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Home My WebLink About20183265.tiffEXHIBIT INVENTORY CONTROL SHEET Case USR18-0028 — TIMOTHY DITTMER AND BLUE PILL, LLC Exhibit Submitted By Description A. Planning Commission Resolution of Recommendation B. Planning Commission Summary of Hearing (Minutes dated 10/2/2018) C. Planning Services PowerPoint Presentation D. Applicant Updated Traffic Study (received 10/16/2018) E. Applicant PowerPoint Presentation (received 10/17/2018) F. G. H. J. K. L. M. O. P. Q. R. S. T. U. V. W. 2018-3265 EXHIBIT D f D ) V‘ -COD—% ,y's Public hearings concerning this property will be heard before the County Planning Commission and Board of County Commissioners. Both hearings will be held at: WELD COUNTY ADMINISTRATION BU ILDING II 1150 " 0 " Street • Greeley, CO 80631 Planning Commission Hearing will be held on CALTvgear( 2016 ; at I2 : 30 PA4 Board of County Commissioner Hearing will be held on • to (I,36 / 20 16 ; at to: O O A M II - Applicant: II MOTHY PirrME /2. + Otue Pit t; L �.ce • - Request: A Site Specific Development Plan and Use by Special Review Permit for a recreational facility (35 seasonal commercial camping sites), more than the number of cargo containers allowed as a use by right per legal tot or parcel (5 cargo containers), and uses similar to the uses listed above (agritourism event center including an amphitheater and covered stage and an aquaponics and hydroponics greenhouse and classroom facility) as Uses by Special Review as long as the use complies with the general intent of the A (Agricultural) Zone District, in the A (Agricultural) Zone District I • `s= fria ►, *- . Case Number: UStt/ $ - ao L E Acres: d �'%�': "_ ' FOR FURTHER INFORMATION PLEASE CONTACT i,, 't` it S krt;'4: ti t r r 7 ud1AtL 4iL - AT THE WELD COUNTY DEPARTMENT OF -,, r PLANNING SERVICES, AT 970-353-6100, ext -S C2 8 ForAdditiona , information visit www.weldcountypIanningcases.org , Af rust r•t inn.Proposed Condit n related to thr�Sue S cifit refit Pnwnt Pout and Use by Spt4c i Review Permit regions Inc 7nfi=•,; k»vabie er ptoyres. Noun ofapt�rcttfon, fcreenMg, and numb of a/1°watt vehicle:car•o sw' , ,;* Errs not limited to, the nor»be o! i tins ctrr sublet t to c or rent l at both the Pkrnnrny Cornrrmson and&0ord of foyrty Larnmiwonen hearrnq i C. \ w N' ►' fsr• I . • --spi- I r.,:fir: caffp--;/-fro: . , ' t. . vi,"! - - .v It ht, ' ' ',. .As , ' . ' . 4 t • Z • fit ik -- irty - J 'as ��aIll Y. . R •• ; 'fir ., .� _ _ tl, ; 0 , r.,, , I s _ _� Public hearings concerning this property will be heard a before the County Planning Commission and Board of County Commissioners . Both hearings will be held at: WELD COUNTY ADMINISTRATION BUILDING 1150 " 0 " Street • Greeley, Co 80631 Planning Commission Hearing-� rire g will be held on Cleo g &-t 20i8 - at i2 : 3o P Board of County Commissioner Hearing wilif be held on 0c. `iTo r3 E t 7 2 ; at io; oo AM Applicant: I +' �� I` + BLUE P C - _e Request: A Site Specific Development Plan and Use by Special Review Permit for a recreational facility 135 seasonal commercial camping sites), more than the number of cargo containers allowed as a use by right per legal lot or parcel (5 cargo containers), and uses similar to the uses listed above (agritourisn event center including . - - - - an amphitheater and covered stage and an aquapionics and - t hydroponics greenhouse and classroom facility) as Uses by Special -07-7 ____ Review s long ac the use complieswith the general intent of the i A (Agricultural) Zone District, hi the A (A.gricuftural) Zone District. - w' ' _ h umber ' Ski - Acres : 6 .'�`r4. TY' r r' is FOR FURTHER INFORMATION PLEASE CONTACT r . . rr ,rio , L NALL T THE WELD COUNT DEPARTMENT OF fire.wr, r 9 ! T � 41 J I WLJ �F?1� tt � '4 y ' PLANNING SERVICE 1 e f �'''. • ,.. .D1 For Addition, ,I Information visit �.weidcou!n}.�.pr�i nnin cses.or ;•;,.' , - • ,s. s A rcf �7Y ,� � d I '� &el% ,,l• 1. yy•�y�y ,a� an d it - i,m NV Val I u)Sere CANN(' t P 'Mr PIG?'ore IlLe'L,r* IR�rv►l�w'.�ermitniT leg intimating �•►g, ., t'4„e: .1 1' ,A a 4 �' tit l /F�1 f a! Pr(}c1 II ticun luf f bin MJFCr1 ..f�h(ANFrr�a4e�'1!ATt� V}'� rtT� 4�?tt1t1A1?1a� �.U�ItlaMYrJ�JIE MBtNIA[4,amid/4!'�lUrtl" 1 � � � i `- r ,,, r but' /aux knitIrd t� ,tt'M./14/li numb*. n. .� � r . ' tr°:tt�i �brAv a for w Ienn;avra�ixr+b4yraa the 1'�Yelau u Sl ti uFtr:►YtrOrl 7rrtl.�da3nd of (�r[.RYrrNltifii�lfhEiR 11l�ttw� ,rA , ' Ir*:" " `�y` r -a F r 01 1 I r . _ . 44 IMI ' le '4. ,I.•` L • r�r �{ N',.. t•l t.'l O ..�' {�1 • i- y]1� • N y - . 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'. 3 {';I I 11• ° �. a ' •1 - t 1 '. -N � ! - Y '' �..y- • .`- - r'ri J, r 1,Ilr - J ! .4" J t I ' I J. rX ' .� T I - f - ■ 1 ' a •l IQ1 � 1 r' w11 • 1 � Ni. 1. ' � A 1i • 1' �tI` 1. 1i1N 1, . •Y♦ iii.•. 1 •i . , ` r . � • 4,'{, 1, • I rI, -_ .r-� 5. ' �fj M }� r )�M • " NI •II I? ¶. - r e y .I .�j it 'a` I + J, 1 t. IT .. r S; _ z 01 '� ./ '' • I F'1II\ +y ` r _ _ Y ! I '' r •1 • _ - ^" ;' _ _ 1:1 1 _ 1 ! } N ` ! ��. '' ' -J , ' ! 1 �� '. 1 . 11) (Nl .. , ' r i1 • L .I ..I 111�. -l. . I ; I i.• f' 1 I� w r ••Vi .1 "ar 5 0 ; lit i i nit 4 Tibet-,f l N kiro `i /' 'ri - ' - 'f.i 7..r . ' ! "�' 'iklit r NI a '•h . di '• 'I. I rZ n r t' :. 1 ♦1. f 24... ;J . r IY I 4 a- •!�f l!iii, I ' h 14 �, 14 . 's.• .� ` - _ 1_ '�' A • -• '' - ,/y - 1 I. 't Ii` _ '. 1 i �' a _I C • I I r II, - N 1 PI' P Farm Lab 13498 County Road 4 , Brighton , CO 80603 Traffic Impact Study ` � CF1VF� r � s ?018 KE Job #2018-022 ) C�; �"� ,i , , Preparedfor: AGPROfessionals 3050 67'h Avenue, Suite 200 Greeley. CO 80634 Prepared by: KELLAR ENGINEERING � �� -kclhareneinezrinn.eom 970219 1602 phone � �� ° . °�'� �`� F<''r`�� . •. o :�uP : a . U :N $HSSO .'L1. � •� p , . EXHIBIT o�S roNqt,�f,: . . •., .• G� S s �_ October 15, 2018 l� ' Sean K. Kellar, PE, PTOE This doc�ine^t :oge[her with tbe concepls antl recommentlations prese-.tetl nerein. as an instmment o( service. is intentlerl only tor �he speCFc p�_rcose and dien; far w^ic^ d a-as creca-etl Reuse o' a�� i�^o�oCe� �elance on this Aoc�'�'e*! v:thout .vn�:en atlmcripabor `rom Kel:ar Eog�neermg L�C shall be wunout i�abi�.