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Home My WebLink About20183257.tiffUSE BY SPECIAL REVIEW (USR) APPLICATION DEPARTMENT OF PLANNING SERVICES * 1555 N. 17TH AVENUE * GREELEY, CO 80631 www.weldiov. m * 970-353-6100 EXT 3540 * FAX 970-304-6498 FOR PLANNING DEPARTMENT USE: AMOUNT $ $2500 APPLICATION RECEIVED BY MH DATE RECEIVED: 3-23-2018 CASE # ASSIGNED: USR18-0000 PLANNER ASSIGNED: MH Parcel Number*: 1 4 7 1. 3 2 _ 0 _ 0 0 0 Address of site: 13498 County Road 4, Brighton, CO 80603 Legal Description: E2NW4NW4/NE4hl 4/PT E 15' W2NW4NW4 4 Section: 32 (*A 12 digit number on Tax I.D. information, obtainable at wtAmt.weldciev.com) Township: 1 N Range: 66 W Zone District: A Acreage: .58 Floodplain: p lai n : '''t l yen logical Hazard: Y l Airport Overlay: YI FEE OWNER(S) OF THE PROPERT Y Name: Timothy G Dittrner (50%) Blue Pill, LLC (50%) Company: Phone #: (720) 276-3566 Street Address: 2100 16th Street #410 Email; Farmlabusa@gmail.com City/State/Zip Code: Denver, CO 80202 Name: Company: Phone #: Street Address City/State/Zip Code: Name: Email: Company: Phone #: Email: Street Address: _ City/State/Zip Code: APPLICANT OR AUTHORIZED AGENT: (See below: Authorization must accompany al/ applications signed by Authorized Agents) Name: Deanne Frederickson Company: AG P ROfessionals Phone #: (970) 535-9318 Email: dfrederickson@APROs. com Street Address: 3050 67th Ave City/State/Zip Code: Greeley, CO 80634 PROPOSED USE: Commercial campground / 25-30 overnight tent campsites / RV camping (3-5 units) I amphitheater wl capacity up to 300 persons / outdoor storage / classroom building I cultivation, storage and sale of crops/veg./plants & flowers By -right uses include temporary assembly, greenhouse, caretaker apt, small-scale solararray. f (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or contained within the application are true and correct to the best of my (tau r}knowledge. Signatures of all fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the application. If a corporation is the fee owner, notarized evidence must be included indicating that the signatory has to legal authority to sign for the corporation. f'� s 5 h .Is r Signature: Owner or Authorized Agent Date Signature: Owner or Authorized Agent Date r pencive-- F-,ger-m424 ac77.-,A1 Print Name Print Name Rev x' 016 a Tim Dittmer vatI 7 Seed/I-al CZ Blue Pill LLC miAGPROfessionals DEVELOPERS OF ACRICULTURF. December 27, 2017 To Whom It May Concern: Vincent Collins and Tim Dittmer (Farmiab USA and Blue Pill, LIE) are contracted with AGPROfessionals to process work related to Weld County land use and permit work. AGPROfessionals is authorized to represent and request the release of all records necessary on the behalf of Vincent Collins and Tim Dittmer. We respectfully request that all correspondence be directed to AGPR0fessionals. n frcere!4 /a_ fre1 1 .. 41 eke fo.A.. . Zen ig - Dale ENGINEERING, ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue• Greeley, CO 80634 970153 5.9318 /office . 970.53 5 9854 / fax • www.agpros.com OFFICE OF THE SECRETARY OF STATE NEW MEXICO Certificate Of Organization OF BLUE PILL, LLC 4985265 The Office of the Secretary of State certifies that the Articles Of Organization, duly signed and verified pursuant to the provisions of the Limited Liability Company Act (53-19-1 To 53-19-74 NMSA 1978) have been received and are found to conform to law, Accordingly, by virtue of the authority vested In it by law, the Office of the Secretary of state issues this Certificate Of Organization and attaches hereto a duplicate of the Articles Of Organizationa Dated : November 20, 2014 In testimony whereof, the Office of the Secretary of state has caused this certificate to be signed on this day in the city of Santa Fe, and the seal of said office to be affixed hereto. Dianna + Duran Secretary of State Limited Liability Company ARTICLES OF ORGANIZATION The undersigned, acting as organizer of a limited liability company pursuant to New Mexico Limited Liability Com pang Act, adopted the following Articles of Organization: ARTICLE ONE: The name of the Limited Liability Company is: BLUE PILL, LLB ARTICLE TWO: The period of duration shall be perpetual. ARTICLE THREE: (1) The New Mexico street address of the company's initial registered office is: 3900 JUAN TABO NE, ALBUQUERQUE, NM 87111 (2) The name of the initial registered agent at that address is: NM CORPORATE SERVICES, LLC (3) The street address and city of the Company's principal place of business is: 2939 KINGS FOREST DRIVE; KINGWOOD, TX 77339 ARTICLE FOUR: Management of the business and affairs of the company is vested in a manager. Dated: NOVEMBER 18, 2014 SHARON DEPRIEST Signature of Organizer f' I f!: 20t1 STATEMENT OF ACCEPTANCE OF APPOINTMENT BY DESIGNATED INITIAL REGISTERED AGENT I, Sharon DePriest, hereby acknowledge that the undersigned corporation accepts the appointment as Initial Registered Agent of BLUE PILL, LLC ,the limited liability company which is named in the annexed Articles of Organization. COMPANY ACTING AS REGISTERED TERED AGENT NM CORPORATE SERVICES, LLC a New Mexico limited liability ompan By: Authorized Signature 4 �..irr-- c r. NM Corporate Services,LLC :..irsigri;:„li,viamtipwasa*.te9m,.I.17:" • Date Novem:r30,2014 Re: BLUE PILL, LLC To Whom it may concern: 3900 Juan Tabo Albuquerque, NM 87111 nuresilaidenutilicom °Eir' Please be advised that our company has established BLUE PILL, LLB for, and on behalf of, KENDAL DITTMER, who is the manager of this LLC.and therefor authorized to open a bank account in same name Sincerely, rkiirortrooef-nresi! Sharon DePriest Legal Department NM Corporate Services, LLC - .. AGPROfesssonals DEVELOPERS OF AGRICULTURE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW (USR) QUESTIONNAIRE FARMLAB USA Planning Questions: I . Explain, in detail, the proposed use of the property. The property owner requests a Use by Special Review (USR) permit for various recreational uses in conjunction with educational programs and events associated with agriculture — specifically, hydroponics and aquaponics. The goal is to create an "agri-tourism" destination venue. The specific uses include the following (some of which are considered "use by right" and others "use by special review" in the A -Agriculture zoning district): 1. Temporary group assemblage — in the form of an amphitheater -type arrangement with grassy seating area and small covered stage. All-weather surface parking will be provided. Capacity up to 300 persons, which would be used seasonally, weather permitting (not to exceed a 6 -month per year duration). a. Hours of Operation: 7:00 AM — Midnight daily, April — September. b. Estimated 2-5 events per week maximum. c. No. Employees: 4 full time employees; temporary security and support staff as needed — event specific. d. No. of patrons: 300 e. Parking requirements: 1 space for 1.5 patrons: 200 spaces provided. f. Signage: Directional and regulatory signage only. No other signage expected at this time. g. Structures: Future covered stage. h, Lighting: Shielded, down directional for way finding only. i. Landscaping: as shown on USR-3. Plant specification to be provided at time of Final USR submittal. 3. Water service: Existing residential well to be re -permitted; Bottled water will be provided to patrons. k. Sewer service: Ponta -lets for events not to exceed 6 -month duration. 2. Over -night tent camping — 25-30 camp sites will be created for weekend events —summer-time weekends only, on an invitational basis. a. Hours of Operation: weekends 7:00 AM Friday T 7:00 PM Sunday, April -_ September. b. Estimated 4 weekends per month maximum. ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue, Greeley, CO 80634 970.535.9318 /office • 970335.9854 / fax ■ w w.a, pros4eom Page 2 of 11 c, No. Employees: 4 full time employees; temporary security and support staff as needed — event specific. d. No. of patrons: 300 (But not in addition to 300 requested for the amphitheater — total patrons at any given time 300.) e. Parking requirements: 1 space for 1.5 patrons: 200 spaces provided. f. Signage: Directional and regulatory signage only. No other signage expected at this time. g. Structures: None. h. Lighting: Shielded, down directional for way finding only. i. Landscaping: as shown on USR-3. Plant specification to be provided at time of Final USR submittal j. Water service: Existing residential well to be re -permitted; Bottled water will be provided to patrons k. Sewer service: Porta-lets for events not to exceed 6 -month duration. . RV camping — for no more than 3-5 RV campers with electrical service. a. Hours of Operation: weekends 7:00 AM Friday — 7:00 PM Sunday, April — September. b. Estimated 4 weekends per month maximum c. No. of Employees: 4 full time employees; temporary security and support staff as needed — event specific. cl. No. of patrons: 20 Maximum (But not in addition to 300 requested for the amphitheater and camp ground — total patrons at any given time 300.) e. Parking requirements: 1 space for 1.5 patrons: 200 spaces provided. f. Signage: Directional and regulatory signage only. No other signage expected at this time. g. Structures: None. h. Lighting: Shielded, downdirectional for way finding only. i. Landscaping: as shown on USR-3. Plant specification to be provided at time of Final USR submittal. j. Water service: Existing residential well to be re -permitted; Bottled water will be provided to patrons k. Sewer service: Porta-lets for events not to exceed 6 -month duration. 