
5. There will be no storage of chemicals. Our dogs are potty pad trained and the potty pads
are disposed of in a trash receptacle and removed weekly. If there is urine or fecal matter
that is not on the potty pad it is mopped with a cleaning solution that is diluted with water.
6. n/a
7. n/a
8. n/a
9. n/a
10. n/a
11. n/a
Building Questions:
1. Residential dwelling (1300 sq ft), 2nd residential dwelling (1100 sq ft), garage (2100 sq
ft), shed (450 sq ft) loafing shed, (144 sq ft), metal building -kennel building (3040 sq ft),
proposed portable office building (720 sq ft), proposed training and storage building
(4000 sq ft).
2. The existing metal building (3040 sq ft) would be used for the kennel area.
3. The following is a list of the uses:
i. the 1st and rd house would be used as residences
ii. the existing metal building would be used as a kennel area for the dogs
(electric only)
iii. the garage is used to park personal vehicles in
iv. the shed is used to store personal tools in, the loafing shed is used for shade
for animals, the portable office building would be used as an office, show
place and artificial insemination location (electric only)
v. The 4000 sf building would be used to store large equipment for farming as
well as a closed in training location.
September 18, 2017
TO: Weld County
FROM: Victoria Bellah
RE: Kennel and unrestricted 2nd residence
For the Environmental Questions:
1. There are two separate septic systems for this property. Septic system G-930319 is located to
the west of the 19567 County RD 53 house and it services this residence, it was inspected and
approved on 09-30-1993. Septic system SP -1700089 is located to the south of the
nonconforming house and services that residence, it was a new install that was completed before
we purchased the property. It was installed and approved on 04/13/2007. Both residence have
their own individual septic systems. It was not a replacement for G-930319.
2. The well 92244 services drinkable and potable water to both residences. The water is fine for
drinking and is used by both residences. The water used in the kennel area for the dogs is bottled
water by choice. There is no issues with the current well on the property, the water is usable and
drinkable.
The portable office that was originally leased did not have a bathroom. That unit was given to
someone else. The current leased unit does have a bathroom BUT that bathroom area will be
used as a closet as we are not running water to this leased office nor are we hooking up a septic
to it. There will still be a handicap accessible port a potty used for the office area for use.
County Planning Questions:
A narrative report was conducted by AgPro. I apologize if it was not attached since it was
completed.
Traffic:
I have also attached additional photos of all access points to the property. The northern driveway
will be the point of entry used for the business the other two will be used by homeowners.
Applicant
I'air4{'� I.il�aViL'i� & S1,.rtch
The access is on WCR 3
Nearest Intersection: WCR L-{2_ & WCR
Distance from Intersection
Parcel Number
Section/Township/Range
I; ,
r
Is there an existing access to the property •YES NO 0
Number of Existing Accesses
Road Surfart Ivpo Construction Information
Asphalt Ci Gravel NO Treated ® Other
Culvert Size & Type
Materials used to construct Access
Construction Start Date hirp`
( VEL
Finish Date
Proposed Use
Temporary (Tracking Pad Required)/ $75
Q5mall Commercial or Oil & Gas/$75
[]Field (Agriculture Only)/Exempt
ACCESS PERMIT
APPLICATION FORM
N
(]Single Residential/$75
WCR
A
WCR - •
3
❑ Industrial/$150
il arge Commercial/$150 ❑Subdivision/$150
Is this access associated with a Planning Process? ®No ,USR ®RE ®PUD ®Other
Required Attached Documents
- Traffic Control Plan -Certificate of Insurance - Access Pictures (From the Left, Right, & into the access)
By accepting this permit, the undersigned Applicant, under penalty of perjury, verifies that they have received all
application; they have read and understand all of the permit requirements and provisions set forth on all pages; that they have the
authority to sign for and bind the Applicant, if the Applicant is a corporation or other entity; and that by virtue of their signature the
Applicant is bound i ', and agrees to comply with all said permit requirements and provisions, all Weld County ordinances, and state laws
regarding fj l 'o-' construction
fi 111/._ � LI f (z Printed Name 1 n lki Signa urr.,1 --z� ]�_ 1 ±ate
Approval or Denial will be issued in minimum of 5 days. Approved by
Revised Date 6129/10
i
FOR COMMERCIAL SITES, PLEASE COMPLETE THE FOLLOWING INFORMATION
BUSINESS EMERGENCY INFORMATION
Business
Name.
Address
Business
(!__J=.71 CC I, t NJ 1 I eD 63,
j f\ ‘-t )Jocso,- Arl,‘!.-T-'r-„,
City, ST, Zip
Home ,..} I I ,1 City, ST, Zip
List three persons in the order to be called in the event of an emergency:
NAME TITLE ADDRESS ,,Z, r_ p�^J
} 7 � l.tkCti' (r� '_�-r
y ik_Kk-t Li .tt'� E:)--/J1_31-.L.--31-.--1-t 271
{ x,4,41:_ 1 L)_ [ 5+7 -4464
3D3- 3V7- 10 _
,I Cc) 06('44
"--<,(J-.)LA()
c?.D6L
PHONE
Business
Hours �PicWDi t-kT\A 1l1a'rs t — Type of Alarm' None p.:iair+r ) Holdup Fire Silent +r Bible)
Name and address of Alarm Company , —. _ — - �—
Location of Safe __
MISCELLANEOUS INFORMATION:
Number of entry/exit doors in this building:
2
Location(s): _ FD i\ - 0-F BLit LOIN
Is alcohol stored in building? L' i ar-atrontsi
Are di-Jgs stored in building'_ N -L -t' t c;c uotHs):
Are ,rfeap&ns stored in buildi.}u') N- t ucation(s)
The following programs are offere a public service of the Weld Coun
programs of interest. .Physical Security Check
riffs Office. Please indicate the
Crime Prevention Presentation
UTILITY SHUT OFF LOCATIONS ` b _r
Main F ctncal _L t(,L �� # —fr I.� l[ 1 }lc U` E _,. l , 4(i I X 3
Gas Shut Oft_��� �_ � I'� ,i�iti.. L k, `� I.!.II .