�.tb to Kellar Enqineenng _�C TABLE OF CONTENTS 1.0 Introduction 2.0 Existing Conditions and Roadway Network 2.1 Recent Traffic Volumes 3.0 Pedestrian/Bicycle Facilities 4.0 Proposed Development 4.1 Trip Generation 4.2 Trip Distribution 4.3 Traffic Assignment 4.4 Short Range Total Peak Hour Traffic 5.0 Traffic Operation Analysis 5.1 Analysis Methodology 5.2 Intersection Operational Analysis 5.3 Auxiliary Lane Requirements 6.0 Findings List of Figures: Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Vicinity Map Site Plan Recent Peak Hour Traffic 2020 Background Peak Hour Traffic Trip Distribution Site Generated Traffic Site Generated Traffic w/o CR 4 Railroad Crossing 2020 Short Range Total Peak Hour Traffic Page 3 3 3 6 6 6 7 7 7 7 8 8 8 18 Page 4 5 10 11 12 13 14 15 Farm Lab Traffic Impact Study Page 1 TABLE OF CONTENTS (continued) List of Tables: Table 1: Table 2: Table 3: Table 4: Trip Generation Recent Peak Hour Operations 2020 Background Peak Hour Operations 2020 Short Range Total Peak Hour Operations Appendices: Appendix A: Traffic Counts Appendix B: Level of Service (LOS) Tables Appendix C: Aerial Image and Street View Appendix D: Weld County Functional Classification Map Appendix E: HCM Calculations (Synchro) Page 9 16 16 17 Page 20 22 23 25 26 Farm Lab Traffic Impact Study Page 2 1.0 Introduction The purpose of this Traffic Impact Study (TIS) is to identify project traffic generation characteristics, to identify potential traffic related impacts on the adjacent street system, and to develop mitigation measures required for identified traffic impacts. This TIS is for the proposed Farm Lab project located at 13498 County Road 4, Brighton, CO in Weld County, CO. See Figure 1: Vicinity Map. Kellar Engineering LLC (KE) has prepared the TIS to document the results of the project's anticipated traffic conditions in accordance with Weld County's requirements and to identify projected impacts to the local and regional traffic system. 2.0 Existing Conditions and Roadway Network The project site is located at 13498 County Road 4, Brighton, CO 80603. CR 4 is an existing east/west roadway with a posted speed of 55 mph adjacent to the project site. CR 4 is classified as a collector street on the Weld County Functional Classification Map. Weld County, Colorado Department of Transportation (CDOT), and the Union Pacific Railroad recently looked at solutions for improving safety at the railroad crossing of CR 4. Based upon this, a decision was made by the jurisdictions that, in the long range future, CR 4 will not connect with US 85 in order to eliminate the at -grade railroad crossing. This TIS reviews the traffic impacts of the project with and without the railroad crossing. 2.1 Recent Traffic Volumes Recent peak hour traffic volume counts were conducted using data collection video cameras. The traffic counts were conducted in 15 -minute intervals on Tuesday, 2/6/18 from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. The traffic counts are shown in Figure 3 with the count sheets provided in Appendix A. Farm Lab Traffic Impact Study Page 3 Figure 1: Vicinity Map 1) 13498 C unty Road -1 O Google Maps Farm Lab Traffic Impact Study Page 4 Fiqure 2: Site Plan � � 4 :�s��,u.'s'.. ? � � � ❑ # � � Uf�- .t ..__r � � 7:-.� �4��_.f.. 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I i + �� ,� +�k ';� e �f{ 'i i�, _ �+ - l . � _ � � � F � � �- .� �- �„-r„ . _. � _ � -• w ' . , , �''� _�_=k�iiiiiiiiiiiiiiiniiiiiiiiiiiiniiiiiiiiiiiii� - ___ __ _ ; ' � � � � � ; � __ -- - . ' �. �.: x ;i ' -- -- .��,,. � � I - - —i - - - - -�--- - -- - ' �" � i -- � �r- __�__�__� ' --- __�_---��=_�_ __ "��,:��.n�'_�.��-w�- ' _ �`- --l��_��__�.�.� I SFiEF: 1 �ITE� �L�AN _ � � U��-� Farm Lab Traffic Impact Study Page 5 3.0 Pedestrian/Bicycle Facilities Currently there are no existing sidewalks or bicycle facilities adjacent to the project site. Additionally, the project is not anticipated to generate additional pedestrian or bicycle trips. Any additional pedestrian or bicycle traffic from this project, if any, would be negligible. 4.0 Proposed Development The proposed Farm Lab project consists of a variety of proposed land uses. Vehicular access to the project site is proposed from two full -movement access points to CR 4. See Table 1: Trip Generation and Figure 2: Site Plan. 4.1 Trip Generation Site generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Report published by the Institute of Transportation Engineers (ITE). The Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9th Edition does not provide detailed data on the specific uses associated with the Farm Lab project. As such, KE was able to estimate the peak hour trip generation based upon correspondence with the client and project team. For the Farm Lab project the highest project trip generation will occur during the weekend peak hour. 3 persons per vehicle was assumed for events. A maximum of 300 total people will attend a weekend event with arrivals and departures spread -out throughout the day. The typical weekend event peak hour has approximately 50% of the people arriving and departing during the peak hour. The 300 -person amphitheater event is the highest weekend peak hour traffic scenario for the project site and the maximum capacity of the site is 300 persons. Therefore, the 300 -person amphitheater event traffic was conservatively used for this analysis. Therefore, the Farm Lab project is projected to generated a maximum of approximately 287 weekend daily trips, and 100 total weekend peak hour trips. See Table 1: Trip Generation. Farm Lab Traffic Impact Study Page 6 4.2 Trip Distribution Distribution of site traffic on the street system was based on the area street system characteristics, existing traffic patterns and volumes, anticipated surrounding development areas, and the proposed access system for the project. The directional distribution of traffic is a means to quantify the percentage of site generated traffic that approaches the site from a given direction and departs the site back to the original source. Figure 5 illustrates the trip distribution used for the project's analysis. 