4. Greenhouse / classroom building / caretaker apartment — 4,650 sf (initially) to include a classroom for up to 30 participants, 800 sf care -taker apartment, 3,200 sf greenhouse, mechanical room and storage. a. Hours of Operation: The greenhouse, classroom building, and care- taker apartment will be operational 24/7, year-round. Classes will be held after 8:00 AM and before 8:00 PM on any given day, year- round. b. No. of Employees: 4 full time employees. Page 3 of11 c. No. of patrons: 30 d. Parking requirements: 1 space for 2 patrons: 15 spaces provided. e. Signage: Directional and regulatory signage only. No other signage expected at this time. 1. Structures: 4,650 SF structure including greenhouse, classroom and care taker apartment. g. Lighting: Shielded, down directional for way finding only. h. Landscaping: None. i. Water service: Existing residential well to be re -permitted; Bottled water will be provided to patrons. j. Sewer service: New septic system to be installed with building construction. Cultivation, storage and sale of crops, vegetables, plants, flowers and nursery stock raised on the premises. 6. Storage within cargo containers -- not to exceed 5 containers that are no larger than 40' x 8' x 8'45" in size. These will be for personal storage only, not for rent. 7. 60 KWH propane generator and solar panels to provide "tied -grid" utility service to the facility. 2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22 of the Comprehensive Plan. This USR application has been prepared utilizing the process outlined in the Weld County Code and Procedural Guides. The Guiding Principles of the Comprehensive Plan found in Section 22-1-120 states, "Land use changes must afford flexibility based on the specific location and the particular circumstances encountered within the locality. It is also important to weigh the cumulative impacts that specific land use changes will have." This proposal is respectful of surrounding uses. Section 22-2-20.B.2. A.Policy 12. states "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. These commercial and industrial uses should be encouraged to locate in areas that minimize the removal of agricultural land froproduction." The proposed site is located adjacent to the Brighton city limits. The property is generally agricultural in character, though the access to the site is from an improved collector roadway. The property is adjacent to the Vestas Plant, and a fairly sizable tank battery. The property is currently unused for farming or grazing. The proposed use will not minimize current agricultural uses both within the property and to the adjacent rural residences and farming properties. Page 4 of 11 The Design. Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and Development Standards can ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and county. The application is consistent with Section 2-2-20. G. A. Goal 7. "County land use regulations should protect the individual property owner's right to request a land use change. and 2. 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." The proposed site is adjacent to an improved collector roadway with proposed auxiliary lanes. The site is ideal for the proposed use. 3. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 23 (Zoning) and the zone district in which it is located. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the (Agricultural) Zone District. Section 23-3-40.S allows for any use permitted as a use by right, an accessory use, or a Use by Special Review in the commercial or industrial zone districts provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District. Section 23-2-220.A.3 — "The uses which will be permitted will be compatible with the existing surrounding land uses". Rezoning the property to commercial would open up the possibility of a variety of different commercial uses being allowed to operate on the property as a use by right. The Use by Special Review permit is limited to this specific use. There is an access permit that has been granted (AP12-00395) for the existing single-family residence, and another access permit (AP 1.6-00340) for oil and gas and agricultural use the proposal will continue to use the existing access points on County Road 4. One new access point is proposed (approximately 33,900 -feet to the east of State Highway 85) for the amphitheater and campground on the section County Road 4 annexed and maintained by the City of Brighton. This access will be aligned with East Crown Prince Boulevard. Brighton has indicated that this access location is agreeable. A light -of -Way application will be processed through the City of Brighton. Two single-family residences are located adjacent to the site. One of the residences is not a part of this Special Review application, but property owners of this lot are participants in the subject property land use application. The other residence is currently leased. Pages of 11 Adequate provision has been made to protect the health, safety and welfare of the inhabitants of the neighborhood and the County. Operation Standards as found in Section 23-2-260 of the Weld. County Code were consulted in preparing this application, There is not a pending zoning violation for operation of events on the property Section 23-2-220.A.4 The uses which will be permitted will be compatible with future development of the surrounding area as permitted by the existing zoning and with the future development as projected by Chapter 22 of the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. The site is located within the three (3) mile referral area of the Town of Fort Lupton. The Town of Fort Lupton was contacted and a Notice of Inquiry was provided. The staff comments stated, "Outside of our 1W boundary with Brighton, No comments or concerns." Dated 12/14/2017. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article XI, of the Weld County Code. The site is not in a floodplain, Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural land in the locational decision for the proposed use. The proposed facility is located on approximately 58 acres delineated as "Prime if they become irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. Agricultural related uses are proposed for the property are proposed for this site in addition to the amphitheater, including continued dry land cultivation of the remainder of the site, and ongoing oil and gas activities. 4. Describe what type of land uses surround the site. Explain how the proposed use is consistent and compatible with surrounding land uses. There is an existing single-family residence located adjacent to the site on the north side. The property owner of this parcel is also a joint property owner for the subject property and is actively participating in the planning for the subject property proposal. North of the property are two existing single-family residences, along with a large parcel that is home to the Vestas plant. The properties on the east, west and south boundaries are cultivated farmlands, 5. What are the hours and days of operation? (e.g. Monday thru Friday 8:00 a.m. to 5:00 p.m.) Camping facilities will be used primarily during the weekends during the seasonal months of April through September. The hours of operation will be Friday 7:00 AM to Sunday 7:00 PM. Amphitheater use will be primarily 7:00 AM to midnight daily during the summer months. The greenhouse and class room building will be operational 24/7, classes will be Page 6 of 11 held after 8:00 AM and before 8:00 PM on any given day. The applicant anticipates 2 to 4 classes per month. 6. List the number of full time and/or part time employees proposed to work at this site. There will be 3-4 full time employees on the site, two of which are currently living at the residence located adjacent to the site. There will be temporary staff for the various events, including , rounds keepers, traffic monitors, and security staff. . If shift work is proposed include the number of employees per shift. Shift work is not proposed. 8. List the number of people who will use this site. Include contractors, truck drivers, customers, volunteers, etc. The maximum capacity of the amphitheater / campground is approximately 300 visitors. There will be up to 20 additional contract personnel to participate in seasonal events at the site. The greenhouse/classroom facility will be able to serve up to 30 patrons. 9. If this is a dairy, livestock confinement operation, kennel, etc., list the number and type of animals. N/A 10. Describe the type of lot surface and the square footage of each type. (e.g. asphalt, gravel, landscaping, dirt, grass, buildings) Lot surfaces will be rangeland grass with improved gravel surfaces in operations areas. Irrigated turf within the amphitheater seating areas and landscape buffers will be incorporated to delineate various uses and provide screening. f1. How many parking spaces are proposed? How many handicapped (ADA) parking spaces are proposed? There are approximately 200 parking spaces proposed for the amphitheater and camping areas, 6 of which will be Handicap accessible parking spaces. There are 15 parking spaces proposed for the greenhouse/classroom facility, 1 of which will be a Handicap accessible parking space. 12. Explain the existing and proposed landscaping for the site. Existing landscape is limited and consists of a variety of old -growth cottonwood trees adjacent to the two existing residences. New landscape will consist of irrigated trees and shrubs to define and enhance the camping and seating areas and to provide buffering of high activity areas. 13. Describe the type of fence proposed for the site. (e.g. 6 -foot chain link with earth tone slats) Page 7 of 11 There is no fencing proposed with this application. 14. Describe the proposed screening for all parking and outdoor storage areas. If the site is located in a floodplain outdoor storage is restricted. The site is not located in a floodplain. Outdoor storage and parking will be screened with a berm between the parking lot and the County Road. Additional landscape screening will include conifer trees and shrubs. 