Exterior W_ater Shutoff _ VI_+ K- r`tt ` � l 1. `0 k
Interior Water Shutoff:___L/A — -
�`— Charles C Robinson, PE (970) 493-0178
319 South Grant Aver, Fort Collins. Colorado 80821 Fax(970) 407-7392
19 April 2007
Brian L. Morse
American Portable Buildings
2892 W. 64th Avenue
Denver, Colorado 80221
303 427 1444
Subject: Factory -built office maximum roof load of 81 psf.
The structure is a single factory -built l 1'-9 x 60' module built by Commercial Structures and originally
ordered for 70 psf roof snow load. I have reviewed the structural details of the truss that spans the width
of the module and the load -bearing walls. The calculated truss maximum capacity is 127 plf. Then at
16" c/c, 14 psf dead -load, the maximum roof snow -load is 8lpsf. This is based on NDS lumber values,
1.00 load duration factor, and TN nail plate values. Deflection values are within the allowable.
The 60' walls support the roof and must be supported by foundation at 4' intervals.
I hereby certify that the structure is adequate for up to 81 psf roof snow -load, loads due to 90 mph wind,
and 50 psf floor live -load .
Charles C. Robinson PE
Fax to APB
1:1--c.--E__"--.----,14,77;', ' ..,' cl C PO. . '`.4), ,
arm 3:
File; American Portable Buildings roof loads. File 7-032
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DOOR SCHEDULE
MARK 512E OTY TYPE
R/0 HEADER
3684 2 _'TERI04 FOR. SEEL, ALUMINUM ,lAke 37"xB1' s FROM 2x4s
2 3660 I 3 'INTERIOR DOOR. HOLLOW CORE
365:.'x61 :T - ' FROM 2x4
I _
DESCRIPTION FRAMING INTERIOR EXTERIOR INSULATION SHEATHING
FLOOR
(TRANSVERSE)
2x6 0 16 -cm 3/4" PLYwcoo DECKING
1 /8•vc TILE TV624 SESAME)
EL
WALLS wA 1(S. PANEUBIRCH) C SMART SIDING (REFLECTION)
(S. BIRCH}
R-11 KRAFT 7/16- OSB
CEILING END /4' PANELING R/S 1x's SMART PANEL
HEIGHT WALL (S. BIRCH) TRIM (STONE CUTTER)
i.
BOTTOM BOARD R-11 KRAFT
2x4 O 16%c
L6.C
I PARTITIONS
2x3 O 16'oc
1/4" PAJEUNG
(S. BIRCH)
ROOF
301 I.B.C.
TRUSS
MONO I/2" GYPSUM PRE -FINISHED
7/15" OSB
.045 E.P.C.M. R-19 KRAFT FR PANEL
EXTERIOR INCANDESCENT -
UCHT, ON PHOTO CELL
(TYPICAL 2)
36,000 BTU A/C
w/ 10 KW HEAT
•
WINDOW SCHEDULE
I
MARK I SIZE
QTY I
TYPE
6/0
HEADER SILL HEIGHT
I A
3053 8 VERTICAL SUDER, BRONZE ALUMINUM 1303^sx53ir 33% FROM 2x4s 2T A.F.F.
ALL DOORS MAY REQUIRE ADJUSTMENT
DUE TO SHIFTING DURING TRANSPORT.
Built by
Commercial
Structures
Corp -
THESE DRAWINGS AND CONCEPTS ARE __ ___
THE SOLE PROPERTIES OF COMMERCIAL
STRUCTURES CORP. AND MAY NOT BE
REPRODUCED IN ANY FORM WITHOUT Dom" e'' JAM s 3/16"=1'-C"' DAIL 05/02/06
THE EXPRESSED PERMISSION OF COM- -
MERCIAL STRUCTURES CORP THIS - oaMnc NC SOM. N0.
POUCY IS LEGALLY ENFORCED FLOOR PLAN 919&
1264/11'-9"x60'-0" OFFICE
AMERICAN PORTABLE BUILDING
RE as
NC 6M1lE
2.X4 WJA,_
r•�'
Irk
1
* = PANEL THIS SIDE
4-2
ALL DOORS NAY REQUIRE ADJUSTMENT I
DUE TO SHIFTING DURING 1RANSPORT.
THESE DRAWINGS AND CONCEPTS ARE _
THE SOLE PROPERTIES CF COMMERCIAL CUSniEkAMERICAN PORTABLE BUILDING
STRUCTURES CORP. AND MAY NOT 4E
REPRODUCED IN ANY FORM IMTHOUT .
THE EXPRESSED PERMISSION OF COM-
MERCIAL STRUCTURES CORP THIS
POLICY IS LEGALLY ENFORCED
Built by
Commercial
Structures corp.
1264/11'-9"x6D'-0" OFFICE
RONSIONS
I
ND. PAID
3/16 -o" °°E 05/02/06
CON AND NO DON11L �.
FLOOR PLAN DETAILS 9198
8' aFFusER W/
DAMPER
(TM)
I , nl l l'.- �.
iI
v r
- 7_
-0
RAfZo HYAC UNIT W/ --
3 TON A/C
10 KW HEAT
1rth 3/44 FEERQ.ASS
HEAT DUCT
- yY
Built by
Commercial
ALL COORS MAY REWIRE ADJUSTMENT Structures
DUE TO SHIFTH1C DURING TRANSPORT.
1264/11'-9"x60'-0" OFFICE
AMERICAN PORTABLE BUILDING
THESE DRANINGS ANC CONCEPTS ARE ,u<*au_,
THE SOLE PROPERTIES OF COMMERCIAL
STRUCTURES CORP. AND MAY NOT BE -
REPRODUCED IN ANY FORM WNTHOUT . m:
THE EXPRESSED PERMISSION OF COM-
MERCIAL STRUCTURES CORP. THIS
POLICY IS LEGALLY ENFORCED.
a»
JAM _ ~ '=1'-0 °"E
PRONG No.
