HomeMy WebLinkAbout20172148.tiffMEMORANDUM
TO: Chris Gathman, Planning Services
DATE: April 14, 2017
FROM: Hayley Balzano, E.I., Development Engineer
SUBJECT: USR17-0017 Surprise Property
The Weld County Department of Planning Services -Engineering has reviewed this proposal. Staff
comments made during this phase of the application process may not be all-inclusive, as other issues may
arise during the remaining application process.
COMMENTS:
General Project Information/Location:
Project description: Outdoor RV, boat, vehicle storage
This project is west of and adjacent to 1-25 Frontage Road and is north of County Road 6.
Parcel number: 146722100002
Drainage Requirements:
Please contact Department of Planning Services/Engineering Development Review for questions or
assistance for drainage requirements at 970-353-6100.
URBANIZING VS NON -URBANIZING DRAINAGE AREA:
This area IS within an Urbanizing Drainage Area:
Urbanizing Drainage Areas typically require detention of runoff from the 1 -hour, 100 -year, storm falling on
the developed site and release of the detained water at the historic runoff rate of the 1 -hour, 5 -year storm
falling on the undeveloped site for URBANIZING areas.
Detention Pond summarized in a Drainage Report:
A Drainage Report and detention pond design has been submitted and reviewed. A detailed checklist is
available. The report proposes detaining the 100 year 1 hour storm from both on and off site sources and
releasing the 5 year 1 hour storm from the developed site and the 100 year 1 hour storm from the
undeveloped site. The design will need to be modified to detain only the 5 year 1 hour storm and send the
off site flows over the spill way.
Grading Permit
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plan recorded). An Early Release Request Form may
be entertained only after the applicant and Planning Department have reviewed the referral and surrounding
property owner comments. The Early Release Request may or may not be granted depending on referral
comments and surrounding property owner concerns. Contact an Engineering representative from the
Planning Department for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, Rik Gay, 303-692-
3575.
Geologic Hazard Area:
This site IS in a Geologic Hazard Area. The Colorado Geologic Society will be a referral agency. A geologic
hazard permit may be required. The Colorado Geologic Survey (CGS) has expertise in geologic hazard
areas and is a referral agency for this project. Contact Jill Carlson with the CGS for more detailed
information on the geologic hazards in your project area and any additional requirements that may be
needed. Depth to mine is greater than 400 feet.
Jill Carlson
Colorado Geological Survey
1801 19th Street
Golden, CO 80401
303-384-2643
carlson@mines.edu
Floodplain:
This area IS NOT in a FEMA regulatory floodplain.
CONDITIONS OF APPROVAL:
A. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Department of Planning Services -Engineer)
B. All projects occurring in a Geologic Hazard Area as delineated by the Colorado Geological Survey shall
comply with Overlay District requirements of Chapter 23, Article V, Division 2 of the Weld County Code.
A Geological Hazard Development Permit may be required. (Department of Planning Services -
Engineer)
C. The plan shall be amended to delineate the following:
1. The applicant shall show and label the accepted drainage features and drainage flow arrows. Water
quality features or stormwater ponds should be labeled as "Water Quality Feature/Stormwater
Detention, No -Build or Storage Area" and shall include the calculated volume. (Department of
Planning Services -Engineer)
2. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property. (Department of Planning Services -Engineer)
Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
2. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services -Engineer)
3. This property lies within a known Geologic Hazard Area as defined by the Colorado Geological Survey.
(Planning and Engineering)
MEMORANDUM
TO: Chris Gathman, Planning Services DATE: April 4, 2017
FROM: Evan Pinkham, Public Works
SUBJECT: USR17-0017 Surprise Property Development LLC
The Weld County Department of Public Works has reviewed this proposal. Staff comments made during
this phase of the application process may not be all-inclusive, as other issues may arise during the
remaining application process.
COMMENTS:
General Project Information/Location:
Project description: A Site Specific Development Plan and Use by Special Review Permit for Any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial
Zone Districts (an outdoor RV, boat, vehicle storage facility along with an office and dump station), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
This project is west of and adjacent to 1-25 and is north of CR 6. Parcel number 146722100002.
Access is from 1-25 Frontage.
Roads:
The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to the state
highways. Please contact Gloria Hice-Idler at the Greeley office (970-350-2148 or 970-350-2163) to verify
the access permit or for any additional requirements that may be needed. (1-25 Frontage)
CONDITIONS OF APPROVAL:
A. The plan shall be amended to delineate the following:
1. Show the approved Colorado Department of Transportation (CDOT) access(es) on the site plan
and label with the approved access permit number if applicable. (Department of Public Works)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The property owner shall control noxious weeds on the site. (Department of Public Works)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To: Chris Gathman
From: Lauren Light, Environmental Health Services
Date: April 5, 2017
Re: USR17-0017 Surprise
Environmental Health Services has reviewed this proposal for a Site Specific
Development Plan and Use by Special Review Permit for any Use Permitted as
a Use By Right, an Accessory Use, or a Use By Special Review 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 (an outdoor RV, boat, vehicle storage facility along
with an office and dump station) in the A (Agricultural) zone district.