15. Explain any proposed reclamation procedures when termination of the Use by Special Review activity occurs. Site disturbance will include grading to create landforms conducive to an amphitheater arrangement. Landscape trees and shrubs will be used to screen and improve the visual quality. These improvements will not require reclamation if the use would terminate. The parking lot will consist of gravel or recycled asphalt, which would also remain in place, but would naturally be absorbed into the landscape over time if not re -graded and re -paved routinely. 16. Who will provide fire protection to the site? Greater Brighton Fire District provides fire protection to this site. 17. List all proposed on -site and off -site improvements associated with the use (e.g. landscaping, fencing, buildings, drainage, turn lanes, etc.) and a timeline of when you will have each one of the improvements completed. Site improvements will include grading to create landforms conducive to an amphitheater arrangement and storm water management. This will occur prior to the first event scheduled for the site. Landscape trees and shrubs will be installed to screen and improve the visual quality. Landscape materials will be installed gradually over the course of the first year of the project depending on planting season in relationship to the project approval. The parking lot will consist of gravel or recycled asphalt, which will be installed once the USR approval is complete and prior to the first large event. Two west -bound left turn lanes are warranted for this site. These will be constructed upon completion and approval of the Improvement plans. There is no fencing proposed. Initially, if events or activities are attended by fewer than 50 persons, the activities could occur prior to construction of turn lanes, parking lot overlay and landscape features. The greenhouse/classroom building will likely be constructed after the first year of operation. Page 8 of 11 Engineering Questions: 1. Describe how many roundtrips/day are expected for each vehicle type: Passenger Cars/Pickups, Tandem Trucks, Semi-Truck/Trailer/RV (Roundtrip is II trip in and #1 trip out of site) A full Traffic Impact Study was conducted for this project proposal by a licensed engineer. This report is included with the application materials. "Approximately 300 total people attend a weekend event with arrivals and departures spread -out throughout the day..day...is projected to generate approximately 287 weekend daily trips, and 171 total weekendpe hour trips." (pg. 6, Keller TIS February, 2018) 2. Describe the expected travel routes for site traffic. Once County Road 4 is closed at Highway 85, all of the traffic will access the site from the east via County Road 4 (New Energy Drive). 3. Describe the travel distribution along the routes (e.g. 50% of traffic will come from the north, 20% from the south, 30% from the east, etc.) Before County Road 4 is closed at State Highway 85, 60% of the trips will be from the South on State Highway 85, 30% from the north, and 10% from the east. After closure, 100% of the traffic will come from the east on County Road 4. 4. Describe the time of day that you expect the highest traffic volumes from above. Peak hour will be weekends at 8:00 PM when events are most likely to conclude and participants exit the site. Arrivals will be distributed between the hours of 7:00 AM and Midnight throughout the afternoon on weekends. 5. Describe where the access to the site is planned. There is an access permit that has been granted (AP12-00395) -0O 5) for the single-family residence, and another access (APi 6-00340) for oil and gas and agricultural use — the proposal will use the existing access points on County Road 4 (approximately 4,500 -feet and 4,750 -feet to the east of State Highway 85) for the single-family residence, and greenhouse/classroom/caretaker apartment. One new access point is proposed (approximately 3,900 -feet to the east of State Highway 85) for the amphitheater and campground on the section of County Road 4 annexed and maintained by the City of Brighton. This access will be aligned with East Crown Prince Boulevard. Brighton has indicated that this access location is agreeable. A Right -of -Way application will be processed through the City of Brighton. 6. Drainage Design: Detention pond summarized in a drainage report is required unless the project falls under an exception to storm water detention requirements per code section 2342-30 F.1. Page 9 of 11 A. Does your site qualify for an exception to storm water detention? If so, describe in a drainage narrative the following: I. Which exception is being applied for and include supporting documentation. 2. Where the water originates if it flows onto the property from an offsite source 3. Where it flows to as it leaves the property 4. The direction of flow across the property 5. If there have been previous drainage problems with the property The site does not qualify for an exception to storm water detention. B. Does your site require a storm water detention pond? If so, the following applies: 1. A drainage report summarizing the detention pond design with construction drawings and maintenance plan shall be completed by a Colorado Licensed Professional Engineer and adhere to the drainage related sections of the Weld County Code. 2. The drainage report must include a certification of compliance stamped and signed by the PE which can be found on the engineering website. 3. A general drainage report guidance checklist is available on the engineering website. More complete checklists are available upon request. A full drainage narrative has been produced for this project. The grading plan, as shown on the USR map demonstrates the direction of flow, storm water detention areas and discharge location. Environmental Health Questions: 1. What is the drinking water source on the property? If utilizing a drinking water well include either the well permit or well permit application that was submitted to the State -Division of Water Resources. If utilizing a public water tap include a letter from the Water District, a tap or meter number, or a copy of the water bill. There are 2 existin.g wells on the property, one of which will be used for the proposed use. Bottled water will also be used for distribution to larger event participants. It is understood the well permits will be re -permitted for commercial and residential use. 2. What type of sewage disposal system is on the property? If utilizing an existing septic system provide the septic permit number. If there is no septic permit due to the age of the existing septic system, apply for a septic permit through the Department of Public Health and Environment prior to submitting this application. If a new septic system will be installed, please state "a new septic system is proposed". Only propose portable toilets if the use is consistent with the Department of Public Health and Environment's portable toilet policy. There are two existing septic system and leach fields on the site. Both systems were inspected and deemed not permit -able -- both systems will be replaced for use by the existing residence and the new greenhouse structure. Portable toilets will be utilized for the amphitheater and camp ground events — the event schedule is very seasonal and will be placed and removed for seasonal events. Page 10 of 11 3. If storage or warehousing is proposed, what type of items will be stored? Storage will be provided within cargo containers — not to exceed 5 containers that are no larger than 40' x 8' x 8'-6" in size. These will be for personal storage only, not for rent. 4. Describe where and how storage and/or stockpile of wastes, chemicals, and/or petroleum will occur on this site. See Nuisance and Waste Management Plan included in the application packet. 5. If there will be fuel storage on site indicate the gallons and the secondary containment. State the number of tanks and gallons per tank. No fuel storage is proposed on -site. 6. If there will be washing of vehicles or equipment on site indicate how the wash water will be contained. No vehicle washing is proposed on -site. 7. If there will be floor drains indicate how the fluids will be contained. There are no floor drains proposed for this site. 8. Indicate if there will be any air emissions. (eg. painting, oil storage, etc.) No regulated air emissions are anticipated from this site. 9. Provide a design and operations plan if applicable. (e.g. composting, landfills, etc.) N/A 10. Provide a nuisance management plan if applicable. (e.g. dairies, feedlots, etc.) The facility will adhere to the maximum permissible noise levels allowed in the Agricultural Zone District. 4-5' Berms and will be placed behind the amphitheater patron seating area, along with landscaping. Sources of light will be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties. Neither the direct, nor reflected, light from any light source will create a traffic hazard to operators of motor vehicles on public or private streets. No colored light will be used which may be confused with, or construed as, traffic control devices. The property owner or operator will be responsible for controlling noxious weeds on the site. Trash will be collected in a covered, confined trash dumpster and removed at least weekly by B&CRefuse or alternative trash removal company as described in the Nuisance Management Plan. Page 11 of 11 All roadway, parking and operations areas will have improved gravel surfaces. Watering of surfaces will occur as necessary to suppress dust. 11. Additional information may be requested depending on type of land use requested. N/A Building Questions: '1. List the type, size (square footage), and number of existing and proposed structures. Show and label all existing and proposed structures on the USR drawing. Label the use of the building and the square footage. There is an existing single-family home and garage on the property, which will be removed for construction of the greenhouse facility. An additional single-family home exists on the property and will continue to be used for residential purposes. 