5 9198
FsreJ
-100 ALF 2+0/120. 10
RECESSED g1ZNCE PANEL
(5)
(5)
I.,
<-
(5),
EXTERIOR INCANDESCENT -
LJGHT. ON PHOTO CELL
(TYPICAL 2)
100 AMP SERVICE PANEL
DESCPERne ,AM1 T5 I FACTOR IBMs I WATT I FA[.Y[K I 6E ICAPIICN/B'Om
CH5INF-"APB -- WC SIZE a TOPE
NUMBER MI5 I
1 15-1PI14-2 W/G, ROMEx LGHT5. EXH. FAN' 1.25 I 1356 j I 2
I 1D(a8)+75+130 102961 1.00 HVAC
10296 6-2/10-1. THHN 60--2P 4—
3 15-1 P 112-2 W/G, RUCK RECEPTS 1.00 720
4(180)
5 13-1 P 112-2 W/G, RCA DX RECEPTS80} ' 1.00 ' 720 ' 720 ' 1.00 P REOE4(180T5) 12-2 W/G, ROMEX'15-1P 6
7 '15-1PII2-2 W/G, ROMEX ATlc; ST 1.00 720I 14401 1.00 I HEAT TAPE— 12-2 W/G, ROMID 15-IP' 8 I
9 15-1P112-2 W/G. ROMEX RECEPTT, ' i 1,00' 180 ,I 180 1.00 IRECEPT• CR. W/P 12-2 W/G. ROMEX 15-IP- 10
I 1(184)
: 11 30-1P'10-2 WIG, ROMEX 4" 11,2513750:1 I SPARE
TOTAL; 20082 I
83.6 AMPS
IRCUR
�a PPEI"�- `I
au[5 MAWRI
12
o)
HVAC UNIT W/.
3T_.0r,,- BTU A/C
w/ IC KW HEAT
>31t by
ALL 000RS MAY REQUIRE ADJUSTMENT
DUE TO SHIFTING DURING TRANSPORT.
THESE DRAWINGS MID CONCEPTS ARE '
THE SOLE PROPERDES OE COMMERCIAL I ais-Tdnt
STRUCTURES CORP AND MAY NOT BE
REPRODUCED IN ANY FORM WITHOUT I DRAWN NY' JAM 30NE 3 16' 1'-0" WE 05/02/06
THE EXPRESSED PERMISSON OE COM—
MERCIAL STRUCTURES CORP THIS MOM° NJ' sEmN. Na.
POLICY IS LEGALLY ENFORCED ELECTRICAL PLAN 2 • 9198
Commercial
Structures
Corp.
1264/11'-9"x60'-0' OFFICE
AMERICAN PORTABLE BUILDING
No. • wee
Sold To:
--* ai1E
Commercial
Structures Corp.
P.O. Box 225r Nappanee, IN 46550
Int
.1
Add
Delete
Comments:
Prepared by
Approved by
Inv./Credit #
-
aI
7
CHANGE ORDER
Instructions:
Item
0. -le \'`1 t
5013
Invoice
(Credit)
mks ite
Amount to be Invoiced
_I Amount to be (Credited)
fi No Charge l',arrata y.
White: Office Green: Unit Hie Yellow:Purrchasing Pink: Confirmation
0
iv
12' X €0' BLOCKING AND ANCHORING LAYOUT
EXAMPLE
2'-0" 8'-0"
�I 1 -
REDUCTION IN LL& R.L BY 50%
1zX8D'-720SOFT.
DL -1 x 72O X 25 PSF - 18,000
• X720XSOPSF - 18,000#
RL-.5X720X30PSF-10,800/
TOTAL LOAD - 46.800 # MAXMILI1
44800 # /16 PEAS. 2,925 #/ PIER
PIERS ARE 18'X18' - 1.78 SQFT.
2,925#1/ 1.71 AFL- 1,619 PSF
SOIL BEM#10 PRE& E REQUIRED NIL 1,6SO PSF
[KEY
I slat
f4
12
8
O
DOUBLE BASE
DOUBLE PER BLOCKING
DOUBLE BASE
SMILE PER BLOCKNO
ANCriaFs, COMBINATraN
FRAME Ah'7 OVER THE RoCC
8'- 0"
i
8'- 0"
60'- 0"
AMERICAN PORTABLE BUILDINGS CORP.
2892 W. 64 AVE.
DENVER, CO. 80221
(303) 427-1444 Contact Bean L Morse
I
8'- 0"
8'- 0"
OVER THE ROOF TIE DOWN
FRAME TIE DOWN
10' I -BEAM FRAME
DRY CONCRETE BLOCKS
(PIERS) 1
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. 1•x111 \ 1 \
• I f ! I / • • • • • f /
`STEEL .4N.1 k SIVF,Ir
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8'- 0"
-
8'- O" 2.- 0"
1'X6'TRIM
SKIRTING
( Or11DNAL )
WO1.IIINRED CCA TREATED
2' X4' FRAMING
24' ON CENTER
5/8' T+11 SIDING
3/8' X 12' REBAR
SKIRTING SLL PLATE
ANCHORS
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NMI E AS AN arnoN
STEEL MOBILE HOME SET-UP PIERS
MAY BE USED IN PLACE OF
CRY CONCRETE BLOCK PIERS.
September 18, 2017
TO: Weld County
FROM: Victoria Bellah
RE: Kennel and unrestricted 2"d residence
For the Environmental Questions:
1. There are two separate septic systems for this property. Septic system G-930319 is located to
the west of the 19567 County RD 53 house and it services this residence, it was inspected and
approved on 09-30-1993. Septic system SP -1700089 is located to the south of the
nonconforming house and services that residence, it was a new install that was completed before
we purchased the property. It was installed and approved on 04/13/2007. Both residence have
their own individual septic systems. It was not a replacement for G-930319.
2. The well 92244 services drinkable and potable water to both residences. The water is fine for
drinking and is used by both residences. The water used in the kennel area for the dogs is bottled
water by choice. There is no issues with the current well on the property, the water is usable and
drinkable.
The portable office that was originally leased did not have a bathroom. That unit was given to
someone else. The current leased unit does have a bathroom BUT that bathroom area will be
used as a closet as we are not running water to this leased office nor are we hooking up a septic
to it. There will still be a handicap accessible port a potty used for the office area for use.
County Planning Questions:
A narrative report was conducted by AgPro. I apologize if it was not attached since it was
completed.