Portable toilets and bottled water can be utilized per EH division policy. Left Hand
Water and a septic system will be installed for the office and living quarters.
We recommend that the following requirements be incorporated into the permit as
development standards:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S.) shall be stored and removed for final disposal
in a manner that protects against surface and groundwater contamination.
2. No permanent disposal of wastes shall be permitted at this site. This is not
meant to include those wastes specifically excluded from the definition of a solid
waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.
3. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions. The facility shall operate in accordance with Chapter 14,
Article 1 of the Weld County Code.
4. Fugitive dust should attempt to be confined on the property. Uses on the
property should comply with the Colorado Air Quality Commission's air quality
regulations.
Health Administration
Vital Records
lot: 9/0 304 6410
Fax: 9/0-301-64I2
Public Health &
Clinical Services
cic: 9/0 304 6420
Fax: 910-301-64 16
Environmental Health Communication,
Services Education & Planning
Tele: 970-304-6415 Tele: 970-.304-6470
Fax. 970-304-6411 Fox. 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6462
Public Health
5. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in Section 14-9-30 of the Weld County Code.
6. Any septic system located on the property must comply with all provisions of the
Weld County Code, pertaining to Onsite Waste Water Treatment Systems. A
permanent, adequate water supply shall be provided for drinking and sanitary
purposes.
7. RV dump stations shall be connected to an appropriately engineer designed On
Site Wastewater Treatment System which complies with all provisions of the Weld
County Code, pertaining to Individual Sewage Disposal Systems.
8. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes.
9. Adequate drinking, handwashing and toilet facilities shall be provided for
employees and patrons of the facility, at all times. For 10 or less customers or
visitors per day, and 2 or less full time employees on site, portable toilets and
bottled water are acceptable. Records of maintenance and proper disposal for
portable toilets shall be retained on a quarterly basis and available for review by
the Weld County Department of Public Health and Environment. Portable toilets
shall be serviced by a cleaner licensed in Weld County and shall contain hand
sanitizers.
10. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
ST. VRAIN VALLEY SCHOOLS
academic excellence by design
March 21, 2017
Chris Grathman, Planner
Weld County Planning Department
1555 N. 17th AVE
Greeley, CO 80631
RE: USR17-0017
Dear Chris,
Thank you for sending over the Surpise Property Development referral for comment. The District appreciates the
opportunity to comment. The District does not require a land dedication therefore CIL payment will be required.
Please see the next page for current capacities and where to make the CIL payment, and attachment B for Cash in
lieu (CIL) fees.
If you have any further questions or concerns regarding this referral, please feel free to contact me via e-mail at
kragerudryan@stvrain k12.co.us or at the number below.
Sincerely,
Ryan Kragerud, AICP
Planning/GIS Specialist
Enc.: Attachment A - Specific Project Analysis
Cash -in -lieu chart
ST. VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT. 395 SOUTH PRATT PARKWAY, LONGMONT, CO 80501. SCOTT
TOILLION, DIRECTOR. PHONE 303-682-7229. FAX 303-682-7344.
ATTACHMENT A - Specific Project Analysis
PROJECT USR17-0017
(1) SCHOOL CAPACITY
The Board of Education has established a District -wide policy of reviewing new development projects in terms of the
impact on existing and approved school facilities within the applicable feeder system. Any residential project within the
applicable feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would not be
supported. This determination includes both existing facilities and planned facilities from a voter -approved bond. The
building capacity, including existing and new facilities, along with the impact of this proposal and all other approved
development projects for this feeder is noted in the chart below.
BLACK ROCK ELEMENTARY
CAPACITY INFORMATION
CAPACITY BENCHMARK*
(includes projected students, plus development's student impact)
School
Level
Building
Capacity
Stdts.
Oct -15
Stdt,
Impact
2016-17
Stdts Cap.
2017-18
Stdts Cap.
2018-19
Stdts Cap.
2019-20
Stdts Cap.
2020-21
Stdts Cap.
Elementary
637
716
1
745
117%
762
120%
792
124%
812
127%
843
132%
Middle (EMS)
720
929
0
994
138%
1015
141%
1030
143%
1050
146%
1085
151%
High (EHS)
896
938
0
1036
116%
1070
119%
1087
121%
1105
123%
1137
127%
Total
2496
1
2775
2847
2909
2967
3065
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact - This application creates 1 new lot yielding one additional student yielded to the Black Rock
Elementary, Erie Middle School, Erie High School Feeder.