0 2. Explain how the existing structures will be used for this USR? Once existing structure will be removed, and one will continue to be used for residential purposes. 3. List the proposed use(s) of each structure. The new "state of the art" greenhouse structure will be used for model hydroponics and aquaponics demonstration and testing. A classroom will be included in this structure for up to 30 participants. A small apartment will be built within the structure for a care -taker. AGPROfesssonais DEVELOPERS OF AGRICULTURE March 21, 2018 Michael Hall Weld County Department of Planning Services 1555 N 17th Ave. Greeley, CO 80631 RE: AGPRO Project # 1349-01 USR (PRE 17-0325) Michael, Thank you for your feedback on the Farmlab USA USR application. We have responded to your completeness review comments as follows: PLANNING COMMENTS: 1. Submit a copy of this form when you submit the revisions to your USR application. A copy of the 7 -day Memo is included. 2. Submit a Statement of Authority for Blue Pill, LLC. The Statement of A thori t is included. 3. How is Vincent Collins legally connected to the business or USR request? Vincent Collins is a partner in the Farmlab USA business. The business entity has not yet been established. For the sake of this USR, the essential en titi es/applicaants are Kendall and Tim Dittmer. 4. Submit a copy of the well permit for both wells on the property. What is the current allowed usage of the water well on the site that is proposed to be the source of water for the USR? The wellpermits are included with the submittal materials. The current allowed usage for the wells (Permit no. 204116 and Permit no. 26201) is domestic. Well permit no. 26201 is expected to be re -permitted for commercial usage. 5. Submit a copy of the existing septic permit. The current septic systems have been inspected and need to be replaced. The new septic systems will be designed, constructed, and permitted according to applicable Weld County septic requirentents. 6. Please explain the vision of this proposal in more detail. This is a very unique request with a lot of moving parts. The overall operation of the facility is unclear. Are these separate uses? Do different businesses operate each use? Please state all the proposed uses in a bullet -point format. The USR Questionnaire has been updated to include the requested details for each proposed use. ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue • Suite 200 • Greeley, CO 80634 970535 9318 /office ■ 970.535.9854 / fax a www.agprosscom 7. The pre -application request included industrial hemp cultivation and processing including making hemp -Crete, hemp -paper and hemp strain research, a shooting range and a drive-in movie area. Are these uses still proposed as part of this USR request? There will be no industrial hemp cultivation and processing, shooting range, or drive-in movie area associated with this application, 8. The existing legal description per both the existing deed and COC are based on a 1947 deed, reception # 1006124, being the W2NE4NW4 . E NW4NW4 & East 15' of W2NW4NW4 E2NE NW4 of Section 32-T1 T- R66W. However, a one -acre lot was split off of the parcel described above. It appears the one -acre lot was split -off via deed in 2008, reception #3593530 from the parent parcel. This was an illegal land split that requires the submittal of a recorded exemption to legally correct the split. The proposed USR will take place on the new Lot B of the pending RECX. Also, the COC will need to be updated to show the correct legal and reference the one -acre deed. A recorded exemption application will be submitted to be processed in conjunction with the USR application. The USR Site Plan has been updated to reflect the 2.5 -acre Lot A, see enclosed. The updated COCis included. ENVIRONMENTAL HEALTH COMMENTS: Is this USR for only 6 months or less per year so portable toilets can be used? Yes, portable toilets can be used for as it will only be in use for 6 months or less per year. Will the classroom have a new septic system? Yes, the two septic systems currently will be replaced with new systems, which will be designed, constructed, and permitted according to applicable Weld County septic requirements. The wells are domestic and need to be changed to commercial if used with the business. Well permit no. 26201 is expected to be re -permitted for commercial usage. The residence will not be associated with the USR but will be on the USR plat? The residence, equipment building, and utility building are to be removedfrom the property. Noise will be restricted to the commercial level and it is not clear how noise will be contained. Berms and landscaping will be used to minimize noise, what do you mean by 'turf', do you mean berming? By "turf" we are referring to grass which will be used as a groundcover. If the existing residence doesn't have a septic permit, submit a statement of existing to the health department. The existing residence is to be removed and the current septic system is to be replaced with a new system. The septic system for the remaining residence will be replaced as well, The new systems will be designed, constructed, and permitteaccording to applicable Weld County septic requirements. The application is confusing on what is year-round and what is not. The updated Questionnaire addresses what aspects of the property will be used year-round and what aspects will be used for only part of the year. raffilftiTt 13448 CO RD 4 Brighton, CO 80305 (720) 276 - 3566 FannatusA©gmai/. corn 2018 - Spring/Summer Season Message or Call - Calendar subject to availability. Event Hosting FarnzjL�bis an open space venue for your outdoor event needs with the availability for overnight camping. We specialize in creative ways to make your dream event possible. Space Overview Fainilat is located near Brighton, CO. 20 mins from DIA Less than 30 mins from Downtown Denver. We can offer many solutions for your event needs. Covered, Heated Spaces, VIP Areas, Outdoor Stage, Backline, PA, Projection Monitors and Screens, Tables and chairs and more. Prices can start at $75* an hour. We require a minimum deposit of $100* upon confirming dates. 2 EVENT PACKAGE PRICING Package A: Includes use of 30'x30" and 10'x40' covered outdoor spaces. outdoor stage, empty bar, basic power, portable facilities and wash station. $100 per hr 1 $420 @ 5 hrs I $710 © 10 hrs I 1010 wfovemight camping. Package B: Includes use of package 1 plus use of VIP Space Shuttle. 150 per hr I $500 @ 5 hrs / $800 @ 10 hrs I $1300 -12 hrs w/overnight camping. Package A for 2 days 1 night. $1600 Package B for 2 days 2 nights. $2100 VIP Packages - Call for details. EXTRAS Security and Parking staff for events over 50 people 5hrs $100 Bar/beverage service with staff, includes ice, water, various non-alcoholic drinks 5 hrs $300 Projector and screen rental $25 Outdoor heaters rental $30 each with 'I tank, extra tanks $20 Food truck booking $50 Ask for details. Tent and Bag Rental •- Seasonal, ask for pricing. Advanced Stage, Backline and PA Ask for details and pricing $$. Notice of Inquiry Development within a Coordinated Planning Agreement or Intergovernmental Agreement (CPA or IGA) Boundary Date of Inquiry 12114/2017 Municipality with CPA or IGA Fort Lupton CPA Name of Person Inquiring Vincent Collins /' Kendal Di ttmer i Property Owner TIMOTHY DITTMER&BLUE PILL LLB (KENDALL thTT Planner Michael Hail rnhali@weidgov,com Legal Description Part 0(32-1-66 II Parcel Number 147132000026 Nearest Intersection County Road 4 & Main Street Type of Inquiry USR- SEASONAL DRY -SITE CAMPING &OUTDOOR EVENT SPACE The above person inquired about developing a property inside your designated CPA Of PGA boundary. This person has been referred to community by Weld County Planning to discuss development options on this site, Visit chapter 19 of the Weld Count Code for specifics on your agreement. Weld County Comments Annexation? Name/'Title of Municipality Representative '` Municipality Comments OLt( flU GUI Y Ala/'l letALA ifi.({!.¢i.,, p �<< .1"1/\... 13111 4101111". QAI NO (al a 1111/1 leleelk letS ((NA iriev-3 Signature of Weld County Planner Signature of Municipality Representative Please return the signed form by Weld County Planning Department 1555 N 17th Avenue, Greeley... CO 80631 (970) 353-6100 x3540 `w (970)304-649& fax to: AGPROfesssonals DEVELOPERS OF AGRICULTURE Access Weld County Use by Special Review Application Prepared for Farmlab USA Vincent Collins CI AG PROfessionals DEVELOPERS OF ARI ULTURE Site Access Farmlab USA Use By Special Review (USR) Application There is an access permit that has been granted (AP12-00395) for the single family residence, and another access (AP16-00340) for oil and gas and agricultural use — the proposal will use the existing access points on County Road 4 (approximately 4,500 -feet and 4,750 -feet to the east of State Highway 85) for the single-family residence, and greenhouse/classroornicaretaker apartment. One new access point is proposed (approximately 3,900 -feet to the east of State Highway 85) for the amphitheater and campground on the section of County Road 4 annexed and maintained by the City of Brighton. This access will be aligned with East Crown Prince Boulevard. Brighton has indicated that this access location is agreeable. A Right -of -Way application will be processed through the City of Brighton. ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue • Suite 200 • Greeley, Co 80634 970.535.9318 /office • 970.535,9854 , fax • www.agproscom I Air sal 1 — I 1 el 10Car el esti tn fCI ,: E to < IP CU rte's .L ?ilk 03 13 C M me 0 tar i 1 _ CI hill 0 '.a. f aY i'� 't 'f. • - �}• i 1 II r I �. I .. 