Traffic:
I have also attached additional photos of all access points to the property. The northern driveway
will be the point of entry used for the business the other two will be used by homeowners.
11/03/2015
?WELD COUNTY DRAINAGE CODE STANDARDS AN.
a VARIANCE REQUEST FORM -FOR ENGINEER
j 15'_.494Y• �.�
CODE SECTION 23-12-150
Pre-Application/Case Number PRE 17-0138
Parcel Number 105329100010
Legal Description PT NE4 29-4-64 LOT B RECORDED EXEMPT RECX11-0018 Section/Township/Range ?9-04-64
CtAccfrkel)
, Consultant Engineer for Victoria Beliah
("Applicant"), understand and acknowledge that the Applicant is seeking land use approval of
Victoria Beliah Use By Special Review Application for a proposed dog kennel
(description of use)
for the parcel described above. I have designed or reviewed the design ("Design") for the proposed land use set
forth in the Application. I hereby certify, on behalf of Applicant, that the Design will meet all applicable drainage
requirements of the Weld County Code with the exception of variance(s) described onhib;t.A. This certification is
not a guarantee or warranty either expressed or implied.
(Engineer's Stamp)
I
beAlct
Engineer of Record Signature,
j Applicant, understand and agree: that the intentioh Tptf ' e Weld County
Code is to reduce impacts of development on neighboring downstream properties and the public: that I am
responsible to ensure no negative impacts to offsite properties occur, an. that Weld County does not assume
liability for damages from storm drainage. If this variance request is #prove it is not precedent setting and is
based on site specific constraints.
Applicant Signature
Please attach a separate document (Exhibit addressing the following:
1. Describe the design criteria of the Weld County Code of which a variance is being requested.
2. Describe the proposed alternative with engineering rationale which supports the intent of the Weld County
Code.
3. Meet the design intent of the Weld County Code.
4. Demonstrate that granting of the variance will still adequately protect public health, safety, and general
welfare.
5. Demonstrate there are no adverse impacts, from storrnwater runoff, to the public rights of way and/or offsite
properties as a result of the project.
Planning Director Approval indicated when
signed by Director or appointee:
Manning Director Name
Signature
Date of Approval
'We �� County Department of Planning SOP/dial I Development Review
an � 4Qbb 17th Avenue, ar0eJey. CQ 80A31 I Ph: 9704634100 ( www co.wekl.cQ.
usiDepittlinentWIAStingicaningt
Colorado
AGPROfessionals
DEVELOPERS OF AGRICULTURE
September 26, 2017
Haley Baizano
Weld County Planning Department
1555 N 17th Avenue
Greeley, CO 80631
RE: Victoria Bellah IJSR Application
AGPRO Project #1250-01
Dear Ms. Baizano,
AGPROfessionals, on behalf of Victoria Bellah, submits the following request for a drainage
variance. Below are the main reasons we believe this meets the variance criteria.
A. In the Drainage Narrative dated June 15th, 2017, AGPRO stated that the proposed
USR meets the criteria for exception 8 of the Weld County Code. This exception
states that the development of sites where the change of use does not increase the
imperviousness of the site shall be exempt from stormwater detention. Although the
total impervious area is increased, the overall percentage of imperviousness is only
increased by 0.8%. This slight increase in imperviousness should not cause any
negative impact downstream of the property.
B. Another exception in the Weld County Code is for the addition of a 2,000 -square foot
building. The applicant is proposing the addition of a 4,000 -square foot building as
well as a small office building (approximately 720 square feet). This request for
variance would only be for the additional 2,720 square feet of roof space. Over the
11.5 -acre parcel, this would only encompass 045% of the property and would make a
small impact.
C. The proposed property is relatively flat and runoff would primarily be contained
onsite. The soil is primarily hydrologic soil group A, which is a well -drained soil. The
saturated hydraulic conductivity (Ksat) for the type A soil located at the site can range
from 2 to almost 40 inches per hour. This would allow for high infiltration rates of the
stormwater and should decrease flowrates leaving the property.
Should you have any additional questions, please contact me at 970-535-9. r etc . troni calf at
ctcveldekagpros.co .
Si
Chad Te Velde, PE
Senior Engineer
U
rat
a
a
P
4)6
X1115r� � r�1�
ENGINEERING, PLANNING, CONSULTING R
3050 67`h Avenue, Greeley, CO 80634
970.53 5.9318 / office ❑ 970.535.9854 it fax 0 www.agpros.com
Drainage Narrative
For
Victoria Bellah
Lot B of RE -3519 Part of Section 29,
Township 4N, Range 64W of the 6th P.M.
AGPROfessionals
DEVELOPERS OF AGRICULTURE
AGPROfessionals
3050 67t1 Avenue
Greeley, CO 80634
(970) 535-9318
6/15/2017
Victoria Bellah
Table of Contents
Table of Contents ii
Certifications 3
Summary
Introduction 5
1. Location 5
2. Property Description
Historic Drainage
1. Overall Basin Description 5
2. Drainage Patterns Through Property 5
3. Off -site Drainage Flow Patterns +6
Conclusions
List of Referents 7
Appendices
OW
11
Victoria Minh
Certifications
I hereby certify that this drainage narrative for the Victoria Bellah proposed USR was
prepared under my direct supervision in accordance with the provisions of Urban
Drainage and Flood. Control District criteria and General Drainage Concepts for the
owners thereof.
Chad TeVelde, P.E.
AGPROfessionals
6'1512017
Drainage Narrative Page 3 of 7
AGP'ROfessionals, 3050 67th Avenue, Greeley CO 80634 * 970-535-9318 * www.agpros,com
Victoria BeRah
Summary
The project site for the proposed USR is an agricultural property with existing residential
dwellings and outbuildings. The applicant is proposing the addition of two new buildings
on the property, one to be used for equipment storage and the other to be used as personal
office space. The overall percent imperviousness of the site should not be altered. The
proposed development plan for the site does not significantly change the conditions of the
site, therefore, is exempt from stormwater detention per Article XII, Storm Drainage
Criteria, Section 23-12-30 Drainage Policy.
F. Exceptions.
1. Exceptions to stormwater detention shall not jeopardize the public
health, safety, and welfare of public and private property and shall be
limited to the following:
a. No stormwater detention will be required for sites that meet any of
the following conditions. Requirements of the Municipal Separate
Storm Sewer System (MS4) areas remain applicable.