4.3 Traffic Assignment Traffic assignment was obtained by applying the trip distributions to the estimated trip generation of the development. Figure 6 shows the site generated peak hour traffic assignment. 4.4 Short Range Total Peak Hour Traffic When reviewing the trip generation of the proposed project, KE determined that the highest project trip generation will occur during the weekend peak hour and not the weekday AM or PM peak hours. Therefore, in order to be conservative, the PM peak hour recent traffic volumes were used to calculate the background traffic volumes since the PM peak hour is when the traffic volumes are highest on CR 4. Site generated peak hour traffic volumes were added to the background traffic volumes to represent the estimated traffic conditions for the short range 2020 horizon. These background (2020) and short range (2020) total traffic volumes are shown in Figure 4 and Figure 8 respectively. The short range analysis year 2020 includes the proposed development for the project plus an increase in background traffic per the growth rates from the NFRMPO (North Front Range Metropolitan Planning Organization). 5.0 Traffic Operation Analysis KE's analysis of traffic operations in the site vicinity was conducted to determine the capacity at the identified intersection. The acknowledged source for determining overall capacity is the 2010 Edition of the Highway Capacity Manual. Farm Lab Traffic Impact Study Page 7 5.1 Analysis Methodology Capacity analysis results are listed in terms of level of service (LOS). LOS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street or highway during a specific time interval. LOS ranges from an A (very little delay) to an F (long delays). A description of the level of service (LOS) for signalized and unsignalized intersections from the 2010 Highway Capacity Manual are provided in Appendix B. 5.2 Intersection Operational Analysis Operational analysis was performed for the short range 2020 horizon. The calculations for this analysis are provided in Appendix E. Using the short range total traffic volumes shown in Figure 8, the project's intersections are projected to operate acceptably. See Table 4 for the 2020 Short Range Total Peak Hour Operation. 5.3 Auxiliary Lane Requirements The auxiliary lane analysis for the study intersections were conducted using CDOT State Highway Access Code (SHAG). Based upon the SHAG, a left -turn deceleration lane is required at an intersection with a projected peak hour ingress turning volume greater than 10 vph. Additionally, a right -turn deceleration lane is required at an intersection with a projected peak hour ingress turning volume greater than 25 vph, and a right -turn acceleration lane is required at an intersection with a projected peak egress turning volume greater than 50 vph. Based upon the projected traffic of the development and the State Highway Access Code (SHAC), Weld County criteria, and the City of Brighton criteria, the following are the auxiliary lane recommendations for the project: • A westbound left -turn lane is required at the CR 4/Site Access #2 intersection The left -turn deceleration lane for the CR 4/Site Access #2 intersection should be a total of approximately 435' long (180' bay taper + 255' full width) with a 12' minimum lane width. This left -turn deceleration lane will appropriately handle the proposed project's traffic with and without the at -grade railroad crossing of CR 4 in the Short Range and Long Range future. Farm Lab Traffic Impact Study Page 8 Table 1: Trip Generation (ITE Trip Generation, 9th Edition) ITE Code Land Use Size Weekend Daily Trips Weekend Peak Hour Trips Rate Total Rate In Rate Out Total * Amphitheater Event 300 persons * 200 * 50 * 50 100 * Tent Camping 30 sites * 30 * 15 * 15 30 * RV Camping 5 sites * 5 * 3 * 2 5 * Classroom Building 30 persons * 20 * 10 * 10 20 * Group Home 8 persons * 12 * 3 * 3 6 * Cultivation * 20 * 5 * 5 10 The Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9th Edition does not provide detailed data for this particular use. As such, KE was able to estimate the peak hour trip generation based upon correspondence with the client and project team. For the Farm Lab project the highest project trip generation will occur during the weekend peak hour. 3 persons per vehicle was assumed for events. A maximum of 300 total people will attend a weekend event with arrivals and departures spread -out throughout the day. The typical weekend event peak hour has approximately 50% of the people arriving and departing during the peak hour. The 300 -person amphitheater event is the highest weekend peak hour traffic scenario for the project site and the maximum capacity of the site is 300 persons. Therefore, the 300 -person amphitheater event traffic was conservatively used for this analysis. See Section 4.1 Farm Lab Traffic Impact Study Page 9 Figure 3: Recent Peak Hour Traffic C 0-7,1 10 68 21 '28 CR4 Legend Weekend Peak Hour Farm Lab Traffic Impact Study Page 10 Figure 4: 2020 Background Traffic O-3 221 134 CR4 Legend Weekend Peak Hour Farm Lab Traffic Impact Study Page 11 Figure 5: Trip Distribution ici O a) L U 0 = W O 50% Farm Lab Traffic Impact Study Page 12 Figure 6: Site Generated Traffic 2'y 2 25 2 25 co LEI cv U) cs Lr7 LI ) NJ U) Q) CR 4 Legend Weekend Peak Hour Farm Lab Traffic Impact Study Page 13 Figure 7: Site Generated Traffic w/o CR 4 Railroad Crossing (Long Range Future) C 0 2 0 W Prince Blvd. 5 5 50 5 L) v 8 0 Li) It CL) Cc12) 8 c� 0 CR 4 Legend Weekend Peak Hour Farm Lab Traffic Impact Study Page 14 Figure 8: 2020 Short Range Total Traffic 99107 109 2 22 162 203 3 C'7 N 180 2 Lf5 Lfl N N CR4 Legend Weekend Peak Hour Farm Lab Traffic Impact Study Page 15 Table 2: Recent Peak Hour Operations Intersection Movement Level of Service (LOS) Weekend Peak LOS CR 4/E. Crown Prince Blvd. EB Left A EB Thru A EB Approach A WB Thru/Right A WB Approach A SB Left/Right B SB Approach B Overall A Table 3: 2020 Background Peak Hour Operations