1 S t - n I • ar LL !• n �N _ _ in e Y �» - IPFII ' ! g iii- " 1 ♦ r 11ts { 1 • i I + rl. N 4 �- _ r r I6 1 i - - it I Xnl� F ^-'��• 63 1 tat til I r y� IN II R Om O l •+'• Y'., c �IF T. ' al do 1 • 1 - T it a, r r. I • '•1.. 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V ti t" ni • ' + TY �-; il Farmlab USA Case Name: PREII-0325 3-2-2018 Case Number: Date: Items not included with the Preliminary Drainage Report will be included with the Final Drainage Report Weld County Public Works Use by Special Review (USR) and Site Plan Review (SPR) Drainage Report Outline The following checklist is to be utilized as guidance, and may not be all inclusive. Other concerns not included in this checklist may arise during the review process. NOTE: A HARDCOPY OF THE DRAINAGE REPORT AD CONSTRUCTION DRAWINGS MUST BE WORKS FOR REVIEW. Comment Headings Included Not�� Included All (24" report report. important shall include be original shall "I Project) accordance criteria reports x prepared hereby shall 36") shall or included The reference be copied a cover documents contain certify was for the report or a prepared with and letter supervised certification owners be typed on 8-112" x 11" paper and bound. Drawings be included. The drawings shall be bound within the within a pocket attached inside the back cover of the shall be a stand-alone document and therefore all material, supporting documents, and calculations included within the report appendix. The report shall presenting the drainage design for review and shall by an engineer licensed in Colorado. Only sealed in ink will be accepted. The sealed report sheet as follows: that this report for the drainage design of (Insert Name of by me (or under my direct supervision) in the provisions of the Weld County storm drainage thereof." The Drainage Report is stamped, signed, and dated by a registered P.E. licensed to practice in the State of Colorado. All submitted construction plan sheets are stamped, a registered P.E. licensed to practice in the State signed, and dated by of Colorado. The following items at a minimum should be discussed in the Drainage Report be supported with maps and calculations in the Appendix, Include a copy Drainage Report submittal. narrative of this checklist and should with the I General Location and Description A. Location Township, Range, Section, 1 -Section. 2. Local streets within and adjacent to the development, 3, Major facilities open channels, lakes, streams, irrigation and other water resource within and adjacent to proposed project site. Names munci of alilies surrounding developments including jurisdiction Description of P ro perty 1. acres. Area in 2. Ground cover and soil types. n Major open channels and property ownership. . 41 General project description, Page 1 of 5 M.\Cla'yCode Ordinances\USR-SP'R Drainage Report Checklist.docx Farmlab USA Case Name: CaseNumber P'REI 7M32S Date 3-2-2018 . Irrigation facilities and •ro•ert facility ownership information within 200 ft. of . _ 6. Groundwater characteristics (where applicable) II. Drainage Basins and Sub -Basins A. Major Basin Description 1. Reference to Weld County Master Drainage Plan(s) where applicable. . Major basin drainage characteristics. . Identification affectin! of all the • ro FEMA-defined 100 -year floodplains and floodways • ert . On -site & offsite included on the contours Drainage at Re minimum tart 2 -ft drawi n • vertical intervals are to be s. B. Sub -Basin Description Historic • ro drainage patterns # erties . on the subject property and adjacent 2. Off -site (minimum contributirt• drainage 200 flow patterns and ft outside property flow area is encountered impacts boundary, on the subject or until no further . property off -site III. Drainage Design Criteria A. Development Criteria Reference and Constraints 1. Discussion subject drains of property • e deli • previous that n for drainage studies (i.e. project master influence or are influenced by the proposed the site. plans) for the Discussion structures, drainage of site constraints such as slopes, irrigation ditches, and the site .Ian. streets, utilities, existing plan impacts on the proposed B. Hydrological Criteria Identify design rainfall amounts and source of design storm depth information, NOAA Atlas, UD&FCD D maps, etc. Identify information design storm in the A. recurrence intervals. Reference the appropriate pendix. _ Identify summaries design the A. runoff points *endix. calculation method(s) and any computer models. of the routing and accumulation of flows at all identified for minor and major storm runoff. Reference the results _ Include in - Identify corn. detention discharge and storage calculation uter models. Reference the results in the A. methods and • endix. Discuss the s • ili of off -site flows will a for the 100- r devela be routed around l ed condition. the proposed site or over C. Hydraulic Criteria 1. identify conveyance capacities from County references and any computer models. 2.the Identify surface calculations. • rovi de detention outlet type. Include elevation, spillway overflow Include summaries a sta . e-stora • e table/curve identi a summary facility. of the Reference detention in • of the storage water . 100 -year water the appendix for sizing and uality sto ra ! e, 100 - Page 2 of 5 M: CIay\Code Ordinances\USR-SPR Drainage Report Checklist.docx Dose Name: Fa rml al b USA Case Number: PREI E 17-0 3253-2-2018 Cate : yr detention pond storage, calculations in the Appendix. and 1 ft of freeboard. Reference the Identify water quality the Appendix. outlet configuration. Reference the calculations in Identify culverts including calculations in the Appendix. diameter, type, and slope. Reference the x identify storm sewer inlets, manholes, etc. Reference the calculations in the Appendix. Discussion of permanent erosion control features. Discussion and justification quality, check dams, drop presented in Weld County of criteria or calculation methods (for water structures, rundowns, etc.) used that are not CODE. IV. Drainage Facility Design A. General Concept 1 . Discussion of con ce pt and typical on -site drainage patterns _ Discussion of compliance with off -site runoff considerations and constraints. 3.re Discussion of the content of all tables, charts, figures, or drawings in the • ort. . Discussion of anticipated hydraulic structures (channels, rundowns, etc j. - pipes, E3. Specific Details . Discussion of maintenance access and aspects of the design. Include a maintenance plan. 2. Provide copies of CDPHE, applications where applicable. E, DA FO, DRMS, , or State Engineers permit V. Conclusions A, compliance with the Weld County CODE 1 . Statement of whether or not the design will meet Weld County Code_ B. Drainage concept I . Effectiveness of drainage design to control damage from storm runoff Influence of proposed development on any applicable Weld County Master Drainage Plan recommendations. Identification of company or other applicant provide notified of the and • ro intent property evidence } osed to obtain written approval of affected owner(s). Weld County may require that offsite impacted jurisdictions glans. irrigation that the have been Reference all criteria and technical resources utilized. The Appendices should include at a minimum the following information. The be a standalone document and needs to include copies of all pertinent references generation of the Drainage Report. Drainage Report should used in the VI. Appendices Hydrologic Computations J Page 3of5 M :\Clay\Code Crtl inan ces\US R- PR Drainage Report cheokli st.do € ern Farmlab USA Case Case Number PREI 7-0325 [ ate -� -2O18 Vicinity Map Show the as showing location • roximate of the site boundaries of the inrelation to surrounding area. site. FIRMette showing location floodolains/floodways. of the site in relation to the FEMA mapped Show the approximate boundaries of the site. . Soil roues Survey Information/Map for the ' ro act site. showing soil types and soil hydrologic Rainfall Maps UDFCD or NOAA with the project as anolicable. location identified. Maps can be from Land use assumptions regarding adjacent properties. Initial yr 10- and major r, and 1 storm runoff 00- r) computations at specific design points. Historic and fully developed runoff computations at specific design points. 8. Computer spreadsheets model on input a [ and --F output. f # bye c Include ached model to the files drainage and/or F eport. E . Hydraulic CompMutation 'l . invert profil e. elevations, sizing. Provide 100 -year computations energy grade showing line (E slope, L1Q0), pipe and size, hydraulic material, 2. Storm inlet suing. . calculations wale or channel for unu�e sizing .heCulvert etated . The and calculations vegetated reed conditions. to s h ow sta.bi I ity 4. Riprap design or for other bedding rer etment a n d goo design. -fabric. The calculations need to include " Pond 1 0 -yea area/vol r water u me surface capacity elevations and outlet and sizing overflow . S how facilities cal culati . on s fa r th e orifice plate, spillway, and pond ou#let suing. 7. Include computations for permanent erosion control features. . Any computer spreadsheets model input and output. on a CD-ROM to be attached Include model files and/or to the Drainage Report. 