• Benchmark Determination - All of the schools in this feeder are expected to exceed the 125% benchmark within
5 years with the addition of expected new facilities. Therefore, the School District does not oppose this
application at this time.
2) LAND DEDICATIONS AND CASH IN -LIEU FEES
The implementation of the Intergovernmental Agreement (IGA) Concerning Fair Contributions for Public School
Sites by the City of Longmont requires that the applicant either dedicate land directly to the School District along
with provision of the adjacent infrastructure and/or pay cash -in -lieu (CIL) fees based on the student yield of the
development. CIL fees only provide funds for land acquisition, which is only a small component of providing
additional school capacity for a feeder. Specific comments regarding land dedications and CIL fees for this referral
are as follows:
• Dedication and/or Cash -in -lieu Requirements - The District does not anticipate the need for another school
site in this area. Since no land dedication is required, CIL fees will be assessed. Current fees are included
on the attached chart; however fees paid will be those in effect at the time of payment.
• Number of Units covered by dedication/cash-in-lieu - All potential residential lots will be subject to CIL
fees.
• Dedication/Cash-in-lieu Procedures - Cash -in -lieu payments are to be made to the St. Vrain Valley School
District Business Office - 395 S. Pratt Parkway, Longmont, CO.
3) TRANSPORTATION/ACCESS
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdivision.
Pedestrian access, in particular, is an important goal of the School District in order to facilitate community connection to
schools and to minimize transportation costs. Specific comments for this application are as follows:
• Provision of Busing - Busing for this project, under the current boundaries, would most likely be provided.
• Pedestrian Access - NA
ST. VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT. 395 SOUTH PRATT PARKWAY, LONGMONT, CO 80501. SCOTT
TOILLION, DIRECTOR. PHONE 303-682-7229. FAX 303-682-7344.
Submit by Email
Weld County Referral
March 15, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: Surprise Property Development LLC Case Number: USR17-0017
Please Reply By: April 12, 2017 Planner: Chris Gathman
Project: A Site Specific Development Plan and Use by Special Review Permit for Any use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts (an outdoor RV, boat, vehicle storage facility along with an office and dump station), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Location: West of and adjacent to West 1-25 Frontage Road and 1/2 mile north of County Road 6.
Parcel Number: 146722100002-R4356906 Legal: PART S2NE4 SECTION 22, Ti N, R68W OF THE
6TH P.M., WELD COUNTY, COLORADO.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does /does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature 4 c Date
Agency
Weld County Planning Dept 1555 N 17th Ave, Greeley, CO 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
MOUNTAIN VIEW FIRE RESCUE
9119 E County Line Road • Longmont, CO 80501
(303) 772-0710 • FAX (303) 651-7702
April 5, 2017
Mr. Chris Gathman
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Dear Mr. Gathman:
I have reviewed the submitted materials for the storage of RV's, campers, boats and trailers proposed
west of and adjacent to 1-25 and north of Weld County Road 6 (Case Number: USR17-0017, Case
Name: Surprise Property). The Fire District has adopted the 2012 Edition of the International Fire
Code and the activities of this operation will he covered by this Code. Based on my review, I have the
following comments with regard to the project:
• Water supply for fire protection is required for this use. The hazards of exposure to outdoor storage
from ignition sources or other exposing fires make this a necessity regardless of whether or not
there is occupancy. In accordance with Section 507.1 of the International Fire Code, an approved
water supply capable of supplying the required fire flow for fire protection shall be provided to all
premises upon which facilities, buildings or portions of buildings are hereafter constructed or
moved into or within the jurisdiction. Generally, a minimum fire flow of 1,000 gallons of water per
minute, measured at a residual pressure of 20 pounds per square inch (p.s.i.), for two hours is
required to be provided from hydrants that are located so that the most remote portion of the storage
is within 450 feet of a hydrant, as measured along the fire apparatus access road. A minimum of
1,500 g..p.m. is required for the manager's office and depending on the construction type of the
storage building the required fire flow could be 2,000 gallons per minute. Covered storage will only
require 1,000 g.p.m. if these buildings are not provided with sides. It appears that the applicant has
acknowledged the need for water supply as page 2 of the site plan shows the installation of water
lines to serve fire hydrants.
• Fire apparatus access must be provided so that fire apparatus may reach within 150 feet of all
portions of the storage. Access roads must be a minimum of 20 feet in width and provided with
provisions for the turning around of fire apparatus if any road is in excess of 150 feet in length. Fire
apparatus access roads must be designed and maintained to support the imposed loads of fire
apparatus (75,000 pounds), must have a surface that provides all-weather driving capabilities.