8) Development of sites where the change of use does not
increase the imperviousness of the site.
6/15/2017
Drainage Narrative Page 4 of 7
AUPRofessionals, 3050 67th Avenue, Greeley Co 80634 * 970-535-9318 * www.agpros.com
Victoria Bellah
Introduction
1. Location
The proposed site is located in Lot B of RE -3519 being part of Section 29, T4N, R64W,
6th PM. This site is located east of Highway 85 and south of the town of Kersey, CO.
The properties surrounding the site are undeveloped, agricultural farm land. The property
is bordered on the east side by Weld County Road (WCR) 53. A vicinity map is shown in
Appendix A.
2. Property Description
The site is an 11.5 -acre parcel and is in a non -urbanizing region. Currently, the parcel is
an agricultural property with existing residential dwellings and outbuildings. The
applicant is proposing the addition of two new buildings on the property, one to be used
for equipment storage and the other to be used as personal office space.
There are two different types of soil: Valent Sand (0% to 9% slopes) and Vona loamy
sand (0% to 3% slopes). The majority of the soil is well drained, hydrologic soil group A
(:see USDA-NRCS soil report in Appendix B).
There are no major open channels within or adjacent to the proposed property.
Historic Drainage
1. Overall Basin Description
The site has a relatively flat topography with slopes from 0 to 9% predominately towards
the eastern side of the property. Topographic maps were downloaded from the United
States Geological Survey (USGS) website and are shown in Appendix C. The overall
percentage of imperviousness for the existing site is 10% using the Urban Drainage and
Flood Control District (UDFCD) and the Weld County Engineering and Construction
Criteria (WCECC) manual recommended values. The percentage of imperviousness
should not be altered by the proposed design (see Appendix D). Historically, there have
been no previous drainage issues with the property.
A Federal Emergency Management Administration (FEMA) map of the project area is
included in Appendix E. The property is located on panel 08123C1775E 177 5 E and is not
currently located within a 100 -year floodplain.
2. Drainage Patterns Through Property
The site is located in rural Weld County and is surrounded by undeveloped, agricultural
land. A Master Plan for the site area is not currently available. The site is mostly east
sloping and has a generally flat topography. Historically, the basin drainage flows
towards the east and ultimately flows towards the South Platte Rh er.
6/15/2017
Drainage Narrative Page 5 of 7
AUPROfessionals, 3050 67th Avenue, Greeley CO 80634 * 970-535-9318 * www.agpros.com
Victoria Be Utah
3. Off -site Drainage Flow Patterns
Offsite flows from the north and the east should continue to flow northeast and ultimately
towards the South Platte River. Offsite flows from the west should flow towards the east
and should be intercepted by existing roadside ditches and routed around the site. Offsite
flows from the south should flow towards the southeast, away from the site. Therefore, an
increase in runoff is not expected.
Conclusions
This drainage narrative is consistent with the Weld County Engineering and Construction
Criteria and the UDFCD Criteria Manual. An increased risk of damage from storm runoff
is not expected since the development plan for the site should not significantly change the
existing conditions. We recommend that the site is exempt from stormwater detention per
Article XII, Storm Drainage Criteria, Section 23-12-30 Drainage Policy.
6/15/2017
Drainage Narrative Page 6 of 7
AUPROfessionals, 3050 67th Avenue, Greeley CO 80634 * 970-535-9318 * www.agpros.com
Victoria BeUah
List of References
Federal Emergency Management Agency. "FEMA Flood Map Service Center." FEMA
Flood Map Service Center. FEMA, 20 Jan. 2016. Web. 6 June 2017.
<https://m sc. fema.govlportal>,
►►Property Portal - Map Search," Property Portal - Map Search. Weld County, Web. 6
June 2017. <https://www.co.weld.co.usimapslipropertyportalPacct=P1779500>.
United States Department of Agriculture - Natural Resources Conservation Service.
►►Web Soil Survey." Web Soil Survey. USDA - NRCS, 2006. Web. 6 June 2017.
<http://websoilsurvey.sc.egov.usda.gov/App/Weboilurvey.aspx>.
Urban Drainage and Flood Control District. "Urban Storm Drainage Criteria Manual
Volume 1." USDCM: Volume 1 Management, Hydrology and Hydraulics. UDFCD, Jan.
2016. Web. 6 June 2017. <http://udf cd..arg/volume-ore>.
6/15/2017
Drainage Narrative Page 7 of 7
AUPRofessionals, 3050 67th Avenue, Greeley CO 80634 * 970-535-9318 * www.agpros.com
Victoria Bellah
Appendices
A. Vicinity Map
B. USDA Web Soil Survey Report
C. Topographic Map
D. Percentage of Imperviousness Calculations
E. FEMA Flood Plain Map
Victoria Bellah
APPENDIX A
Vicinity Map
P:\1200-8 '0250 - BELLAH, VICTORIA'\A1 - BELLAH USR DRAINAGE NARRATIVE\ AUTOCAD@.VICINITY MAP 8.5X1 1
VICTORIA BELLAH
LOT B OF RE -3519 PART OF SECTION 29,
TOWNSHIP 4N, RANGE 64W OF THE 6TH P,M,,
COUNTY OF WELD,. STATE OF COLORADO
WELD C0UNW ROAD 42
WELD COUNTY ROAD 40
0 1000 I:
SCALE: 1" =100x'
VICTORIA
BELLAH
DATE:
6.7.20
17
AGPROfessionals
VICINITY
WELD
COUNTY,
COLORADO
MAP
■■
DE ELOPERS OF AGRICULTURE
T-
1
3050 67th
(970)
Avenue, Suite 200, Greeley,
535-9318 ® fax: (970) 535-9854
CO 80634
Victoria ReHall
APPENDIX B
USDA Web Soil Survey Report
USDA United States
=�"-- Department of
— Agriculture
ARCS
Natural
Resources
Conservation
Service
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies, State
agencies including the
Agricultural Experiment
Stations, and local
participants
Custom Soil Resource
Report for
Weld County,
Colorado,
Southern Part
June 6, 2017
Preface
Soil surveys contain information that affects land use planning in survey areas.