24 x 36 Maps 1, Historic Drainage and off -site), historic flow 2 path, Basin Map. Show drainage ft on -site and off -site drainage flow path length, and basin boundaries, floypath slope. boundaries (on -site design points, 2. Fully Developed (on -site and points, developed drainage easement drainage related exist on the off protect -site), Drainage Basin Map. 2 ft on -site and off flow path, flow path length, including metes and features. Show any other site. Show drainage basin boundaries -site drainage boundaries, design and flow path slope. Show bounds description around all drainage easements that may Construction sewers, Include Drawings open cross sections showing location, channels, culverts, cross of swales and open sizing, and details -pans, and other channels. for all storm appurtenances. X 3. . Construction Drawings works. Include and labels for showing location of detention facilities and outlet the 100 -year water surface elevations, overflow facilities, pond volume and discharge. Grading Plan lowest opening 10O -year water other drainage showing existing and proposed contours. Identify the elevation of buildings showing that they are above the surface elevations of channels, swales, streets, ponds, or facilities. 6. Erosion and Sediment Control site. Include typical installation maintenance notes for all BMPs Plan showing all details, installation to be utilized on BMPs to notes, the project be utilized on - and site. X Page 4 of 5 (:\Clay\Code Ordinances\USR-SP'R Drainage Report Ghecklist.d ocx WELD COUNTY DRAINAGE CODE STANDARDS AND CRITERIA VARIANCE REQUEST F0RMF0R ENGINEERS CODE SECTION zs-zz4sa PreeApplication/Case Number PRE17-0325 Legal Description Part of the N 1/4 Parcel Number 147132000026 Section/Township/Range S32, TIN, Re6W I Chad TeVelde de „ Consultant Engineer for Farmiab LISA (" Applicanr), understand and acknowledge that the Applicant is seeking land use approval of Stormwater retention ponds (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 , pplica iard. I hereby certify, on behalf of Applicant, that the Design will meet all applicable drainage re uireme; �,_ +c ` thert61 +_, ounty Code with the exception of variance(s) described on Exhibit A. This certification is rfn �, � y�,_tip . j Y e 1 Y not a u tapt 1ornntat7 y Putter expressed or implied. $) \-c ", 1 g (En :in ee StkrnP)22 I ■ne., r) sj) _ts net° w.:4"4.‘";:;) OiLtS},, IA AreY. Engineer of Record Signature 1 , Applicant, understand and agree: that the intention of the 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, and that Weld County does not assume liability for damages from storm drainage. If this variance request is approved it is not precedent setting and is based on site specific constraints. Applicant Signature Please attach a separate document CEhibitA 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 stormwater 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: Planning Director Name Signature Date of Approval 11/03/2015 nts Weld County Colorado Departmentvi �f Planning Services Development �� 1555 17th Avenue, r isyh Co 806311 .970-353-6100 I wwww, co welds Yus►' partment iannir :Zopl DRAINAGE REPORT REVIEW CHECKLIST Project Name: US R18-0028 Farmlab USA, — Retention Variance The purpose of this checklist is to provide the applicant's Engineer a basic list of items that County Staff will review in regards to a drainage report. The drainage design shall meet the requirements of the Weld County Code and commonly accepted engineering practices and methodologies. A detention pond design (or other stormwater mitigation design) is appropriate for projects which have a potential to adversely affect downstream neighbors and public rights -of -way from changes in stormwater runoff as a result of the development project. The design engineer's role is to ensure adjacent property owners are not adversely affected by stormwater runoff created by development of the applicant's property. REPORT (] = complete, ❑ = required) Stamped by PE, scanned electronic PDF acceptable Certification of Compliance ❑ Variance request, if applicable- included, not yet approved by County Engineer Description/Scope of Work Number of acres for the site ❑ Methodologies used for drainage report & analysis Design Parameters Design storm Release rate X1 xl xl ❑URBA►NIZING or NON -URBANIZING — report pg 6 states non -urbanizing xl Overall post construction site imperviousness Soils types Discuss how the offsite drainage is being routed Conclusion statement must also include the following: xl Indicate that the historical flow patterns and run-off amounts will be maintained in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding ng of storm run-off for the 100 -year storm. How the project impacts are mitigated. Construction Drawings ❑ Drawings stamped by PE, (scanned electronic PDF preferred) Drainage facilities ❑ Outlet details - NA ❑Spillway Maintenance Plan ❑ Frequency of onsite inspections xl xl X1 Repairs, if needed ❑ Cleaning of sediment and debris from drainage facilities — sediment cleaning needs to address drain time with retention xl Vegetation maintenance ❑ Include manufacturer maintenance specifications, if applicable Comments (see next page as well): The equation used is not appropriate to use for a retention pond. See USDCM Volume 2, Chapter 12, page 12-18. This equation is used for full spectrum detention (subtracts the outlet rate), and is an approximation made for areas less than 10 acres. Ksat is much higher than the infiltration rate proposed -are the ponds over 27" deep? Grading drawings needed. The greenhouse/classroom and parking area must drain to the ponds. Classrooms are not a use by right. Pond I needs to be 100% 4/27/2016 Weld County Department of Planning Services I Development Review 1555 N. 17th Avenue, Greeley, CO 80631 I P h : 970-353-6100 I Fax: 970-304-6498 www.co.weld .co. us/Depa rtmen is/Planning Zoning DRAINAGE REPORT REVIEW CHECKLIST Spillway design needs to be included. The south east pond — this is upstream of the developed area. How does drainage get to this pond? Where will the spillway be located so as to not flood the area? 4/27/2016 Weld County Department of Planning Services Development Review 1555 N. 17th Avenue, Greeley, CO 80631 P h : 970-353-6100 Fax: 970-304-6498 www.co.weld .co. us/Departments/P Ian n i ng Zon i ng Fadlit Y Emergency g y Plan Farmiab, USA 13498 County Road 4 Brighton, CO 80603 Vincent Collins / Tim Dittmer (720) 27b-3566 Page 1of5 FACILITY EMERGENCY PLAN Farmlab, USA Vincent Collins / Tim Dittmer This Facility Emergency Plan is for the Farmlab USA amphitheater and campground, located approximately 1/2 mile east of US Highway 85, and south County Road 4. The facility is owned and operated by Vincent Collins and Tim Dittmer. The Farmlab USA utilizes the facility primarily on weekends during seasonal months. The facility is used for concerts, festivals, and demonstration activities associated with the production and use of hemp products. The facility will be operated under applicable local, state and federal regulations. The facility will also use standard and traditional operating procedures and best management practices consistent for the proposed use. This Facility Emergency Plan has been developed collaboratively between the facility operator, the Brighton Fire Protection District and the Weld County Office of Emergency Management. This plan should be updated annually. Page 2 of 5 1. Facility Name: Faimlab USA 2. Location: 13498 County Road 4, Brighton, Colorado 80603 Located approximately 1/2 -mile east of US Highway 85 and south of County Road 4 See enclosed property map. 3. Emergency Telephone Numbers: Facility Operator: Contact Number: 4. Agent' Notification: Brighton Fire Protection District: General Emergencies: Weld County Sheriff's Office, District General Information: Emergencies: Platte Valley Ambulance Service: General Information: Emergencies: Vincent Collins (720) 276-3566 (303) 659-1035 Dial 911 (97o) 857-2465 Dial 911 (720) 288-2087 Dial 911 Closest Hospitals: 1. Platte Valley Medical Center (SCL Health) 1600 Prairie Center Pkwy, Brighton, CO 80601 Hours of Operation: 24 Hours a Day, 7 -Days a Week Page 3 of 5 . Advanced Urgent Care & Occupational Medicine 2801 Purcell St., Brighton, CO 80601 Hours of Operation: 7 -Days a Week: 8 A.M. — 8 P.M. 3. Advanced Urgent Care & Occupational Medicine 112 S. Denver Ave, Fort Lupton, CO 80621 Hours of Operation: Monday -Friday: 8 A.M. — 5 P.M. . Surrounding Occupancies & Land Use: Properties adjacent to the facility are agricultural crop land, oil and gas facilities and rural residential. Vestas Blades is located to the north of the subject property. 6. Personal Protective Equipment Available: Self -Contained breathing apparatus: Spare compressed breathing air baffles: Lined turnout coats and. pants: Face Shield or similar protection: 7. Location of m ergency Equipment & Supplies: Fire Extinguisher First Aid. Kit 8. Location & Types of Water Suppl.ies: Bottled water will be provided on -site. Page 4 of 5 Fire Department Fire Department Fire Department Fire Department On Site On Site 9. Operational Standards: The facility will be operated under applicable local, state and federal regulations. The facility will also use standard and traditional operating procedures and best management practices consistent for the proposed use. 10. Keep Facility Emergency Plan Current: The Farmlab, USA operator will coordinate with local first responders on an annual basis to review emergency plans and to identify any improvements in the planning process for large events. This plan will be updated on an annual basis and reviewed by the Weld County Office of Emergency Management and the Hudson Fire Protection District. Facility Manager .LLB Date Fire Dept. Official Date _ WC OEM Official Date Page 5 of AGPROfessionals [)E\'ELOPERS OF AGRICULTURE Introduction Nuisance and Waste Management Plan Farmiab USA Use By Special Review (USR) Application The proposed Farmiab USA facility will provide various recreational uses in conjunction with educational programs and events associated with agriculture, specifically hydroponics and aquaponics. The goal is to create an agri-tourism destination venue. The specific uses include the following: 1. Temporary group assemblage — in the form of an amphitheater -type arrangement with grassy seating area and small covered stage. All-weather surface parking will be provided. Capacity up to 300 persons, which would be used seasonally, weather permitting (not to exceed a 6 -month per year duration). 