Intersection Movement Level of Service (LOS) Weekend Peak LOS CR 4/E. Crown Prince Blvd. EB Left A EB Thru A EB Approach A WB Thru/Right A WB Approach A SB Left/Right B SB Approach B Overall A Farm Lab Traffic Impact Study Page 16 Table 4: 2020 Short Range Total Peak Hour Operations Intersection Movement Level of Service (LOS) Weekend Peak LOS CR 4/ Site Access #1 EB Thru/Right A EB Approach A WB Left A WB Thru A WB Approach A NB Left/Right B NB Approach B Overall A Intersection Movement Level of Service (LOS) Weekend Peak LOS CR 4/ Site Access #2 EB Thru/Right A EB Approach A WB Left A WB Thru A WB Approach A NB Left/Right B NB Approach B Overall A Farm Lab Traffic Impact Study Page 17 6.0 Findings Based upon the analysis presented in this TIS, the proposed Farm Lab project located at 13498 County Road 4, Brighton, CO will be able to be successfully meet Weld County and the City of Brighton's requirements with the below recommended street improvements. All intersections are projected to operate acceptably upon development of the Farm Lab project. See Appendix E for Synchro 9 outputs. Based upon the projected traffic of the development the following are the auxiliary lane recommendations for the project. • A westbound left -turn lane is required at the CR 4/Site Access #2 intersection The left -turn deceleration lane for the CR 4/Site Access #2 intersection should be a total of approximately 435' long (180' bay taper + 255' full width) with a 12' minimum lane width. This left -turn deceleration lane will appropriately handle the proposed project's traffic with and without the at -grade railroad crossing of CR 4 in the Short Range and Long Range future. Farm Lab Traffic Impact Study Page 18 APPENDICES: Farm Lab Traffic Impact Study Page 19 Appendix A: Traffic Counts 303: 216-243y www.al Itra rrialata. n et Peak Hour- All Vehicles i;20'i 13; — 0,84 6 — i 13-i 10 075 20 ';33; J I L It 4 -0 _ 12e 6.94 E µ 1 r ni 1 -t r� 0 �y Location: 1 E CRO vN PRINCE BL4•L1 & C;R 4 AM Date and Start Time: Tuesday. February 015. 2018 Peak Hour: Ci7:00 AM - 05:00 AM Peak 15 -Minutes: 07:,::)0 AM - 07-15 AM 1101: 130 0.88 63 1;114} Now: Tctal study ccun:s contained in parentheses, Traffic Counts Peak Hour - Pedestrians/Bicycles on Crosswalk I N ' E CRCWN =F.INCE BL••;L to a� Esc:ba ra 'l e.stha„nd Na-Inb;,.aru 3a a,hk a nd R n Faca_1 a n v a== n�v Star. 7--t. J-Tu r Lai Thr F: r. —h'u Fight L'-T.t•n Left Tn•j F. J-T..rr Let Th., Tr•ru Lcu' 4'rvsl Eac: 3c''utn Na-ih 7-00 ALI 7-15 AM 7:3'0' AM 7_�5 AM C:'Ah1 515 AM C:'Ah1 0 3 12 0 0 0 4& 2 6 •2 C C C 34 0 fl •6 C C 0 33 1 3 23 C C 0 13 1 3 '3 ) C ? 1.3 0 C ',• 15 1 F s, C is 2ir• 1 ° ': C C. 13 :i 0 0 0 1 C •0' 2 C 2 •:1 2 C ' 2 C :' 2 C C :' C C •:' C 64 216 C 0 0 55 •6g •:i C C' 58 '68 39 0 C C 37 32 CI C. fir. 34 ir. fir. C6 c: r. 23 Cc•un:—ot3 C 2 1C•0 C C• 182 _ ,i 5 ._i G 343 -.ea,. -1 r 16 6.3 C C 0 126 4 3 C I 215 :' :' Farm Lab Traffic Impact Study Page 20 1303:216-2439 www.al liratfcdata.ne1. Peak Hour - All Vehicles C.0 32 I I (2241 16D — 0.95 t1 E a.91 68 •2 — r0 149 y u f31a1 ° C J141r L 10 '1iiIr :„, I Lpation: 1 E C,RCWN PRINCE 3LVrD & fCR 4 PM Date and Start Time: Tuesday. February CIF. 201£3 Peak Hour: 04:00 PM - 05:00 PM Peak 15 -Minutes: 04:15 PM - 04:30 PM :134: 70 0.93 1.0 x331; No-te_ Tc tal a udy cc Arcs contained in pa ren_heses_ Traffic Counts Peak Hour - Pedestrians/Bicycles on Crosswalk -I I i N I 1 'L1. -F: = CR= F CRC:V.'N='F.INCE E.L;C rt�•va EAaLa.rro Y.estha..nd Natnbcoro Pa n0 Faca.1•a 9Os Stir r' a J-Tum Lai Thr. La —FIN FA* U'•T.rr Left Tr,•.1 F J-T.rr Let Thr, F: 1:11 Fc'o' 'S"_s1 ERs: Sow Noi- 4:CC 4.15 Pr1 0 4:3.3 71.1 503 =f,1 515 ='f,1 c' 5'5 7 6 3 1 1 21 38 33 39 4' 2 I, C 0 C C C C C C 2' 0 13 4 15 4 19 2 13 0 22 1 c• ;� 1• 0 0 C C C C C C 1D 10 1• 1- '2 28 33 -9 1 1 100 95 93 62 64 '4 362 354 318 27.3 227 1 0 CCU .17 :1i C. 23 237 2 -'ea, Ha..r 0 21 '22 C i_' 62 10 42 E.-'2 .62 1 0 Farm Lab Traffic Impact Study Page 21 Appendix B: Level of Service (LOS) Table Level of Service Definitions Level of Service Signalized Intersection Unsignalized Intersection (LOS) Average Total Delay Average Total Delay (sec/veh) (sec/veh) A ≤ 10 ≤ 10 B >10and ≤20 >10and ≤15 C >20and≤35 >15and ≤25 D > 35 and ≤ 55 > 25 and ≤ 35 E > 55 and ≤ 80 > 35 and ≤ 50 F >80 >50 Farm Lab Traffic Impact Study Page 22 ` •�- � ' - .a- •�a - .• , . � '�'# ' � . . ��.� � � � ` f , J;�T�v� i yiY� � � � ',�� _ . _ �� ''k' . ,'�F � .a , ' • . - �.� .�-�� '�+ _� - " . �; : , ` _ - . - ��` °° � ' ' . � � N - ' - �}t�'"-��•' r _ - � ., . � . ,. , _ • '��.f -. �: w �,:,. �� . - �. . - x . .r''-�_ ► +. ._ , . � . , , �. . . . .,� • '# p�. �,...,,,,,,,� . � a»* ,�� _ , •� �. n F , , _ � *r* - � ' . ,�' - •":�, � .�' � '� ' '.��' J . i'i •�'' � � ,� �. •��, . � .� *4� • . � � - . �� ,# � , " . ��.. � . a 4 �.� � �1 � • Y �� r�}..•i� � ' � `'� !F ; i . -• "�*{' r�'`t + W n� . , � � _ t . . . _. 13�48 County Road� ., � ��R+��r-4��'i .- � . . ��' ,f - - •f_ � �� # � - - - . . -`� ' ..� y _��F�. — ' r ��.� � � } , , + � , A"�� if- .. ..� ''�.•.�-+�,!s�#'�.k..�' _ 1on - `�� - + + _; _?--�••. _ ' •ti '� ' • - - - r�1111� ��~' �#��•y��T�`. i. . . � . _ 1��'� � �ri`r<<'+Ti_ _ . , _— �' - - Y • � �' Street View (Goode Maps) Farm Lab Traffic Impact Study Page 24 Appendix D: Weld County Functional Classification Map WR 26 • - FORT LUPTI I I =1-w- 1V R 8 WCR I� BRIGHT -ON - r WCF WCR 4 LOCHBUIE WR >_5 27 29 31 33 35 37 39 41 43 45 Legend Highway Paved Local Gravel Local 4 -Lane Controlled -Access County Highway Arterial Collector Arterials Not Constructed Future Alignment To Be Determined Note: The minimum right-of-way for WCR 29 between SH 392 and V./CR 100 will be 196' except at the following intersections it will be 149': SH 392, WCR 74, SH 14, WCR 90, W CR 190. Farm Lab Traffic Impact Study Page 25 Appendix E: HCM Calculations (Synchro Version 9.1 Farm Lab Traffic Impact Study Page 26 Recent Traffic Kellar Engineering LLC 3: CR 4 & E. Crown Prince Blvd 02/23/2018 Intersection Int Delay, s/veh 4.2 Movement EBL EBT WBT WBR SBL SBR Lane Configurations " + Traffic Vol, veh/h 21 128 Future Vol, veh/h 