They highlight soil limitations that affect various land uses and provide information
about the properties of the soils in the survey areas. Soil surveys are designed for
many different users, including farmers, ranchers, foresters, agronomists, urban
planners, community officials, engineers, developers, builders, and home buyers.
Also, conservationists, teachers, students, and specialists in recreation, waste
disposal, and pollution control can use the surveys to help them understand,
protect, or enhance the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil
properties that are used in making various land use or land treatment decisions.
The information is intended to help the land users identify and reduce the effects of
soil limitations on various land uses. The landowner or user is responsible for
identifying and complying with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some
cases. Examples include soil quality assessments (http://www.nres.usda.gavlwpsl
portal/n reslm ain /so i l sf health/) and certain conservation and engineering
applications. For more detailed information, contact your local USDA Service Center
(https://offices.sc.egov.usda.govllacatorlapp?agency=arcs) or your N RCS State Soil
Scientist (http://www. nres.0 sda.gov/wps/portal/nresfd etail/soils/contactu sl?
cid=nres142p2_053951).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as
septic tank absorption fields. A high water table makes a soil poorly suited to
basements or underground installations.
The National Cooperative Soil Survey is a joint effort of the United States
Department of Agriculture and other Federal agencies, State agencies including the
Agricultural Experiment Stations, and local agencies. The Natural Resources
Conservation Service (NRCS) has leadership for the Federal part of the National
Cooperative Soil Survey.
Information about soils is updated periodically. Updated information is available
through the N RCS Web Soil Survey, the site for official soil survey information.
The U.S. Department of Agriculture (USDA) prohibits discrimination in all its
programs and activities on the basis of race, color, national origin, age, disability,
and where applicable, sex, marital status, familial status, parental status, religion,
sexual orientation, genetic information, political beliefs, reprisal, or because all or a
part of an individual's income is derived from any public assistance program. (Not
all prohibited bases apply to all programs.) Persons with disabilities who require
2
alternative means for communication of program information (Braille, large print,
audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice
and TDD). To file a complaint of discrimination, write to USDA, Director, Office of
Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or
call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity
provider and employer.
3
Contents
Preface 2
How Soil Surveys A►re Made 5
Soil Map 8
Soil Map 9
Legend 10
Map Unit Legend 11
Map Unit Descriptions 11
Weld County, Colorado, Southern Part 13
69—Valent sand, 0 to 3 percent slopes 13
70 —Talent sand, 3 to 9 percent slopes 14
72 Vona loamy sand, 0 to 3 percent slopes 16
References 18
4
How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous
areas in a specific area. They include a description of the soils and miscellaneous
areas and their location on the landscape and tables that show soil properties and
limitations affecting various uses. Soil scientists observed the steepness, length,
and shape of the slopes; the general pattern of drainage; the kinds of crops and
native plants; and the kinds of bedrock. They observed and described many soil
profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The
profile extends from the surface down into the unconsolidated material in which the
soil formed or from the surface down to bedrock. The unconsolidated material is
devoid of roots and other living organisms and has not been changed by other
biological activity.
Currently, soils are mapped according to the boundaries of major land resource
areas (MLRAs). MLRAs are geographically associated land resource units that
share common characteristics related to physiography, geology, climate, water
resources, soils, biological resources, and land uses (USDA, 2006). Soil survey
areas typically consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that
is related to the geology, landforms, relief, climate, and natural vegetation of the
area. Each kind of soil and miscellaneous area is associated with a particular kind
of landform or with a segment of the landform. By observing the soils and
miscellaneous areas in the survey area and relating their position to specific
segments of the landform, a soil scientist develops a concept, or model, of how they
were formed. Thus, during mapping, this model enables the soil scientist to predict
with a considerable degree of accuracy the kind of soil or miscellaneous area at a
specific location on the landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these observations, supplemented
by an understanding of the soil -vegetation -landscape relationship, are sufficient to
verify predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of rock
fragments, distribution of plant roots, reaction, and other features that enable them
to identify soils. After describing the soils in the survey area and determining their
properties, the soil scientists assigned the soils to taxonomic classes (units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
characteristics with precisely defined limits. The classes are used as a basis for
comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
classification used in the United States, is based mainly on the kind and character
of soil properties and the arrangement of horizons within the profile. After the soil
5
Custom Soil Resource Report
scientists classified and named the soils in the survey area, they compared the
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research.
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms or landform segments that
have similar use and management requirements. Each map unit is defined by a
unique combination of soil components and/or miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components
of the map unit. The presence of minor components in a map unit in no way
diminishes the usefulness or accuracy of the data. The delineation of such
landforms and landform segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, onsite
investigation is needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale of
mapping, intensity of mapping, design of map units, complexity of the landscape,
and experience of the soil scientist. Observations are made to test and refine the
soil -landscape model and predictions and to verify the classification of the soils at
specific locations. Once the soil -landscape model is refined, a significantly smaller
number of measurements of individual soil properties are made and recorded.
These measurements may include field measurements, such as those for color,
depth to bedrock, and texture, and laboratory measurements, such as those for
content of sand, silt, clay, salt, and other components. Properties of each soil
typically vary from one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for every property presented for every map unit
component. Values for some properties are estimated from combinations of other
properties.
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists
interpret the data from these analyses and tests as well as the field -observed
characteristics and the soil properties to determine the expected behavior of the
soils under different uses. Interpretations for all of the soils are field tested through
observation of the soils in different uses and under different levels of management.
Some interpretations are modified to fit local conditions, and some new
interpretations are developed to meet local needs. Data are assembled from other
sources, such as research information, production records, and field experience of
specialists. For example, data on crop yields under defined levels of management
are assembled from farm records and from field or plot experiments on the same
kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on
such variables as climate and biological activity. Soil conditions are predictable over
long periods of time, but they are not predictable from year to year. For example,
soil scientists can predict with a fairly high degree of accuracy that a given soil will
have a high water table within certain depths in most years, but they cannot predict
that a high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bodies on aerial photographs and
6
Custom Soil Resource Report
identified each as a specific map unit. Aerial photographs show trees, buildings,
fields, roads, and rivers, all of which help in locating boundaries accurately.