• Protection from fire migration from exposure to exposure must be considered in this type of
situation. For this reason, adequate measures must be taken to properly separate storage and reduce
an exposure problem. A minimum separation of three feet will need to be provided between each of
the recreational vehicles (RV's, campers, boats, trailers, etc.).
www.mvtpd.org
Page 2
• Control of potential ignition sources must be considered. The entire storage site must be kept free
from the accumulation of unnecessary combustible materials. The elimination of trash
accumulations, weeds, and brush is important. Vegetation must be kept cut low. Procedures must
be provided for weed control and the periodic cleanup of the storage area. Smoking must be
prohibited, except in locations prominently designated as smoking areas. "NO SMOKING" signs
must be posted in prohibited areas.
• A final site plan, drawn to scale, will need to be submitted to the Fire District that addresses the
above comments before any building permits may be issued.
• Construction plans for any buildings must be submitted to the Fire District for approval before any
building permits may be issued.
• A final inspection of the site will be required by a member of the Fire District before final approval
for the facility is given by Weld County.
We appreciate being involved in the planning process. Should you have any questions, please contact
me at 303-772-0710 x 1121.
Sincerely,
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
I p04.01.17
2
Station #1
9O9 Only Line Rd.
Longmont, CO
80501
Station 1f3
299 Palmer Ave.
Mead, CO
80542
Station n4
8500 Niwot Road
Niwot, CO
80544
Station ff5
10911 Dobbin Run
Lafayette. CO
80026
Station k6
50 Bonanza Dr.
Erie, CO
80516
Station #7
161 Perry Lane
Deanna, CO
80514
Maintenance
100 So. Forest St,
Dacono, CO
80514
Submit by Email -
Weld County Referral
March 15, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: Surprise Property Development LLC Case Number: USR17-0017
Please Reply By: April 12, 2017 Planner: Chris Gathman
Project: A Site Specific Development Plan and Use by Special Review Permit for Any use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts (an outdoor RV, boat, vehicle storage facility along with an office and dump station), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Location: West of and adjacent to West 1-25 Frontage Road and 1/2 mile north of County Road 6.
Parcel Number: 146722100002-R4356906 Legal: PART S2NE4 SECTION 22, TIN, R68W OF THE
6TH P.M., WELD COUNTY, COLORADO.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would 'be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature
Agency
Farmers Reservoir & Irrigation Compay
Date
Weld County Planning Dept 1555 N 17th Ave, Greeley, CO. 80631 (970) 353.6100 ext.3540 (970) 304-6498 fax
80 South 27th Avenue
Brighton, CO 80601
PH: 303-659-73731 FX: 303-659-6077
Weld County
April 7, 2017
Referrals Weld County
: April 7, 2017
• Surprise Property Development LLC
Use by Special Review
: USRI7-0017
Mr. Gathman:
I 'wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir and Irrigation Company are in the area of
encroachment to the Right of Way of the canal. FRICO requires a minimum of 25' on
each side of the canal for a maintenance road plus the distance to the toe of the ditch
embankment. The boundaries of the Right of Way must be agreed upon.
X Drainage is another concern that must be addressed as FRICO does not allow any
developed storm flow into our canals. This will apply if any development happens.
Property concerns need to be resolved.
X No construction of any structure can be put on our ROW. No use of any sort
including pedestrian or vehicle on our ROW is approved.
Please send additional information regarding your project so that we may
complete our review and that review criteria can be sent to you, if applicable.
FRICO will require a license agreement
X We request to comment again.
The applicant has or X has not completed a Project Review Application and
submitted a deposit for review fees with the Ditch Company. In addition to the above
comments, FRICO's comments are limited to this set of plans.
Please email Scott Edgar, FRICO General Manager or Eve Craven should you have any
questions.
Sincerely,
Eve Craven
FRICO, General Manager FRICO, Project Coordinator
Submit by Email
Weld County Referral
March 15, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: Surprise Property Development LLC Case Number: U R17-0017
Please Reply By: April 12, 2017 Planner: Chris Gathman
Project: A Site Specific Development Plan and Use by Special Review Permit for Any use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts (an outdoor RV, boat, vehicle storage facility along with an office and dump station), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District,
Location: West of and adjacent to West 1-25 Frontage Road and 1/2 mile north of County Road 6,
Parcel Number: 146722100002-R4356906 Legal: PART 82NE4 SECTION 22, TIN, R&M OF THE
6TH R. M,, WELD COUNTY, COLORADO,
The application is submitted to you for review and recommendation, Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give lull consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it diNfi does not comply with our Comprehensive
Peat because: MS5I4NA 1 SO - 5P541417S5
' 's
We have reviewed' the request and find no conflicts with our interests.