21 128 Conflicting Peds, #/hr 0 0 Sign Control Free Free RT Channelized None Storage Length 294 - Veh in Median Storage, # 0 Grade, % - 0 Peak Hour Factor 85 85 Heavy Vehicles, % 2 2 Mvmt Flow 25 151 Major/Minor Major1 68 10 42 92 68 10 42 92 0 0 0 0 Free Free Stop Stop - None None 0 0 0 0 0 85 85 85 85 2 2 2 2 80 12 49 108 Major2 Minor2 Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg 1 Critical Hdwy Stg 2 Follow-up Hdwy Pot Cap -1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Cap -1 Maneuver Mov Cap -2 Maneuver Stage 1 Stage 2 92 0 4.12 2.218 1503 0 286 86 86 200 6.42 6.22 5.42 5.42 3.518 3.318 704 973 937 834 1503 - - 692 973 692 937 820 Approach EB HCM Control Delay, s 1 HCM LOS WB SB Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 0 10.1 B Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) 1503 - - - 863 0.016 - - - 0.183 7.4 - - - 10.1 A - - - B 0.1 - - - 0.7 HCM 2010 TWSC Synchro 9 Report Sean Kellar, PE, PTOE 2020 Background Traffic Kellar Engineering LLC 3: CR 4 & E. Crown Prince Blvd 02/23/2018 Intersection Int Delay, s/veh 4.2 Movement EBL EBT WBT WBR SBL SBR Lane Configurations " + Traffic Vol, veh/h 22 134 Future Vol, veh/h 22 134 Conflicting Peds, #/hr 0 0 Sign Control Free Free RT Channelized None Storage Length 294 - Veh in Median Storage, # 0 Grade, % - 0 Peak Hour Factor 85 85 Heavy Vehicles, % 2 2 Mvmt Flow 26 158 Major/Minor Major1 71 11 44 97 71 11 44 97 0 0 0 0 Free Free Stop Stop - None None 0 0 0 0 0 85 85 85 85 2 2 2 2 84 13 52 114 Major2 Minor2 Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg 1 Critical Hdwy Stg 2 Follow-up Hdwy Pot Cap -1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Cap -1 Maneuver Mov Cap -2 Maneuver Stage 1 Stage 2 96 0 4.12 2.218 1498 0 299 90 90 209 6.42 6.22 5.42 5.42 3.518 3.318 692 968 934 826 1498 - - 680 968 680 934 812 Approach EB HCM Control Delay, s 1 HCM LOS WB SB Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 0 10.2 B Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) 1498 - - - 855 0.017 - - - 0.194 7.4 - - - 10.2 A - - - B 0.1 - - - 0.7 HCM 2010 TWSC Synchro 9 Report Sean Kellar, PE, PTOE 2020 Short Range Total Traffic Kellar Engineering LLC 3: Site Access #1 & CR 4 10/15/2018 Intersection Int Delay, slveh 0.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations ", " + Ire Traffic Vol, veh/h 203 3 2 107 3 2 Future Vol, vehth 203 3 2 107 3 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 200 - 0 - Veh in Median Storage, # 0 - 0 0 - Grade, % 0 - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 239 4 2 126 4 2 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 242 0 372 241 Stage 1 - - 241 - Stage 2 - - 131 - Critical Hdwy - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - 5.42 - Critical Hdwy Stg 2 - - 5.42 - Follow-up Hdwy - 2.218 - 3.518 3.318 Pot Cap -1 Maneuver - 1324 - 629 798 Stage 1 - - 799 - Stage 2 - - 895 - Platoon blocked, % Mov Cap -1 Maneuver - 1324 - 628 798 Mov Cap -2 Maneuver - - 628 - Stage 1 - - 799 - Stage 2 - - 894 - Approach EB WB NB HCM Control Delay, s 0 0.1 10.3 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 686 - - 1324 HCM Lane V/C Ratio 0.009 - - 0.002 HCM Control Delay (s) 10.3 - - 7.7 HCM Lane LOS B - - A HCM 95th %tile Q(veh) 0 - - 0 HCM 2010 TWSC Synchro 9 Report Sean Kellar, PE, PTOE 2020 Short Range Total Traffic Kellar Engineering LLC 5: Site Access #2 & CR 4 10/15/2018 Intersection Int Delay, slveh 1.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations ", " + Ire Traffic Vol, veh/h 180 25 25 109 25 25 Future Vol, vehth 180 25 25 109 25 25 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 200 - 0 - Veh in Median Storage, # 0 - 0 0 - Grade, % 0 - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 212 29 29 128 29 29 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 241 0 413 226 Stage 1 - - 226 - Stage 2 - - 187 - Critical Hdwy - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - 5.42 - Critical Hdwy Stg 2 - - 5.42 - Follow-up Hdwy - 2.218 - 3.518 3.318 Pot Cap -1 Maneuver - 1326 - 595 813 Stage 1 - - 812 - Stage 2 - - 845 - Platoon blocked, % Mov Cap -1 Maneuver - 1326 - 582 813 Mov Cap -2 Maneuver - - 582 - Stage 1 - - 812 - Stage 2 - - 827 - Approach EB WB NB HCM Control Delay, s 0 1.5 10.8 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 678 - - 1326 - HCM Lane V/C Ratio 0.087 - - 0.022 HCM Control Delay (s) 10.8 - - 7.8 HCM Lane LOS B - - A HCM 95th %tile Q(veh) 0.3 - - 0.1 HCM 2010 TWSC Synchro 9 Report Sean Kellar, PE, PTOE A B C D E F G H o O � � � � � � � � � � � � � � � � Io ¢ ' ' ' ' ' a> > I N%4 COR. 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I \ r � � � � / � I I ' ,�J H � '� I t f � { 4 � �� i �� sEPaRaroR '1 ' � �.L� I 1 � i � I � I �� EXISTING AUGMENTATION POND �—_� �� ` \ J �! � � �j ` i � EXISTING AUGMENTATION POND ! J � � ` ! � � � �AS �\ �\ , % � I � �` I I � � � I I � � - - - - - - - - - - � FACILITY � / � � � 1� ` 1 l � _ � \ _ � � �, �— _ � � � 1 �� ' � �� — � - - � - - - - - - � � � J �` � - - - - - — � ' " - - � - - ~ r ill EXISTINCCONCRETEDITCH � r ' V � J � � _ 1 I\ ` �� - - - - - - - - - - i � � GASPIPELINEPEN �v _ 1 \ � � / ` ~ V � J � � � r � — � � i � � /~ � - -r - - - - � �- -- - - - - - - - - � _ - � - � - - - ��-� � �A.S f / - — — \ � � � �w—� � � �� w� � �_ � � �—� � � — — — — � � PROPERTY BOUNDARY � � � - - - = - - - - - - - N89'34'Q1" E, 199490' ` — - - - - - - - - - - - — � � � — � : �` -� NORTHCENTER%6 COR. SEC.32, I T 1 N, R 66 W, OF THE 6th P.M. FOUND 2%"ALUMINUM CAP I MARKED LS 38046 5 5 � SHEET: N � fl 80 � SCALE: 1" =8fl' A B C D E F G H Use By Special Review U5R18 0028 Applicant : Timothy G . Dittmer and Blue Pill , LLC c% AGPROfessionals , LLC 3050 67t" Ave Greeley , CO 80634 AGPRO' fessaona1s ■ DEVELOPERS OF AGNICUCNRE Request • Use By Special Review ( USR ) Permit : • Agritourism event center including an amphitheater & covered stage • Up to 300 people • 35 camping sites ( 30 tent sites & 5 RV sites ) • Greenhouse & classroom facility • Up to 30 people • 5 cargo containers AGPRO' fessaonals ■■ DBVELOPERS OF AGRICU LTURE s . it Location 1 , „...... ,Liari- Astir, I _ 1 I ir i a a i te • .. 