2. Over -night tent camping — 25i;30 camp sites will be created for weekend events — summer -time weekends only, on an invitational basis. 3. RV camping -- for no more than 3-5 RV campers with electrical service. 4 Greenhouse / classroom building I caretaker apartment — 4,650 sf (initially) to include a classroom for up to 30 participants, 800 sf care -taker apartment, 3,200 sf greenhouse, mechanical room and storage. 5. Cultivation, storage and sale of crops, vegetables, plants, flowers and nursery stock raised on the premises. 6. Storage within cargo containers — not to exceed 5 containers that are no larger than 40' 8' x 8' -6" in size. These will be for personal storage only, not for rent. 7. 60 KWH propane generator and solar panels to provide "tied -grid" utility service to the facility. Farmiab USA will use the methods described below to minimize potential nuisances and waste produced as a result of the proposed uses. Noise The property owner or operator will attempt to minimize noise generated during operation and maintain compliance with Weld County Noise Requirements. The facility will adhere to the maximum permissible noise levels allowed in the Agricultural Zone District. Irrigated turf within the amphitheater seating areas and landscape buffers will provide sound absorption and screening. ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue • Suite 200 • Greeley, Co 80634 970.535.9318 / office 970.535.9854 / fax • ww.agpres.co.m, Page 2 of 2 Light Sources of light will be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties. Neither the direct, nor reflected, light from any light source will create a traffic hazard to operators of motor vehicles on public or private streets. No colored light will be used which may be confused with, or construed as, traffic control devices. Landscape features will adequately shield sources of light, Waste Management The property owner or operator will be responsible for controlling noxious weeds on the site. Trash will be collected in a covered, confined trash dumpster and removed at least weekly by B Refuse or alternative trash =oval company. Portable toilets will be utilized for events. The event schedule is very seasonal and portable toilets will be placed and removed for seasonal events. The operator will utilize an appropriate sanitary services provider to manage the toilets and remove and dispose of contents as needed in accordance with applicable requirements. No storage and/or stockpile of chemicals and/or petroleum is expected to occur on -site. No fuel storage is proposed on -site. No regulated air emissions are anticipated from this site. I Dust Abatement The operation is not expected to generate disproportionate amounts of fugitive dust. Lot surfaces will be rangeland grass with improved gravel surfaces in roadways, parking and operations areas. Irrigated turf within the amphitheater seating areas and landscape buffers will be incorporated in the site design Watering of surfaces will occur as necessary to suppress dust. Farm Lab 13498 County Road 4, Brighton, CO 80603 Traffic Impact Study KE Job #2018-022 Prepared for: AGPROfessionals ROfes io nal e 3050 67th Avenue, Suite 200 Greeley, CO 80634 Prepared by: KELLAR ENGINEERING WWw. 1 ar eneeriug.� opt 970.219.1602 phone February 26, 2018 Sean K. Kellar, PE, PTOE This document, together with the concepts and recommendations presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization from Kellar Engineering LLC shell be without liability to Kellar Engineering LLC. TABLE OF CONTENTS 1.0 Introduction .0 Existing Conditions and Roadway Network 2.1 Recent Traffic Volumes .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 5.0 Findings List of Figures: Figure 1: Vicinity Map Figure 2: Site Plan Figure 3: Recent Peak Hour Traffic Figure 4: 2020 Background Peak Hour Traffic Figure 5: Trip Distribution Figure 6: Site Generated Peak Hour Traffic Figure 7: 2020 Short Range Total Peak Hour Traffic P 3 3 3 6 6 6 7 7 7 7 8 8 8 17 PS 4 5 10 11 12 13 14 Farm Lab Traffic Impact Study Page 1 TABLE OF CONTENTS (continued) List of Tables: Table 1: Table 2: Table 3: Table 4: Appendices: Appendix A: Appendix B: Appendix : Appendix D: Appendix E: Trip Generation Recent Peak Hour Operations 2020 Background Peak Hour Operations 2020 Short Range Total Peak Hour Operations Traffic Counts Level of Service (LOS) Tables Aerial Image and Street View Weld County Functional Classification Map HCM Calculations (Synchro) Page 9 15 15 1 Fae. 19 21 22 24 25 Farm Lab Traffic Impact Study Page 2 1.0 Introduction The purpose of this Traffic Impact Study (TI) is to identify project traffic generation characteristics, to identify potential traffic c 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, COin Weld County, CO. See Figure 1: Vicinity Map. Kellar Engineering LL (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. .0_ E isting Conditions and Roadway Network ork The project site is located at 13498 County Road 4, Brighton, CO 806038 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)I 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 short range future, CR 4 will not connect with US 85 in order to eliminate the at -grade 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, 2/6115 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 RIS Oka bp; is is (0 0 a C U O3 CPI ate a AMH Wirt fez, %21d uy th oogle Maps t Farm Lab Traffic Impact Study KM CC f+1ne d n'1� 9nANUuaoSCe M13) G ttP t° Ili) c'43,JOtI Al 1 ■ nil O! [ S aj d TTTT , s �'}l•�" _�_ liph � et ih a y a.3 AMMO anv I s V' 1P. , .. b -_ mS k .V icl T..LIS '11 O T Y( � � T — TPA OW* ill/�q s a S / 0. 1 "x"11 Ill V Zf 0$11 irta1.IW1M11I a awl i i seisms . Sur — as ma s 7arla.!�-ola�iiaCBP �— Inv ti - a ----%name an,LM1s I a i a 9) id1 b is ice, ci _O'it" • _ sue_ a.:. 1-0* � 1 n. sue- -� � —' s — s *I a r t• • I - el n •Pkirtyltririlaratiairatalenrras. t V r I I i t i I I Farm Lab Traffic Impact Study .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 CFA 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' (LIE) Trip Generation Manual, 9th Edition does not provide detailed data on the specific uses associated with the Farm Lab project. As such, ICE 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. Therefore, to be conservative the weekend peak hour was used as the highest peak hour for this study. 3 persons per vehicle was assumed for weekend amphitheater events. Approximately 300 total people attend a weekend event with arrivals and departures spread -out throughout the day. A conservative approximation of the typical weekend event peak hour has approximately 50% of the people arriving and departing during the peak hour. The Farm Lab project is projected to generated approximately 287 weekend daily trips, and 171 total weekend peak hour trips. See Table 1: Trip Generation. Farm Lab Traffic Impact Study Page 6 4.2 Trio 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 4 illustrates the trip distribution used for the project's analysis. Since CR 4 will not connect with US 85 in the short range future, in order to e l i m i n ate the at -grade railroad crossing, the majority of the project's site generated traffic will be coming from the east on CR 4 in the future. 43 Traffic Assiunment 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 7 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 NFRI PQ (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 nal ized intersections from the 2010 Highway Capacity Manual are provided in Appendix B. 5.2 Intersection 0 Brat onal 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 7, 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 (SHAC). Based upon the SHAC, 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 (SHAG), 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 #1 intersection • A westbound left -turn lane is required at the CR 4/Site Access #2 intersection The left -turn deceleration lanes should be a total of approximately 435' long (180' bay taper + 255 full width) with 12' minimum lane widths. Farm Lab Traffic Impact Study Page 8 C O ?es No i CD F o .111 AIM C 4) O a- L I— rL1.1r ■ i C It _ 4 0 a a salt ■ • r CO al .0 o a r to ti C" ! co so ! N to r T 4cT T Peal M ilat e in Lo it- CO co ai afrsi coT it y y T yy T yy '14 y,y T y, y. T CD cm 0 0 co IS03 [fail yy T * y $ y T y T yy -K 0 1-01 re 0 cm 300 persons 30 sites 5 sites 30 persons I& persons sili IS I- I Use C W Camping ping lome C o et; a ' Iassroorn -it I AmpMitl 0 CD LLB 'CI H O 'K * 'K 'K 'N i o it As such, ICE was able to The Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9th Edition does not provide detailed data for this particular use. For the Farm Lab project the highest project trip generation estimate the peak hour trip generation based upon correspondence with the client and project team. S co ES C a) C I tti 5- o a a. C A C '71Y1I S v a, E + U)+� U) as U) co a) c.) i lea cu tin co M i a) s w mc o) a v is 8 O 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 See Section 4.1 aC Farm Lab Traffic Impact Study Recent Peak Hour Traffic w. 2 a PAI8 eoupd UMW 3 Et U rap CsJessi C Y Farm Lab Traffic c Impact Study 1- round Traffic 2020 Back .. p,ll,p�, aoUp d utopia • a '1—r b4 - � L 6 C- co l 7:11 C s. J 0 � ea" Ll. speAly O01.1pci uAno.110 "a O 0 0 v U Farm Lab Traffic Impact Study Site Generated Tr aci 2 pA9 aoupd unna.10 •3 LO V ce U i 1-> wo C C, 9€ A Os z# ssao0V allS � # 99000V Farm Lab Traffic Impact tiu.dy 2020 Short Range Tota a wig eOuiad unnoJ O � 03 CO rrO 1-114401/40 v ce C 0 C, it LC OD N it' 09 z# ssa33V 9980 OV tip CIO 114 Farm Lab Traffic Impact Study Table 2: Recent Peak Hour Operations Intersection