See attached letter.
Signature
Agency lwfi_DF WM�i. � L'U�WI+. V1aV, fi�iPr
Date krPiriL 240:4 -
Weld County Plann?ng Dept. 1555 N 17th MMe, Greeley, CO. 80631 (970) 353-6100 exL.3540 (970) 304-6498 fax
Community Development department
Planning Division
April 11, 2017
Chris Gathman
Weld County Department of Planning Services
1555 North .17th Avenue
Greeley, CO80631
RE: Town of Erie Referral Comments
Case No, UR.17-0017 — Surprise Property Development
Dear Ryder,
Thank you for providing the Town of Erie ("Town") the opportunity to provide comments on
the proposed Special Review Permit for an outdoor RV and boat storage facility on Weld County
Parcel No. 146722100002.
The proposed Special Review Use permit does not comply with the Town of Erie's 2015
Comprehensive Master Plan land use designation of B -Business, In the event Weld County approves
the Special Review Use permit, the Town respectfully requests that the following comments be
added as conditions of approval requiring:
1) Compliance with the minimum landscape requirements of Section. 6,41,7 and 8 of
Title 10 of the Town of Erie Municipal Code ("ode"),
2) Compliance with the minimum non-residential screening and buffer requirements of
Section 6,4.G-110 of the Code.
The Town of Erie appreciates the opportunity to coordinate with Weld County on issues of
mutual interest. Please feel free to contact me at (303) 926-2771 if you have any questions regarding
these comments.
Sincerely,
R. Martin Ostholthoff
Community Development Director
Raositutekt)
. el fivi2 9
Neighborhood
Commercial
Gross
Leasable
Area from
25,000 to
125,000
square feet
will be
typical.
Primary Uses: Neighborhood
Commercial centers are
intended to provide a range of
services, including
supermarkets, restaurants,
movie rentals, drycleaners,
drugstores, tilling stations,
smaller specialty shops, retail
and health services and
business and professional
offices, for residential areas.
Secondary Uses: Open space
and recreation, places of
worship, other public uses are
also appropriate.
Neighborhood centers to provide
for shopping and service uses to
serve the immediate and
surrounding neighborhoods.
Site design should complement
the uses and character of the
surrounding neighborhood area
through attention to building
heights, materials, architectural
details, landscaping, and
convenient and safe circulation of
both pedestrian and vehicular
traffic.
General y located along or at the
intersection of two arterial streets
or at the intersection of a collector
and an arterial street;
• Smaller centers with limited uses
may be appropriate within a
residential area at the intersection
of two collector streets, or at the
intersection of a co lector and a
local street, provided they are
designed to be compatible with
the surrounding neighborhood.
EMPLOYMENT (BUSINESS/INDUSTRIAL)
LAND USE
CATEGORY
Business
Industrial
RANGE OF
DENSITY/SIZE
N/A
N/A
USES
Primary Uses: Business office
space, research and
development facilities, lower
intensity commercial activities.
Secondary Uses: Open space
and recreation, places of worship,
and other supporting public uses
and facilities are also appropriate.
Primary Uses: Industrial land uses
such as warehousing, distribution,
fabrication facilities and light
manufacturing,
Secondary Uses: Offices,
Public/Quasi Public uses,
commercial business services,
CHARACTERISTICS/NOTES
• These business park employment
centers should be located near
medium- and high -density
residential areas to allow for live -
work opportunities.
Site design should incorporate
pedestrian -friendly elements to
promote the safety and
convenience of alternate modes of
travel.
• Appropriate design and buffering
should also ensure compatibility
with adjacent uses through
architectural and landscaping
elements.
• These uses are typically separated
from lower intensity uses,
particularly residential land uses.
Transitions in land use from industrial
areas should be appropriately
buffered and particular attention
should be paid to screening views
of such sites.
Town of Erie Comprehensive Plan - 2015 Update
Chapter 6: DEVELOPMENT AND DESIGN STANDARDS
Section 10.6,4 Landscaping, Screening, and Fencing
7. Nonresidential
a. The property owner shall provide right-of-way landscaping pursuant to Subsection
6.4.E.1 above.
b. Landscape improvements shall be designed to enhance the overall appearance of
the development and integrate the project with adjacent land uses and the
surrounding neighborhood. A minimum of 15 percent of the gross site area shall
be landscaped area.
c. The property owner shall provide:
i. A minimum of 1 tree per 1,000 square feet of landscaped area, distributed
on the site.
ii. A minimum of 1 shrub per 150 square feet of landscaped area. Shrubs
shall be grouped and distributed throughout the site. Trees may be
substituted for up to 1/2 of the required shrubs at the rate of 1 tree for 10
shrubs, and vice -versa, subject to Town approval.
iii. All landscaped areas shall be watered by a water -efficient irrigation
system.
iv. Parking lot landscaping as required in Subsection 6.4.E.8 below.
d. The property owner shall screen industrial and commercial loading areas, including
vehicle loading areas, and service and storage areas visible from public right-of-
ways or adjacent property, with an extension of the building architecture. Chain
link fencing with slats, tires, or building materials shall not be used as screening
materials.
e. The property owner shall maintain the landscaping within the adjacent street right-
of-way.