11 r 45 • II s t 'dYle(( 10ril ji titrAlle ._ * 0 te - it 4i I I I_• I* l I a Nit_ \lir II Copart Auto , ir L1 • a � ��. C 1 Action t i o n s ' ST MO ♦ 1 R I r•o H,. a° r IV 4,4 :. a 'q: lig i. , , . ,gyp `- "' •� . . - _ I, S T ir k,.. ILL .1 °^ �— � dA , dir RI y , !. a y �. • g i• 1. u' .. 4, i' i'Ilt:z v T ^� tit; a i e. i II 11 9. -: . Z: ram- 10 -- 1 l API le s ,ii jilt, JJ1 `„ ➢ �. _A 'f � ' A te- -ir. ,a L�: ft"In a ill fir: I a — it Y11 a t I 11 , - OPW, 11irt a n i At if J II u11 A illi 6 i - Commerciala �•. ,F ft SITE _�- Tru +ckin il--...,,I.';11 it _ , a I :i 60-Acres + 1- b , • ei, Outdoor • Et 7 Storage - illill _. L it • 4440 i 1• 'P.-illr I -- ;Was- I �' ._ �.1 : inki,. .r _ i _ 'atilt. ',, _ io , v. ; iir 104 ILL I r, v' I , ! ? A,7 RV Storag'MU, m ail, I ' r.t. R• ) Fi 4in/ _, II: I J., _,.. H T 4IllWild , �+ Was#e Ater . . . � � � 673 it ` r. + �:,-� - - _- - a - I.i I .0,_z.1.1._ 3- PM • AGPROfesssonals ■■ DEVELOPERS OF AGRICULTURE s .t D • t • t Location Zone 2 • I -3 , _ rr% $ r% 7 1' 1, L l 1 "I ` `! S. Si I l ,,,x•, �l,'1 6 iy u 1 r . . , • Brighton se_ Igi WM 6 ii `L T . rr 1 * to air .,___ _.: ),....__::. ,..;„,..,i r i t. II r �1 I �• _ _ r It 1 I t . .Ai I It. ' 'vISI - 5 ' . ii Case:_ , .1 1 , 73 _ I ' Liu h3 : fi7le -a ► C as en."..-Z40 b 1' '.g ��' it I , Y L' s - Lctilill k rite, �y -_ s' I . El III _a .. , .. ,_, is 4 ,ii ti ti 1 111 LTA l, rill II lo Ca se i7e . Z _Lil IN 1 _7 Ilr I • I Ili II WM.IM 11.1 al. ll IMII .1 _ 7a.T.J " ' i a r In al — I s r 4 Eats 6 • in oil �� .ewe _.- _ = a� Fri h ton 1 ase 'Z �. . • . id' s°"- . ,,� w . al r� `I t 1 el I - i 0orvi-v, " II . I "• l'iline Agibi": ' tr - . PIMPS. I° r tit 1 NI — a ‘ Lc; , ,..-- - = - _ ..... IF i. ar..a all"( _ ; 2 '7 i 1' - 'l. _ . ,.. _ _ s.. • _ _ _ ..' �_ _ Imo' dLLLswT�,li Ta�.•->.. _- a. _ r -f r- -...— n--4(111;- --- .. c -. _ _. f� '- -r,--' _per s AGPROfesssonals ■■ DEVELOPERS OF AGRICULTURE Site Existing Conditions • . ,_ , 1 , _ . _ re Brighton Fire 4 Crim , Ted / Prc t ticn Distr� tr � I Vestas _ ...t __ ► HiRer, Stanl . . _„ is 4 I 4 11 I 1 1 it ''+1 i 1 i Is -, UN i ligigI 11 13 '11 ' 1 = ' — — •• _ tea . _ II _ _ - . ° -- � Y _". ( 0 rlir . i . - a- r d B 43i IP 1 A I : t I.0 il :li!! — —__ 111 I'' I I l - t •— 4W.:a • • r i • li II ill Il 1;1 ` 4 IDittm •er Residences t � U' . � 4: AI • liamai IL 4 s_. J . I, scar- -all R' Storage L p ...... ..... 1 _ - Via; Construction _ _ _ _ SI .: 1: 1_ Company ., UDR - 1 % 42 4 rra- 4 , II 1 SIP CD I : 5 337 me I M AGPROfesssonals ■■ DEVELOPERS OF AGRICULTURE ... . Site Plan 4* _ J Proposed Emergency Access Dittmer Residences Facility Access 41 pr taw JI.L•t MASI D M9# :-ra b+C. I (Tr 4C :.'*1 -=r daC -- U! r_s• `;L' --C!' I_ —4 og ire' i - Ir.V -- "i — — — CC sit 4t•� '' — — -C ant 11[zOi Don mar sal,, - _ _ .I — — -- - - -- N — = a — .i INN — 'Me -ia Irr)®tir,IrK FeraioFrt -m- J N OPTS aril E�11k7 tk' C' 1 1 -- Rticr❑rNt..et,li I TO corm II f rrrr'!� •r��r 1 i I a I y —• �, 1 t 1 ' I 1 I 110114, m ■■ rOa Me atIslilf. a 1 ,� I L � .tom• _.4 1 ---� Personal/Residential lase u1 I 1 I I I ' ll Stormwater Iii ITri!.wP � � .r.: � . �_ ;-_ �--= 1 il ■ I I 1 r i fir 1 I Quality Pond _ 4P I 'I; I ' I rl t La n 41/4* ~ lI mom= 7". • 3d5 JAL • I ' I I ' _ � I I II - se .. • , I ' , :: Crop Farming ,I I Y_I $ ' t. „..: ' Venue Location I .=.7e. -.- , PdcsL74fl 1 L ,_ 5 I... l - . . . ,. r I _ ll _ . 1 1 s - - ji - I FiN I II a ■ r 4 1\ p ge II • Lit:*It r" ti % '� 1 - - III i 1- • 1111\1\10t.\\\\\1/21/4\\% :\J _or 1 � •IG4iIG • :Itilligl__ _.;.iga • l IT .. ., PH ITHEATE R i I . {caa 161 ill i . ■ , I EE SHEET'tZ1l-4 'I ") J sm a lini lid fili i I\a. I lab' —. 1 r } , - ■�f�p .�y�( �w lT■■y , I I VII , II . ,1 n rf i;__ KER 11�.�•K oFsli'ff. tia ' { I : IH _ r _.4r J. �� 10• 1 :' •I - P k •*Ttl OS MOIL I. ir I I II I 1 I 1 I) rill -_ - - - a i l & Gas C eratio nss ��•, ' ' lair. c • v I 01 1 1 1 1 1 1 � °� I ,# I I I I I ' ! 1 1'_�Il4'- 4 i. � � t WILT? Ili II +� I, ' ` - — - tip, II ,PSI • Vems_ �'-P� r-r T L V n — e— r m■ m t T �. Ins i e �: ` I I 'A . ti --.; • 2erI r •i 0 •- P 1 •, ,r .4 SCARana P ,' I.. _ Augmentation Ponds 7- — x _ _ � � � y I aim P ._�— -41 - _. ter! III MOLT, ' R - • C - - 4JQ+F, d`N'r - IIJlL4 I - - - r - - - 'T — — — = sass— -� C7�7!#] 7I 9tT4�1— P — — •■ h _ 1 — - - -ai_elliali as alma_ — — . . - - •_ .. 1—rte' -.'��• i C2 -4-sue aminnlialliale t il�� a� — a.wA {gar— -- n' -- — — — — Illustrative • r . Stormwater II r Quality ii ' Pond I I Emergency "Vir I 4 I... r _ . _ Access I - Greenhouse/Classroom Exhibit Tents Irrigated Field L I ti • a isW■ � �+ rte,r _y . — - — llliffff ..1 �''.; • y Camping t - yc Y .Y 1 " 'Y Y' 11Y tag -..'.Y • .man 6.10 I y y 0: -Ni.i , n , 4\h\s\Hi\\\\\\\H"\\"1/2sg\\\\1/2\\ li. E. b. i! II ■ 1 I I ^gam tnr, s9 ris llM! i llilll 4-. /' ,Y.� L. tl, I Cargo e _ I 1 r � RV Parking 7% Containers N • _ ti /I " ? 4~ Y z _ . :1-, y. - f 5 1 -a LL' - r} 71•C ove red -t I -c 24y- Il kaauaa.ac� Stage , . �- _ iralio 6 tR �{ Fr hl n C rl I I I I I I al I V I I I !' 4 :; � .. =PA I I I Hill'I' I I I Tiered - s r Seating t Operations • Amphitheater • Agri - tourism destination venue • Rural & agricultural setting • Camping • Allow patrons to experience agricultural setting & tradition of Weld County • Greenhouse/Classroom • Research , testing , hydroponics & aquaponics cultivation , storage & sale of variety of agricultural products • Classes educate citizens & promote agriculture AGPRO' fessaonals ■■ DEVELOPERS OF AGRICU LTURE [4. Operations • Hours of Operations : • Amphitheater : 7 : 00 AM - Midnight , April 1st - Sept . 30t" , max . five ( 5 ) events per week • Campground : 24 hours/day, weekends only, April 1ST — Sept . 30th • Classroom / Greenhouse facility : 8 : 00 AM — 8 : 00 PM , year- round • Employees : 4 full -time employees expected • Support staff : As - needed • Water bottles & portable toilets : amphitheater and camping • Well & septic system : classroom AGPRO' fessaonals ■■ DEVELOPERS OF AGRICU LTURE Vision Outdoor iven ue 4.. - it k ti �.'�d� �. �� . ti1''1 � I� � 4k1 • .. T.r r1 �y ' 4.