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of
soil map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
8
Meters
4 3Q 6D 180
�ry� yyFeet
0 '1w 200 400 600
Map projection: Web Mercator Corner coordinates: WG584 Edge tics: UTM Zone 13N WGS84
Custom Soil Resource Report
MAP LEGEND
Area of Interest (AOI)
Area of Interest (AOI)
Soils
O
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
tv Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
.74
4:4 74
0
O
V
a i
•
90
0
324
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
MAP INFORMATION
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale..
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Weld County, Colorado, Southern Part
Survey Area Data: Version 15, Sep 22, 2016
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Apr 22, 2011 Oct
19, 2011
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
10
Custom Soil Resource Report
Map Unit Legend
Weld County, Colorado, Southern Part (CO618)
Map Unit Symbol
Map Unit Name
Acres in AOl
Percent of AOI
69
Talent
slopes
sand, 0 to 3
percent
2.6
22.5%
70
Talent
slopes
sand, 3 to 9
percent
5.2
44.7%
72
Vona
loamy sand,
percent slopes
0 to 3
3.8
32.8%
Totals for Area of Interest
11.7
100.0/.
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
descriptions along with some characteristics of each. A few areas of minor
components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
pure taxonomic classes but rather to separate the landscape into landforms or
11
Custom Soil Resource Report
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion, and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example, Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas. Alpha -Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar. Alpha -Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform. An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
12
Custom Soil Resource Report
Weld County, Colorado, Southern Part
69 Valent sand, 0 to 3 percent slopes
Map Unit Setting
National map unit symbol: 2tczd
Elevation: 3,000 to 5,210 feet
Mean annual precipitation: 13 to 20 inches
Mean annual air temperature: 48 to 52 degrees F
Frost -free period: 130 to 166 days
Farmland classification: Farmland of local importance
Map Unit Composition
Valent and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit
Description of Valent
Setting
Landform: Interdunes
un es
Landform position (two-dimensional): Faotslope, toeslope
Landforr► position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Noricalcareous eolian sands
Typical profile
A -gto 5 inches: sand
Ac - 5 to 12 inches: sand
CI - 12 to 30 inches: sand
C2 - 30 to 80 inches: sand
Properties and qualities
Slope: 0 to 3 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Excessively drained
Runoff class: Negligible
Capacity of the most limiting layer to transmit water (sat): High to very high (6.00
to 39.96 inlhr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 1 percent
Salinity, maximum in profile: Non saline (0.1 to 1.9 rrrm hoslcm )
Available water storage in profile: Very low (about 2.4 inches)
Interpretive groups
Land capability classification ('irrigated): 4e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: A
Ecological site: Deep Sand (R067BY01 SCO), Sands (North) (PE 16-20)
(R072XA021 IBS )
Hydric soil rating: No
13
Custom Soil Resource Report
Minor Components
Julesburg
Percent of map unit: 5 percent
Landform: I nterdun es
Landform position (two-dimensional): Toeslope
Landform position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Linear
Ecological site: Sandy Plains (R067BY024CO), Sandy (North) Draft (April 2010)
(PE 16-20) (8072 A022KS)
Hydric soil rating: No
Vona
Percent of map unit: 5 percent
Landform: I nterd unes
Landform position (two-dimensional): Toeslope
Landform position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Linear
Ecological site: Sandy Plains (R067BY024CO), Sandy (North) Draft (April 2010)
(PE 16-20) (8072 A022KS)
Hydric soil rating: No
Dailey
Percent of map unit: 5 percent
Landform: Interdunes
Landform position (two-dimensional): Toeslope
Landform position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Concave
Ecological site: Deep Sand (R007BY015CO), Sandy (North) Draft (April 2010)
(PE 16-20) (R072XA022KS)
Hydric soil rating: No
70 Valent sand, 3 to 9 percent slopes
Map Unit Setting
National map unit symbol: 2tczf
Elevation: 3,050 to 5,150 feet
Mean annual precipitation: 12 to 18 inches
Mean annual air temperature: 48 to 55 degrees F
Frost -free period: 130 to 180 days
Farmland classification: Not prime farmland
Map Unit Composition
Valent and similar soils: 80 percent
Minor components: 20 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Custom Soil Resource Report
Description of Valent
Setting
Landform: Dunes, hills
Landform position (two-dimensional): Shoulder, backslope, summit, footslope
Landform position (three-dimensional): Crest, side slope, head slope, nose slope
Down -slope shape: Linear, convex
Across -slope shape: Linear, convex
Parent material: Noncalcareous eolian sands
Typical profile
A - g to 5 inches: sand
AC - 5 to 12 inches: sand
C1 - 12 to 30 inches: sand
C2 - 30 to 80 inches: sand
Properties and qualities
Slope: 3 to 9 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Excessively drained
Runoff class: Very low
Capacity of the most limiting layer to transmit water (Ksat): High to very high (6.00
to 39.96 inlhr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 1 percent
Salinity, maximum in profile: Nonsaline (0.0 to 1.9 mmhoslcm)
Available water storage in profile: Very low (about 2.4 inches)
Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: A
Ecological site: Deep Sand (R067BYo15CO), Sands (North) (PE 16-20)
(R072XA021 KS)
Hydric soil rating: No
Minor Components
Dailey
Percent of map unit: 10 percent
Landform: Interdunes
Landform position (two-dimensional): Footslope, toeslope
Landform position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Concave
Ecological site: Deep Sand (Ro67BYo1 O), Sands (North) (PE 16-20)
(R972XA921 KS)
Hydric soil rating: No
Vona
Percent of map unit 5 percent
Landform: Hills
Landform position (two-dimensional): Footslope, backslope, shoulder
Custom Soil Resource Report
Landform position (three-dimensional): Side slope, head slope, nose slope, base
slope
Down -slope shape: Linear
Across -slope shape: Linear
Ecological site: Sandy Plains (R067BY024CO), Sandy (North) Draft (April 2010)
(PE 16-20) (R0V2 A022K )
Hydric soil rating: No
Haxtun
Percent of map unit: 5 percent
Landform: I nterd uses
Landform position (two-dimensional): Footslope, toeslope
Landform position (three-dimensional): Base slope
Down -slope shape: Linear
Across -slope shape: Concave
Ecological site: Sandy Plains (R067BY024CO), Sandy (North) Draft (April 2010)
(PE 16-20) (R0Y2 A022K )
Hydric soil rating: No
72 Vona loamy sand, 0 to 3 percent slopes
Map Unit Setting
National map unit symbol: 363r
Elevation: 4,600 to 5,200 feet
Mean annual precipitation: 13 to 15 inches
Mean annual air temperature: 48 to 55 degrees F
Frost -free period: 130 to 160 days
Farmland classification: Farmland of local importance
Map Unit Composition
Vona and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transacts of the mapunit.