8. Parking Lots
a. Parking lot landscaping shall break up expanses of pavement, create shade, buffer
views of parking lots from adjacent streets and development, and enhance the
overall appearance of each project. All parking lots with 10 spaces or more, on a
single lot shall be subject to the requirements of this Section. Parking lot
landscaping requirements are in addition to any other landscaping that may be
required for the site.
b. Parking spaces shall not encroach into any required setback or landscape buffer
area unless that parking area is part of a shared assemblage that crosses a
property line.
c. No more than 70 percent of the total parking provided shall be located between the
front facade of the principal entranceway and the principal adjacent street, except
in Old Town, where all off street parking shall be located to the rear or side of all
primary buildings and not along primary street frontages.
d. Live plant material intended as a buffer shall be planted at a density so as to
provide effective screening within 2 years from the date of installation.
e. All developments shall provide:
i. A minimum of 1 tree per 15 parking spaces, to be placed in islands that are
a minimum of 10 feet wide, and shall use the landscaping to break up large
expanses of pavement and to create a tree canopy for summer shade.
Title 10 - Unified Development Code JANUARY 2017
Erie, Colorado Page 115
Chapter 6: DEVELOPMENT AND DESIGN STANDARDS
Section 10.6.4 Landscaping, Screening, and Fencing
ii. A minimum of 1 shrub per parking space, to be grouped in landscape
islands or around the parking lot perimeter.
iii. Shrubs and ornamental grasses in planting areas less than 10 feet wide.
Iv. Outside of the downtown, a minimum landscape setback to parking lots, 30
feet from arterial right-of-ways or 15 feet from any other street right-of-ways
either public or private. The purpose of the setback is to provide a buffer
between the street and parking areas and to screen the parking from the
street. The setback, on streets other than arterials, may be reduced to 10
feet if used in combination with a 3 to 4 -foot articulated masonry or stone
decorative wall with trees and shrubs on both sides of the wall to soften its
appearance. The minimum landscape setback to parking lots from primary
internal drive circulation routes in a multi -building complex shall be 10 feet.
v. In the Downtown, 1 of the following landscape options for a parking lot
adjacent to the street right-of-way:
(A) A perimeter landscaped area less than 5 feet wide but at least 3
feet wide with ornamental fencing or masonry walls and wheel
stops or curbing in the parking lot that prevent any vehicle
overhang into the landscaped areas; or
(B) An ornamental fence or masonry wall without landscaping,
provided that a planting strip exists between the sidewalk and the
adjacent public streets and the planting strip is planted with trees
to the minimum specifications of this Section. This option shall not
be available to parking lots that are a principal or temporary use on
the site.
9. Stormwater Facilities
a. To the maximum extent reasonably feasible, stormwater facilities shall be located,
designed, and managed for use as year-round neighborhood open space and
passive recreation areas. Alternatively, appropriately designed stormwater
facilities may be located, designed, and managed to serve as an entryway feature
for a development.
b. Stormwater facilities shall be designed to appear as an extension of the
surrounding landscape, with a natural shape, natural slopes of 4:1 or less and
naturalized landscape plantings. Stormwater facilities shall be designed to allow
for naturalization with trees and woody plant materials.
c. Berming to increase facility capacity shall be discouraged. If permitted, the
maximum height of the berm shall be 3 feet with berming n g to be contoured to take
on a naturalized shape.
d. The use of concrete or other impervious materials in stormwater facilities shall be
limited to areas necessary to prevent erosion that cannot be accomplished using
other stormwater design or landscape techniques. Such erosion devices shall
either be buried below live plant materials or designed in a naturalized manner.
e. In commercial and industrial developments, a more structured facility that is
designed to complement the architecture and site design will be considered by the
Town.
f. Credit towards minimum park or open space requirements may be available for
portions of detention ponds that are outside the area required to store water quality
volume, provided they are designed according to Subsections 6.4.E.9.a E.9 .a and b
Title 10 - Unified Development Code JANUARY 2017
Erie, Colorado Page 116
Chapter 6: DEVELOPMENT AND DESIGN STANDARDS
Section 10.6.4 Landscaping, Screening, and Fencing
ci. Flammable liquids or gases in excess of 1,000 gallons shall be stored
underground.
e. No materials may be stored in areas intended for vehicular or pedestrian
circulation.
f. If installed, exterior lighting shall meet the functional needs of the facility and the
requirements of this UDC without adversely affecting adjacent properties or the
neighborhood.