-- .... ,,$11iM '. - e .i1.. "' tT ,h �' '•7 �� . i _f4 I - � t • s _ 'r ' 4'>S '� 4 :.•" '( �• 'Si. y ,- .f • . y. t- 1 `5 �'K!!!! - titr._�4 a - 4 4 a T + . rM. - - . ... ■f- d: 1 '.. . '.� _ a- •_ , S...ii. s ,r y'.�'d' .YefJ "'fir■, G 1I : * - _ • _ - " � j •}�i _701 1 ' J r.I1._I . ILr.b't�.E .. _ _Y6- T" 1 ! •' {�Y4 Y 4 �7•` ••l ! �•f. .•� 1 ''�i•1 'v;F 1._ - a WV. I. fI'S. 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N� ' m �- �1'. t :/ist • r:- a �1�, ! �. 'a '• - •�• 4fir ' . , • -fir r f J • J ° `� ^ 1 �, I^i t, r/ t' r-•A '. t �" r .1 ' _ 2,i .. �.liki. " ^' . '�rJi 'r �r,ir '1� f " +�• 1 'y� - _ !t •^• ti•.., 1 '.:' T` i " H�a.' IN_ r-U. ',. . •y.. ril -re/ ` ` � R � r - - f • e ? I , t... r'4- . �• �. 'Ik _ �, ,4CI .14 a t` �,. ` ' a^� t ' �la 1t i ;< " Y gyp. ,,''',7ypj�y�j /�. it.al AO 11- 1F- '111 r r/' P. 4'7 _ J Ito Y' —r Si.-‘171..4 LII -. Y`, rr_rr �,'r-.c.iw .1 s :Z"n a.'. 1l•e•A1%4. ' AGPRO' fesssonals ■■ DEVELOPERS OF AGRICULTURE Vision lig„,... _„„ ._ ____,••,,,. • .... ,,...,, ,„. ,,,, , . _ _M; a �, � j • , ,, _ _ 4 . • ^'� '!.,1. . 2- /,g�, fe., - ter- - - a. �_. , ei I -I L! ♦F _ ; a - _ r L•'l, .} a - w re 1. I 1-> J 1 -�• 7 is illbin... _ '' .....-=‘-'---H . - I 414\ I .4F` _ ee a '� ` =_ ee 4 J{ -:- T ; • 1 .'4e - y .-+� ' ..b _ , . �"_ -'. i:i� _ Jj�� V it + -_ iigin Lela i Pei. i `,. - t#: • _ -' ry F� 1 I` - _ 4 _, I Si. _ _ _ - .euessit _ a .: ,,. ,Wal . 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I.'(W '` i . -J,t ' y ;r ri. - r l •1` - '1�. ,< �t ir�Y,�� T L .1y. a.miligilli :'l _ r mill'� ( - ! j • 'r .��.k+-�C 1r�► lits ti •- .d. .0- to.; T . IYf _ r _ .. ,_ 4T �rr•4 • y1 S1 ti. . , _ fif. k�1� T t ` R f F`'' y r • }a' . I �.• y ..._ ow alit Ntil iiitA Better ryy eT 7 E �- '• - _ ✓ ' 1 . � III , • el. + ` -+ , - 'r�. a/ti- ,. '4. r .10 ilPIIIIIIIISH- is lir 4}, illNoy •kir' . if - _ _. - . i i get S i 0 i : fie) i _ _ 1 ; , irlikk i ' Way to 4. _ qt. P•if I. Oil '4. It i a . - -rikr..--.4 , 4 Orr c .1 ' • It X ti • + a. ire s t l� -irs G I Ill r Grow " 1 ra• r _ _ D 54 •Th.- 4 -1"t 414 4. y gi . 11 , 1 AGPROfessioi alS ■■ DEVELOPERS OF AGRICULTURE Applicant Obligations Sec . 23 -2 -260 A . Uses by Special Review Consistent with : 1 . Chapter 22 — Comprehensive Plan 2 . Intent of District — A Zone 3 . Existing Surrounding Uses 4 . Future Development 5 . Complies with Article V & XI — Overlay Districts and Special Flood Hazard Areas 6 . Conserve Prime Farmland 7 . Adequate Provisions for Health , Safety & Welfare ■■ AGPRO' fessaonals ■■ DBVELOPERS OF AGRICU LTURE • Consistency with the Comprehensive Plan • Sec . 22 -2 - 20 . A . 2 . — A . Policy 2 . 2 . Allow commercial and industrial uses , which are directly related to or dependent upon agriculture , to locate within agricultural areas when the impact to surrounding properties is minimal or mitigated and where adequate services and infrastructure are currently available or reasonably obtainable . • Sec . 22 -2 - 20 . A . 2 . — A . Policy 2 . 3 Encourage development of agriculture and agriculturally related businesses and industries in underdeveloped areas where existing resources can support a higher level of economic activity. Agricultural businesses and industries include those related to ranching , confined animal production , farming , greenhouse industries , landscape production and agri -tainment or agri -tourism uses . AGPRO' fessaonals .■ DEVELOPERS OF AGRICU LTURE 23 - 3 - 10 . A (Agricultural ) Zone District Intent • 23 -3 -40 . C . — Uses by Special Review allows Recreational facilities and uses including public or commercial camping and commercial recreational facilities . • 23 -3 -40 . W. — Uses by Special Review allows uses similar to the uses listed above as Uses By Special Review as long as the use complies with the general intent of the A (Agricultural ) Zone District . • 23 -3 -40 . BB — Uses by Special Review allows more that the number of cargo containers allowed as a use by right per legal lot or parcel . AGPRO' fessaonals ■■ DEVELOPERS OF AGRICU LTURE C Ibl it h • . H e • _ °. ` y 1 * IS i h is 11 'I -- u f— z ! 0 /1 r - - r 0 It 1 f i 'r.Sti i lepr I _- - --- - - - s - 4 �F �i rcar r' 44 J F , t CopartAuto y ft ,.. 3- � � � i ! 1 Action ) . _ ifa 1pii 11 Ind ` ,,11 , , 11". rer: iii , . ! • . " lax ., P p , Vd ' r s Vestal - _ _ si ��` I ., .I i Wita — .. :, . s Nt, 4147 �• srI' '� •ti i I lab ta . ` Ilt birriraiti ir 4 i, n... - { .. z' , - 171 Ilfv , r :dd .1,-71,' +fie � , . ; it Tr J el , - 40iajtsas, i. II irt - _ ,, ,, li L �!-�1 a i...rat_.._ rral _., ' laii,zr .; its. ' - ' It. - � � .cam !� _ _ter. 1.1°VIP al II FIV: i ,, , ., t litil v710 W C R 4 , 1 • 1 1 • nar ..it4ici ir . ,1I 6 ... . ii lir' ells Commercial s *. SITE iNia ,: IF I w4libilllt I . Truckln & - � 60-Acres + 1- b , . Outd �a�►r ti E1' 1r Storage • P }I I - - - "oaf i} i _ . is r • _ Cs ' 1 _ r _• J1 I _ ! _ III I 'd , r .-T --niana. EL •� IT � r I y i R R" torn +\� - w oki:j,i:ok. r.,,,Hift I0. A .sue; T �etro _jj , 1 ii f• 147„, :pk ! Wastewater w,i � � ala 11 t, . . 0 1 II - AGPROlfesssonals ■■ DEVELOPERS OF AGRICULTURE . Conservation of Prime Farmland & Overlay Districts N Sec . 23 -2 -230 B . 