Movement Level of Service (LOS) Weekend Peak LOS _ +R 4/E. Crown Prince Blvd, EE Left EE Thru A EB Approach WES fi hru/Right WB A roach 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 4 Crown Prince Blvd. EB Left EB Thru EB Approach A A WB Thru/Right WB Approach A B BB LeftI Right SB Approach B Overall A Farm Lab Traffic Impact Study Page 15 Table 4: 2020 Short Range Total Peak Hour Operations Intersection Movement Level of Service (LOS) Weekend Peak LOS CR 4/E. Crown Prince Blvd./Site Access #1 EB Left A EB Thru A EB Approach 'B Left A A WB Thruf Frig ht A 'B As . roach A NB Left'Thru/Right BB Left/Rib ht B _ BB Approach B Overall A Intersection Movement nt Level Service of LOS Weekend Peak LOB A CR 4/ Site Access #2 EB Thru EB Approach WB Left A WB Tyr ru/Right A A WB Approach NB LeftfThru/Right A Overall A Farm Lab Traffic Impact Study Page 16 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 #1 intersection A westbound left -turn lane is required at the CR 4/Site Access #2 intersection The left -turn deceleration lanes should be a total of approximately 435' long (180' bay taper + 255' full width) with 12' minimum lane widths. Farm Lab Traffic Impact Study Page 17 APPENDICES: Farm Lab Traffic Impact Study Page 18 Appendix A: Traffic Counts CR4 (3O3) 216-2439 www_aII trafcdata.net Peak Hour - All Vehicles (14) 10 am 20 (33) aka 0 Ca I 1 ern"; mice tie Location: 1 E CROWN PRINCE BLVD & CR 4 AM Date and Start Time: Tuesday, February 06, 2018 Peak Hour 07:00 AM - 08:00 AM Peak 15 -Minutes: 07:00 AM - 07:15 AM t20#I diI LIs (197) 133.- 1311 am 6 —IW oat n 12E 018 80 Imp s rip 16 si, Imo 63 I 0 S nil I re0 C I' 1) ...1 i i Note Toni sir counts contained in parentheses, Traffic Counts Interval Start Time Peak Hour - Pedestrians/Bicycles on Crosswalk 0 0_4 t � t o WJAS4DE 41 CR 4 CR 4 E CROWN PRINCE BLVD Eastbound Westbound Northbound Southbound Ruling Pedestrsin Crossings U -Turn Left Thru Right U -Turn Left Thru Right IU-Tum Left Thru R4h, U-lurn Left Thru Right Total Hour West East South North 715 AM 1-30 1A5 AM 0 6 12 0 0 4 16 0 0 3 20 0 0 0 34 0 D 0 33 1 Q 0 13 1 0 2 0 2 58 166 0 0 a 0 0 2 39 148 0 0 0' 0 0 8 AM 0 3 13 0 0 0 18 0 8:15 AM 0 3 14 0 0 0 15 1 8.30 AM 0 5 13 0 0 20 0 8.45 AM 0 1 9 0 0 0 13 0 0 1 0 2 31 132 0 0 0 {� I 0 0 34 0 0 0 0 Q 0 0 38 0 0 0 0 0 0 0 23 0 ) 0 Court Total 0 28 109 {0 0 0 192 5 0 5 0 9 348 0 0 Peak Hour 0 16 60 0 0 0 126 4 0 3 0 7 216 0 0 0 Farm Lab Traffic Impact Study Page 19 (303) 21 2439 mac al itratiedataxiet Peak Hour -All Vehicles (VA 135 OCT? 32 I t �" N Fy C WA JILL if Li 10 L Rion: 1 E CROWN PRINCE BLVD & CFI 4 PM Date and Start Time: Tuesday, February 06, 20i8 Peak Hour 04:00 PM - 05:00 PM Peak 15 -Minutes: 04:15 PM - 04:30 PM (34) EM t D a. 60 d. 21 ' W 391 E 12 r 0 a n c 0 (31 I n , t r CRS +ice 72 $1M) a i tioi 170 Now Thus' 044,4yeaun3 -conta ned parentheses TrafficCounts Intern! staitTime 41O PM 4`30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM Cart To:al Peak Hour Pedestrians/Bicycles on Crosswalk �M 0H r � to N t Vit3ODE c = CR 4 eR 4 E CRCAVN PRINCE E Ea sato urpd Weittiotni I a nhibounci Soulhkeismi R ndPelle s ratngi U -Turn Left Thru Rich! U -Turn Left Thru Right LI-Tun Left Thou itch: U -Tura Leif Thru Righ TAI 114°14; Wed East South *rth 0 5 21 0 0 0 21 0 0 0 0 0 0 a 6 3 0 1 1 0 30 39 44 39 44 32 0 0 0 15 4 0 0 0 19 2 0 0 0 13 0 0 0 0 n 0 0 0 0 10 0 0 0 0 11 0 0 23 287 0 0 0 124 10 1 10 0 12 70 362 0 0 0 0 4 0 0 0 11 11 1 1 0 a a a a 0 a 0 33 10 4 t 2 1 9 53 62 64 57 44 lie 276 727 44 0 100 589 0 0' 0 a 0 0 0 2 0 0 0 0 0 0 0 0 0 0 1 2 0 Peak Hour 0 21 129 0 0 0 68 10 1 42 0 92 362 1 0 0 Farm Lab Traffic Impact Study Page 20 Appendix B: Level of Service (LOS) Table Level of Service Definitions Signalized intersection Unsignalized Intersection Level of Service (LOS) Average Total Delay Average Total Delay (sec/veh) (sec/veh) 510 4,. ID B >10and ≤20 >10and 5.15 C >20and≤ 5 >15and 525 0 >35and 555 >25and 535 E >55and≤80 >35and 550 >80 >50 Farm Lab Traffic Impact Study Page 21 A I, p IMI Dendix a WeId County Functional Classification Map WCR 26 _ ins a ■ WCR 18 1— misi%. LUPTON WCR6glar i BRIGHTON O tea. cRa LOCHBUIE• WCR 2 i ?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 eNG- Arterials Not Constructed (01 Future Alignment To Be Determined Note: The minimum right -of -war for WCR 29 between SH 392 and WCR 100 will be 1i ' except at the following intersections it will be 'KO': SH 392, WCR 74, SH 14, WCR #0, WCR 100. Farm Lab Traffic Impact Study Page 24 .gyp bend x E: HCM Calculations (S rnchro a mio ,1 Farm Lab Traffic Impact Study Page 25 Recent Traffic 3: CFA 4 & E. Crown Prince Blvd Kellar Engineering LLC 02123/2018 intersection Int Delay, a/veh 4,2 Movement EBL EBT WBT WBR 801. SBA Lane Configurations Traffic Vol, vehT Future Vol, veh/h Conflicting Peds, f#ihr Sign Control FAT Channelized Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Ma or/Minor t 21 128 21 128 0 0 Free Free - None 294 0 0 85 85 2 2 25 151 Conflicting Flow All 92 Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg 1 Critical Hdwy Stg 2 Follow-up Hdwy 2.218 Pot Cape1 Maneuver 1503 Stage 1 Stage 2 Platoon blocked, % Mov Cap -1 Maneuver 1503 Mov Cap -2 Maneuver Stage 1 Stage 2 Approach. ACM Control Delay, s HCM LOS 4.12 EB ID 68 10 68 10 U 0 Free Free - None 0 0 85 2 80 or2 85 2 12 icer 42 42 0 Stop 0 0 0 85 2 49 Minor2 92 92 a Stop None 85 2 108 0 _ _ - s - sAfB 0 a. a, S 286 86 200 6.42 5.42 5,42 3.518 3.318 704 973 937 834 692 692 937 820 SE 86 6,22 973 Mbar IQ.r MM vent Capacity (vehth) ACM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) HCM 2010 TWSC Sean Kellar, P'E, PTOE 1 EBL 1503 0016 7,4 A 0.1 EBT VsiBT INERSBLI1 363 - 0.183 1041 _ - B 0.7 0 10.1 B Synchro 9 Report 2020 Background Traffic 3: CR 4 & E. Crown Prince Blvd Kellar Engineering LLC 0212312018 Intersection • I nt Delay, slveh 42 Movement Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control RT Channelized Storage Length Veh in Median Storage, # Grade, Peak Hour Factor Heavy Vehicles, % Mvmt Flow tvlajor/Minor Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy St9 1 Critical Hdwy St9 2 Follow-up Hdwy Pot Cap -1 Maneuver Stage 1 Stage 2 Platoon blocked, % May Cap -el Maneuver May Cap -2 Maneuver Stage 1 Stage 2 in . E'BL, EET 22 22 Free 294 a a• 85 2 26 Majorl 96 a 4.12 a a 2218 1498 a 1498 EB 134 134 0 Free None 0 0 85 2 158 0 a a a a a a a ' 'BT BR 71 11 71 11 0 0 Free Free - None 0 0 85 2 84 Ma'or2 a a a a WB a 85 2 13 0 a a a WEB BBL SBR 44 44 0 Stop 0 0 0 85 2 52 Minor2 97 97 0 Stop None 85 2 114 299 90 90 209 8.42 6.22 5.42 5A2 3.518 3.318 692 968 934 826 IMF 680 968 680 934 812 SB HCM Control Delay, s HCM LOS Nita Lane/Major Nivirat Capacity (vehfh) HCM Lane VJC Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th °lotile Q(veh) 1 EBL EBT INBT WEIR SeLn1 1498 - - - 855 0.017 - a 0.194 '.4 a - - 10.2 A - - B 0.1 - - 0.7 0 1O2 B HCM 2010 TVVSC Sean Kellar, PE, PTOE Synchro 9 Report 2020 Short Range Total Traffic 3: Site Access #1/E. Crown Prince Blvd & CFA 4 Kellar Engineering LLC 02/2312O18 Intersection Set. 8BT Int Delay, s/veh Movement Lane Configurations Traffic Vol, veh/h Future Vol, vehs"l Conflicting Pads, tit/11r Sign Control ITT Channelized Storage Length Vets in Median Storage, # Grade, % 5.5 EBL EET 22 22 0 Free 294 134 134 D Free 0 0 EB'R 0 9 0 Free None ,NBL WBT WBR 50 71 11 50 71 11 0 0 0 Free Free Free - None 20O 0 0 NBL NBT NBR. 9 0 9 Stop 0 50 0 50 0 a Stop Stop - None 0 0 SW 44 44 0 Stop 0 R 0 97 0 97 0 9 Stop Stop - None a 0 9 Peak Hour Factor Heavy Vehicles, % Mvmt Flow 85 85 85 2 2 2 26 158 0 85 85 85 2 2 2 59 84 13 85 85 85 2 2 2 0 0 59 85 85 85 2 2 2 52 0 114 or/Minor Conflicting Flow All Stage 1 Stage 2 Critical Hdwy Critical Hdwy Stg 1 Critical *Ivey tg 2 Follow-up Hdwy Pot Capp -1 Maneuver Stage 1 Stage 2 Platoon blocked, % Mov Dap -1 Maneuver Mov Cap -2 Maneuver Stage 1 Stage 2 rr1 96 0 vow 4.12 2.218 1498 - 1498 ft ft a a 0 0 0 - - - Mcij,or2 158 4.12 i 2.218 1422 1422 0 0 — i a a Ai - air CAi'nor1 474 423 158 209 209 - 265 214 - 7.12 652 6.22 6.12 5.52 - 6.12 5,52 - 3.518 4.818 8.348 5O1 522 887 793 729 - 74O 725 • 422 492 887 422 492 779 716 626 695 Mficr2 447 208 239 7.12 6,12 5.12 8.518 522 794 764 90 = 6.22 - 4 '- - 3318 0 968 0 0 a 466 968 466 78O 701 Approach EB WB NB SB 1 2,9 9,3 11.4 A B HCM Control Delay, s HCM LOS I'rrrvr Lane/Major vrrit Capacity (veldt) HCM Lane VIC Ratio HCM Control Delay (s) HM Lane LOS HCM 95th %tile Q(veh) NBLn1 EEL 887 1498 0.066 0.017 9.3 7.4 A A 0.2 0.1 EBT 4VBL WET 'MR SBLh1 - 1422 - 0.044 - 7.6 A a 0,1 a x}7+2,.4 a 0.229 a 11.4 _ B 9,9 a a HCM2010 TWSC Sean Kellar, PE, PTOE Synchro 9 Report 2020 Short Range Total Traffic 5: Site Access #2 & CR 4 Kellar Engineering LLC 02/231201B Intersection Int Delay, s/veh Movement 1.6 EBT EBR WEL WET NBL NBA. y . - Lane Configurations Traffic Vol, vehth Future Vol, vehlh Conflicting Peds, ##hr Sign Control RI Channelized Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Row Ma or/Minor 228 0 228 0 o 0 Free Free - None gaS 0 0 85 2 268 Maiori 85 2 0 �i. 38 38 0 Free 200 85 2 45 Major2 132 132 4 Free None 4 85 155 0 0 0 Stop 0 0 0 85 2 0 Minor1 37 37 t Stop None a a 85 2 44 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, ,o Mov Cap -1 Maneuver Mov Cap -2 Maneuver Stage 1 Stage 2 Wroth a r a a a a a a 268 a a 4,'12 2.218 1296 1296 a a a a SS 513 268 268 245 6.42 542 6.42 3.518 3.318 521 771 777 796 - a 6.22 s. 503 771 503 777 768 NB, HCM Control Delay, s HCM LOS JiI ty hS 1 �MI Capacity (veh/h) HCM Lane VC Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) 1.8 6,9 A t*c JETH S WJL1WBT. 771 0.056 9$ A 0,2 - x 1296 - 0.034 - - 7.6 a A - 0.1 HCM 2010 TWSC Sean Kellar, PE, PTOE Synchro 9 Report i r j a■ .r P%5 -SC We) i r 91E6-Gtc (025) Lime CO l' P D'COE elms 'snuaty LJU9 MOO ,.- - • . _' �� !� iPC. 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