HomeMy WebLinkAbout20161729.tiffMEMORANDUM
TO: Chris Gathman, Planning Services DATE: 4/11/16
FROM: Wayne Howard, P.E., Development Engineer
SUBJECT: USR16-0010 Koobie
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:
Applicant proposes to use parcel for concrete company support services
This project is east of and adjacent to CR 15 near CR 56.
Parcel number 095717300020.
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 a Non -Urbanizing Drainage Area:
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, 10 -year storm falling on the undeveloped site for
NON -URBANIZING areas.
Detention Pond summarized in a Drainage Report:
A preliminary report was submitted and is being reviewed by Engineering for compliance. A final report will
be required.
This site is not in a defined Municipal Separate Storm Sewer System (MS4) area which is a more urbanized
area with state mandated, higher water quality requirements
Grading Permit
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plan recorded). An Early Release Request Form may
be entertained only after the applicant 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 a 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 area IS NOT in a Geologic Hazard Area.
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. 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.
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)
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 7, 2016
Re: USR16-0010 Koobie Enterprises, LLC
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 (office/shop, parking and equipment storage associated with a
concrete construction company), provided that the property is not a lot in an approved
or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District.
The existing residence on site is served by Little Thompson Water District and a septic
system (SE -0200052). The house will not be utilized by the business. A commercial
septic system will be installed for the office/shop.
The application indicates that approximately 4 full time employees and 36 drivers will
access the site at full build out. A portable toilet and bottled water can be used for
employees who are on site for 2 consecutive hours or less and 2 or less full time
employees on site. A septic system will be required when the number of full time
employees exceeds two.
We recommend that the following requirements be incorporated into the permit as
development standards:
1. All liquid and solid wastes (as defined in the Solid Wastes Disposal
Sites and Facilities Act, 30-20-100.5, C.R.S.) shall be stored and
removed for final disposal in a manner that protects against surface and
groundwater contamination.
2. No permanent disposal of wastes shall be permitted at this site. This is
not meant to include those wastes specifically excluded from the
definition of a solid waste in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S.
Health Administration
Vital Records
Tele: 970-304-6410
Fax: 970-304-6412
Public Health &
Clinical Services
Tele: 970-304-6420
Fax: 970-304-6416
Environmental Health
Services
Tele: 970-304-6415
lax: 970-304-641 1
Communication,
Education & Planning
Tele: 970-304-6470
Fax: 970-304-6452
Emergency Preparedness
& Response
Tele: 970-304-6470
Fax: 970-304-6452
Public Health
3. Waste materials shall be handled, stored, and disposed in a manner
that controls fugitive dust, fugitive particulate emissions, blowing debris,
and other potential nuisance conditions. The applicant shall operate in
accordance with Chapter 14, Article 1 of the Weld County Code.
4. Fugitive dust should attempt to be confined on the property. Uses on
the property should comply with the Colorado Air Quality Commission's
air quality regulations.
5. The facility shall adhere to the maximum permissible noise levels
allowed in the Commercial Zone as delineated in 25-12-103 C.R.S.
6. Adequate drinking, hand washing and toilet facilities shall be provided
for employees, at all times. For employees or contractors on site for
less than 2 consecutive hours a day, and 2 or less full time employees
on site, portable toilets and bottled water are acceptable. Records of
maintenance and proper disposal for portable toilets shall be retained
on a quarterly basis and available for review by the Weld County
Department of Public Health and Environment. Portable toilets shall be
serviced by a cleaner licensed in Weld County and shall contain hand
sanitizers.
7. Any septic system located on the property must comply with all
provisions of the Weld County Code, pertaining to On -site Wastewater
Treatment Systems.
8. A permanent, adequate water supply shall be provided for drinking and
sanitary purposes.
9. Process wastewater (such as floor drain wastes) shall be captured in a
watertight vault and hauled off for proper disposal. Records of
installation, maintenance, and proper disposal shall be retained.