9. Ground -Mounted Mechanical Equipment and Utility Fixtures
In addition to the requirements and standards set forth in Subsection 5.4.J, ground -
mounted above -grade mechanical equipment shall be screened by ornamental fences,
screening enclosures, trees, or shrubs that block at least 80 percent of the view. Such
equipment and fixtures shall not be installed:
a. Within 100 feet of the intersection of 2 public streets to the maximum extent
reasonably practicable as determined by the Community Development Director.
The 100 foot setback shall be measured from the edge of the street right-of-way.
When this standard is deemed impracticable an alternative placement shall be
reviewed and determined by the Community Development Director.
b. In any parkway or public street medians.
c. On any sidewalk.
10. Non -Residential Outdoor Storage
a. Each outdoor storage area shall be screened from view from all property lines and
adjacent right-of-ways by a solid fence or wall between 6 and 8 feet in height. The
fence shall meet the following standards:
i. The fence shall incorporate at least 1 of the predominant materials and 1 of
the predominant colors used in the primary structure. However, the
fencing material shall not be metal.
H. The fence may exceed 8 feet in height where the difference in grade
between the right-of-way and the outdoor storage area makes a taller
fence necessary to effectively screen the area. Approval for fencing that
exceeds 8 feet in height shall be at the discretion of the final decision
maker for the application.
iii. Fencing of outdoor storage, adjacent to a public right-of-way, park, trail or
open space, shall provide visual interest by varying the fence setback to
the street and creating planting pockets. Uninterrupted lengths of fence
should be limited to 150 feet without providing planting pockets. Planting
pockets shall be a minimum of 12 feet deep and a minimum of 50 feet long
and be densely planted with shrubs and trees. Additionally 2 foot by 2 foot
masonry columns shall be placed a minimum of every 75 feet of fence
length.
iv. Materials may not be stored higher than the height of the fence.
v. Seven feet outside the exterior perimeter of the fence or wall shall be
landscaped and shall contain a minimum of 1 tree for every 150 square
feet of lot area. The 7 foot landscape area shall not be located in a street
right-of-way. This is in addition to the requirement for fencing along a
street, in iii. above.
Title 10 - Unified Development Code JANUARY 2017
Erie, Colorado Page 121
Chapter 6: DEVELOPMENT AND DESIGN STANDARDS
Section 10.6.4 Landscaping, Screening, and Fencing
b. A landscaped earth berm may be used instead of or in combination with a required
fence or wall. The height of the screening with a berm shall meet the fencing
requirement.
c. Additional Screening for Outdoor Storage for Industrial Uses and
Commercial Vehicle Storage
The following design criteria shall be required in addition to the design criteria
above and design criteria found in Subsection 3.3.G.8:
i. A minimum 30 foot wide planting area composed of screening landscaping
is required around the perimeter of the site when the site is adjacent to
residential districts. The 30 foot wide planting area shall not be located
within a street right -of- way.
ii. A minimum 15 foot wide planting area composed of screening landscaping
is required around the perimeter of the site when the site is adjacent to
non-residential districts or street right-of-ways. The 15 foot wide planting
area shall not be located within a street right-of-way.
iii. No outdoor storage shall occur within a front or side setback on the lot.
11. Uses Adjacent to Auto Wrecking, Recycling and Salvage Yard/Junkyard
a. Screening
I. A 30 -foot wide planting area composed of screening landscaping is
required around the perimeter of the auto wrecking, recycling and salvage
yard or junkyard when adjacent to residential districts, and 15 -foot wide
planting area is required when adjacent to all other zone districts or streets.
The planting area shall not be located within a street right-of-way.
ii. An auto wrecking, recycling and salvage yard or junkyard shall be
screened by ornamental walls or fences so that they cannot be seen by a
person standing at ground level at any place immediately adjacent to the
lot on which the operation is located.
12. Cluster Mailbox Facilities
a. Cluster mailbox facilities shall follow the following design standards:
i. Cluster mailbox facilities shall be located on a concrete pad with concrete
walk access to a sidewalk.
ii. Cluster mailbox facilities shall have low landscape materials such as
shrubs, perennials or annuals that enhance the facility without creating
access problems for mail delivery or safety vision issues.