Description of Vona
Setting
Landform: Terraces, plains
Down -slope shape: Linear
Across -slope shape: Linear
Parent material: Alluvium and/or eolian deposits
Typical profile
Hi 0 to 6 inches: loamy sand
H2 - 6 to 28 inches: fine sandy loam
1-13 - 28 to 60 inches: sandy loam
Properties and qualities
Slope: 0 to 3 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Well drained
16
Custom Soil Resource Report
Runoff class: Very low
Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 6.00
inlhr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 15 percent
Salinity, maximum in profile.. Nonsaline to slightly► saline (0.0 to 4.0 mmhoslcrn)
Available water storage in profile: Moderate (about 6.5 inches)
Interpretive groups
Land capability classification (irrigated): 3e
Land capability classification (nonirrigated): 4e
Hydrologic Soil Group: A
Ecological site: Sandy Plains ( o 7BY024CO)
Hydric soil rating: No
Minor Components
Remmit
Percent of map unit 10 percent
Hydric soil rating: No
Valent
Percent of map unit 5 percent
Hydric soil rating: No
References
American Association of State Highway and Transportation Officials (AASHTO).
2004. Standard specifications for transportation materials and methods of sampling
and testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard D2487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep -water habitats of the United States. U.S. Fish and Wildlife
Service FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric
soils in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service.
U.S. Department of Agriculture Handbook 18. http://www.nres.usda.gov/wps/portal!
nres/detail/national/soils/?cid=nres142p2_054262
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for
making and interpreting soil surveys. 2nd edition. Natural Resources Conservation
Service, U.S. Department of Agriculture Handbook 436. http://
www. nres. usd a.gov/wps/portal/nres/detail/national/soils/?cid=nres 142p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://
www. nres. usd a.gov/wps/portal/nres/detail/national/soils/?cid=n res 142p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www.nres.usda.gov/wps/portal/nres/detail/soils/
home/?cid=nres 142p2_053374
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. http://www.nres.usda.gov/wps/portal/nres/
detail/national/land use/rang ep astu re/?cid = stel p rd b 10430 84
18
Custom Soil Resource Report
UnitedStates Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430 -VI. http://www.nrcs.usda.goviwpsiportali
arcs/d etai llsoils/scientists/?cid = nres l 42 p2_054242
United States Department of Agriculture, Natural Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States,
the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook
296. http://www.nres.usda.goviwpslportal/nres/detailinationallsoils/?
cid=nrcs142p2_053624
res 142 p2_6 63624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. http://
www.nrcs.usda.gov/InternetiFSE DOCU M ENTS/n res 142p2_662290. pd f
19
Victoria Bellah
APPENDIX C
Topographic Map
'USGS
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Victoria Bcllah
APPENDIX D
Percentage of Imperviousness Calculations
Ac PROt`essionals
DEVELOPERS OFACRICULfURF.
3050 67th Avenue, Suite 200
Greeley, CO 80634
Telephone (970) 535-9318
www.agpros.com
Project Number: 1250-01
Date: 6/7/17 9:23 AM
Designed By: AGPROfessionals Sheet: of
Checked By: CTV
Subject: Impervious Area Calculation Existing
= User Entry
Solving for the Percent Impervious (I):
Description per UDFCD
Table
RO-3
% Impervious
Total
Sq
Ft
Acres Impervious
Roofs
90%
8,900
0.18
Gravel
Road
40%
44,675
0.41
Drive and
Walk
90%
300
0.01
Agriculture
2%
447,152
0.21
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
501,027
0.81
Square Feet
Acres
Total
Impervious
Acres
35,093
0.81
Total
Development
Acres
501,027
11.50
Development
%I
Actual
Design
8%
Impervious
Design Use
10%
AGPROfessionas
f lEVE: LOPERS Car . +. ; R CU1'IMRF.
Project Number: 1250-01
Date: 6/7/17 9:21 AM
3050 67th Avenue, Suite 200
Greeley, Co 80634
Telephone (970) 535-9318
Vvvvw.agprtes.com
Designed By: AGPROfessionals
Checked By: CTV
Sheet: of
Subject: Impervious Area Calculation Proposed
User Entry
Solving for the Percent Impervious (I):
Description per UDFCD
Table
RO-3
% Impervious
Total
SqFt
Acres Impervious
Roofs
90%
13,620
0.28
Gravel
Road
40%
44,675
0.41
Drive and
Walk
9 90%
300
0.01
Agriculture
2%
4421432
0.20
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
None
0%
0.00
501,027
0.90
Square Feet Acres
Total
Impervious
Acres
39,247
0.90
Total
Development
Acres
501,027
11.50
Development %I Actual Design
Impervious Design Use
8%
10%
Victoria Belau
APPENDIX E
FEMA Flood Plain Map
J . .:
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SCALE
1"
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2000'
4000
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FLOOD
INSURANCE
RATE
MAP
f;
Approximate
Location
- .•..:
,
pp
��,��
�
of Project
Site
30
1.
-WELD
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COMMUNITY NUMBER PANEL SUFFIX
,A'ELD COUNTY 080266 1'75 E
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20a 2016
Federal Emergency Management. Agencyc',.
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This is an official copy of a portion of the above referenced flood map It
was extracted using F -MIT On -Line. This map does not reflect changes
or amendments which may have been made subsequent to the date on the
title block. For the latest product information aboutNationalFlood Insurance
Program food maps check the FEMA Flood Map Store at www.msc.fema.gev
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