6 . " . . . diligent effort to conserve Prime Farmland " • Soils — ' prime if they become irrigated ' • No farmland taken out of production • Farmland & agricultural uses will be increased on - site Overlay Districts : • No Floodplain • No Geologic Hazard • No Airport Overlay District AGPRO' fessaonals ■■ DEVELOPERS OF AGRICU LTURE Provisions for Protection of Health , Safety , Welfare • The following plans are required with this proposal : • Security & Emergency Response Plan • Nuisance Management Plan • Lighting Plan • Landscaping & Screening Plan • Noise Abatement Plan • Engineered Drainage Report & Traffic Impact Study • Improvements & Road Maintenance Agreement • Design Standards , Operations Standards , Development Standards , & Conditions of Approval can ensure that there are adequate provisions for the protection of health , safety & welfare of the inhabitants of the neighborhood and County . AGPRO' fessaonals ■■ DEVELOPERS OF AGRICU LTURE Security & Emergency Response • • • • Facility Emergency Response Plan • Updated annually • Proposed Security Personnel : • 2 for first 100 participants • 1 additional security professional for each additional 50 participants • Emergency Responders : • 1 for every 150 participants • Emergency Tent : • Clean & sanitary enclosure where medical treatment may be rendered will be available �; AGPROfessionalsGRICLLTE Nuisance Management Plan iv :. Noise : Waste Management : • Facility will adhere to maximum • Property owner to control noise levels allowed in C Zone noxious weeds District • Trash to be collected in Light : covered , confined dumpster • Light sources will be down - & removed weekly directional & shielded • Portable toilets , managed by • Neither direct nor reflected light will sanitary services provider , to create a traffic hazard be used by employees • Berms & Landscaping Dust : • Lot surfaces to be rangeland grasses , irrigated turf & gravel with vegetative screening • Watering of surfaces as necessary to suppress dust ;; DEVELOPERS AGPROfessionalsGRICLLTE ■n inScreening 1 I ia •�� aa. r..1... -it: 4 .�•� Locatioii n I , Photos i Taken i I I■ N I I I Existing - - pAi F _ . _ Fence j 1 - - Greenhouse/ Classroom Irrigated Field L . y �.._ I a i E ,, • a° "" "f 1 • y J Landscaped A ~ A Berl l a A ..s. Land0 x scaping {' _�_ . . - • I I 1 s f\\\\\\\\ h II 1 he n 'ICC shirt 3.WI 1' `win _ — i• °� • -_ir 1 A II C till P‘S:\II S1/4 IIII I \ iii Ili \*I i I Cargo OP , III g , �. Proposed Containers i. s. ,i7-1 Fei'1Ge VAr -T Arg" , z id Vegetative 5 ' a , r} s reening • . , . a_ - • Hip Trellis el i I .: . - , , o- ' Tt.: I_ II 'We.. n 1 i ', 4 I I I i t I I I re it, li I Landscaped _ — _ _ — _ _ — — Liii Berms SiteI. Photos Fr , iiiiii, . _ Oil & Gas Dittmer Operations Fsin ► 3 • s I a it }y .l t.^....t1i _- w. i '( _ .a �--17 alliF _ ill - .. — i' JF.. - > 'R, r:o � .. .11 i'_ 'ir �y,'M`_�_ rL ��.' . _ _ \' V I • . ', 4 r. '�,. • r �' • • • • • • • • • • — ' _ _ . • {_ — ilk JF� ' vJA :Ir 9 -"5 r ,,, _ 'T? 1. R �_. �,,, T \ ::1 f.°.\„ 1 • r : • i • • ` 0 i _ .f >! r• ti ..�,+�y � . �' a v'\„'.y''"Iyi• �•. - '' iao ! - , �\ ...,' r�{ .. . . . ... • f y • Jai' nli lit ate^ r ,1 \ i _ - n. '-' �' + F' -rl ^!rvc {J Lf``1 • I •^�l _ .�S - .<V { �F C "•n � l `mss 1 �F If q t- N. S • 4. 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'y ;tail i 4�',1. . ..may ..f?"� I mi YI r .4SK'_ `,..1 '. ♦4,'! .� . a 1r2•t - r' 11 t �[�.-r.,1.r '. hi yl �gibs' 14 'PI rhR rap t . �wr L . CPr 1p 1 ry r . r :a . SI •• i• 4, �,lT, ' ',h f u •e. �,• fr �iTr . d' fll iu 9 W r Y/k7G _FJ�.. �♦� "1<. .`. ..<ri+r _•.' �. . �( ,a F. '�Y .. t "r,� _ . . - 'k C a�"AO .• . - . ? , itn - -% ris tell% Mk 1 AG P RO i-essionaIS �� DEVELOPERS OF AGRIC LT I=1 F. ■ IPhotos is a kii. is I ._ __ d 1 _ . ._ RV Storage J ''ii. Iii . Wale a. • •+. - I i I • i i4Bwt" 1 f r 'i • f J. • yip . , r-. '-' ri . , 1 1" 1 1 ; " ; ' I.'• I, - - I i , 1 - 1 . - r ' ' i' ' 1r' : ^ ,. Looking East 71741::: l y.. / .• 4 tf. • 141 '' ,! ,' Y ^ r , i`' ,, a •'. ! �i VF .,A.' y�,� AA PP a .1 t any g a IT 1 • *ter i. 4:?.. • ♦ •1r)r • :�. '.i.�Y 11 • R t,,il•J r f ;. 4 1 1 ♦. f r u. . AGPROf'essionals DEVELOPERS OF AGRICULTURE Traffic 111.1-11 II u _ 1 Brighton AP 12 -00395 AP 16 -00340 G -00340 Emergency Existing Facility Access Res . Access Access 1323% i milpF 1 Er PI 4 , iir . "VI 5' 09 _ A 1.1 r1 I I . 15, I L- I l l '. r _ ter a ` li - a -y - � I. :. & _ u - M r r. lin it Snit a I t% 0 lekeire Traffic Impact � � �..�� -� __ pip Study : N ,. Left Deceleration - a el !Ds • Lane Required _ r_ 1� , R I II �, ' a MI I Venue Locetio73 I _ r. I iiI i I I - 1 i - e, S - II I z tee. AGPROfessionals .■ DEVELOPERS OF AGRICULTURE • Referrals , Conditions , Development Standards • 7 local , state and federal referral agencies responded • Use By Special Review materials reviewed , approved & conditioned • 10 Conditions of Approval ■■ AGPRO' fessaonals ■■ DBVELOPERS OF AGRICU LTURE Applicant Obligations Sec . 23 -2 -260 A . Uses by Special Review Consistent with : ✓ Chapter 22 — Comprehensive Plan ✓ Intent of District — A Zone ✓ Existing Surrounding Uses ✓ Future Development ✓ Complies with Article V & XI — Overlay Districts and Special Flood Hazard Areas V Conserve Prime Farmland ✓ Adequate Provisions for Health , Safety & Welfare ■■ AGPRO' fessaonals ■ DBVELOPERS OF AGRICU LTURE . 0028 - "via: - , _. , . .. . . 1 . . , _______„ . ... _T 1:11 se• ,I _. 0. i4.0 , ale" : _ �. Ile' g +ri 1 � Si u s Ri8 jA' le r ! •,� 4::1ua- , ' ( 4 a>P . ` a. :{I 1 ' ,„,.... s • '- �_ _a�i Y::A _ CJ' ; cI . .fin. •- 4 a• pa .9- .001A ,. ! f! t, �. :I• i b: w • �.r• f ,*1.. f�.�'�` .••'v • '~ • a ' t' i..{ •• ` • ..4aS o1 '+,{r + x �'' r`w.•>r.�: 11 s! - Al• � .,'- - Ar^' .R it ! ✓,.1 ir _ �f1N, f ,, • jT 11,, a i.e. f - r r t • , . • y y - . a -i w,•4' ? \ M n IAL •`• I`t.Yt " / '..Ii rrA ,�i ¢.�,f.� 1 'F',fait • r' u �Y _ . ,aN F� a� • r/ - `y • \\ll'-f, -4 '"y• ., •J ." 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'-- 13 44 •IIC i - ,----(401, , us . • • Ai •,. ,• , - - , �, ..,. _ •� _ - , ,f r r}.tP G�f g 17Y �-.-,:r . 1 " i +. , L,r 't ..I II :i t ,A ' j ,1 t • I -L• __ n'!Q?: _ - - ,4Ki•1 .9 - - �'.'�M -• -.: b , • 1111,} F A • �_ � , 1 ' lCit 'ill_i_:',.."•.,\..,...r.,._,L.•.'. 1 ':YY i�. ', ,..,t 1f ar � f f + irri '�, • fr " _ r: ir I.:ci ' 1 ~A.... '° i' Ir ,, � f �, �' `7777 ��e � - - - a ti ,' 'if.. \� �.;:.:1,‘ I .___....1-..--:47-. -- i, - s • •r + r 12-. �• : r y a 1 rr T Lit -. -- t' y � a y• Lit. t LA _ _ - _ } 1"1...•°,:z; Ilse '. -MT • .� ....4a.._ _ . • . .. _ . . . . .... • . ,_ . _.. _. _ .. _ . . _. . _, k 'C. - r i.}. Y.1,ZrY ZIII,-�Yqj��'' 7 _M4..,,,;:. aJy dTr' r1 �..r� G 11 }L t . yA '77`77 . - _w .. _ _ . - , r - '- ._..„, A Gp Ro fess AGPROfesssonals A■ DEVELOPERS OF AGRICULTURE • Use By Special Review U5R18 00. 28 Applicant : Timonthy G . Dittmer and Blue Pill , LLC c% AGPROfessionals , LLC 3050 67t" Ave Greeley , CO 80634 AGPRO' fessaona1s ■ DEVELOPERS OF AGNICUCNRE Hello