H. Fencing and Walls
1. Purpose
The purposes of these fencing and wall standards are:
a. To permit the construction of appropriate fences and walls while preventing the
monotonous appearance of uninterrupted walls and fences from dominating the
Town's streetscapes;
b. To establish a generally consistent landscaped buffer along major roadways and
community entrance corridors, in lieu of more typical fencing and walls, that
provides an element of consistency between individual developments and
enhances the rolling topography and rural character of the Town; and
Title 10 - Unified Development Code JANUARY 2017
Erie, Colorado Page 122
Chapter 6: DEVELOPMENT AND DESIGN STANDARDS
Section 10.6.4 Landscaping, Screening, and Fencing
b. A landscaped earth berm may be used instead of or in combination with a required
fence or wall. The height of the screening with a berm shall meet the fencing
requirement.
c. Additional Screening for Outdoor Storage for Industrial Uses and
Commercial Vehicle Storage
The following design criteria shall be required in addition to the design criteria
above and design criteria found in Subsection 3.3.G.8:
I. A minimum 30 foot wide planting area composed of screening landscaping
is required around the perimeter of the site when the site is adjacent to
residential districts. The 30 foot wide planting area shall not be located
within a street right -of- way.
ii. A minimum 15 foot wide planting area composed of screening landscaping
is required around the perimeter of the site when the site is adjacent to
non-residential districts or street right-of-ways. The 15 foot wide planting
area shall not be located within a street right-of-way.
iii. No outdoor storage shall occur within a front or side setback on the lot.
11. Uses Adjacent to Auto Wrecking, Recycling and Salvage Yard/Junkyard
a. Screening
I. A 30 -foot wide planting area composed of screening landscaping is
required around the perimeter of the auto wrecking, recycling and salvage
yard or junkyard when adjacent to residential districts, and 15 -foot wide
planting area is required when adjacent to all other zone districts or streets.
The planting area shall not be located within a street right-of-way.
ii. An auto wrecking, recycling and salvage yard or junkyard shall be
screened by ornamental walls or fences so that they cannot be seen by a
person standing at ground level at any place immediately adjacent to the
lot on which the operation is located.
12. Cluster Mailbox Facilities
a. Cluster mailbox facilities shall follow the following design standards:
I. Cluster mailbox facilities shall be located on a concrete pad with concrete
walk access to a sidewalk.
ii. Cluster mailbox facilities shall have low landscape materials such as
shrubs, perennials or annuals that enhance the facility without creating
access problems for mail delivery or safety vision issues.
H. Fencing and Walls
1. Purpose
The purposes of these fencing and wall standards are:
a. To permit the construction of appropriate fences and walls while preventing the
monotonous appearance of uninterrupted walls and fences from dominating the
Town's streetscapes;
b. To establish a generally consistent landscaped buffer along major roadways and
community entrance corridors, in lieu of more typical fencing and walls, that
provides an element of consistency between individual developments and
enhances the rolling topography and rural character of the Town; and
Title 10 - Unified Development Code JANUARY 2017
Erle, Colorado Page 122
COLORADO GEOLOGICAL SURVEY
1801 19't' Street
Golden, Colorado 80401
Karen Berry
State Geologist
June 12, 2017
Chris Gathman
Weld County Department of Planning Services
1555 N. 17th Ave.
Greeley, CO 80631
Location:
NE1/ Section 22,
TIN, R68W, 6'' P.M.
40.0374, -104.9859
Subject: USR17-0017 — Surprise Property Development (Boat, RV & Vehicle Storage)
Weld County, Colorado; CGS Unique No. WE -17-0036
Dear Chris:
Colorado Geological Survey has reviewed the Surprise Property site specific development plan and use by
special review referral. I understand the applicant proposes an outdoor RV, boat, and vehicle storage facility,
office, dump station, and future residence on 32 acres located on the west side of I-25 between Weld County
Road 6 and WCR 8. The referral documents include a request for CGS's review (June 6, 2017), Use by
Special Review Application (signed January 9, 2017), Pre -Application meeting memo (Kris Ranslem, August
12, 2016), a set of two USR drawings (Bycads, LLC, January 4 and 10, 2017), a Preliminary Storm Water
Report and Plan (William J. Young, P.E., January 10, 2017), and other documents.
According to available mine maps, the site is undermined at a depth of more than 400 feet by the Eagle coal
mine. No shafts or other mine -related surface openings appear to be present on the site. The site's proposed
use as a boat, RV, and vehicle storage facility is appropriate for an area exposed to a potential
subsidence hazard. CGS therefore has no objection to project approval. CGS recommends that any future
permanent structures on the property be located over the mapped "worked -out" (all coal, including support
pillars, removed), low subsidence hazard area in the northeastern portion of the site.
Thank you for the opportunity to review and comment on this project. If you have questions or require
additional review, please call me at (303) 384-2643, or e-mail carlson{umines.edu.
Sincerely,
Jill'Carlson, C.E.G.
Engineering Geologist
WE -17-0036_1 Surprise Property USR 17-0017
3:16 PM, 06'12?2017
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