10.Any vehicle or equipment washing areas shall capture all effluent and
prevent discharges in accordance with the Rules and Regulations of
the Water Quality Control Commission, and the Environmental
Protection Agency.
11.All potentially hazardous chemicals must be handled in a safe manner
in accordance with product labeling. All chemicals must be stored
secure, on an impervious surface, and in accordance with
manufacturer's recommendations.
12.The facility shall comply with all provisions of the State Underground
and Above Ground Storage Tank Regulations.
13. The operation shall comply with all applicable rules and regulations of
State and Federal agencies and the Weld County Code.
Submit by Email
Weld County Referral
March 10, 2016
The Weld County Department of Planning Services has received the following item for review:
Applicant: KOOBIE Enterprises, LLC, do Justin and
Chelsey Johnson
Please Reply By: April 7, 2016 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 (office/shop, parking and equipment storage associated with a concrete construction company),
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.
Case Number: USR16-0010
Location: East of and adjacent to County Road 15 and County Road 56 intersection.
Parcel Number: 095720200036-R2995604 Legal: PART NW4 SECTION 20, T5N, R67W PART LOT
AAMD REC EXEMPT RE -3340 LYING IN NW4 SEC 20 of the 6th P.M., Weld County, Colorado.
Parcel Number: 095717300020-R2995504 Legal: PART SW4 SECTION 17, T5N, R67W PART LOTA
AMD REC EXEMPT RE -3340 LYING IN SW4 SEC 17 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.
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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 Jesse Molinar
Agency
Front Range Fire Rescue Authority
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Date April 21, 2016
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Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
STARR & WESTBROOK, P.C.
RANDOLPH W. STARR
MICHAEL A. WESTBROOK
ATTORNEYS AT LAW
210 EAST 29TH STREET
P.O. BOX 642
LOVELAND, COLORADO 80539-0642
TELEPHONE 970-667-1029
FACSIMILE 970-669-3841
E -Mail RSTARR855.3(aaol.com
E-mail WESTBROOK72(tt aol.com
Thursday, March 31, 2016
Weld County Planning Division
1555 North 17th Avenue
Greeley, CO 80631
By Email Only: ceathman(c&co.weld.co.us
Attention: Chris Gathman
Re: Johnson Application for Use by Special Review - File Number USRI6-0010
Comments of The Reorganized Farmers' Ditch Company
Dear Chris:
The following are the comments of The Reorganized Farmers' Ditch Company (the
Company) with respect to the above development proposal.
1. The Company has an easement for its ditch system across the development property which
is included within the development on the south side of the property [the Greeley Loveland ditch is
on the north side of the property]. Although the Company has not had its ditch system surveyed in
this area, the Company has identified an easement width as 70 feet, being 35 feet on each side of the
center line. Additional easement will be required, if necessary, to obtain a 25 -foot strip on each side
of the ditch (from the edge of the ditch for driving access and maintenance). The plat should be
amended to show the Company's easement correctly. Additional easement area is necessary for
structures such as lateral ditches used to irrigate the development property and other property in the
area, checks, headgates and access easements. The plat must also show the location of any lateral
ditches. The plat should be corrected to show the actual location of the lateral ditches, and an
easement width should be shown for each lateral.
2. The development apparently shows no crossing over the ditch of the Company. If a
crossing would be necessary, whether for roads, utilities, or other facilities, the Company would
require that no crossing of its ditches will be allowed without the prior written approval of the
Company.
3. The Company has the authority to cut and remove trees within its right of way and the
Company wants the applicant to acknowledge that the Company will, at an appropriate time, remove
any and all such trees on the applicant's property. The Company wants the applicant to acknowledge
that the applicant and its successor owners may not plant or otherwise landscape the ditch right of
Weld County Planning Division
Page 2 of 3 Thursday, March 31, 2016
way. The Company also has the authority to install and maintain a road along each ditch bank for its
purposes. A note should be inserted on the plat of the Subdivision regarding these issues.
4. The applicant must not place any fence within the right of way, and particularly across the
right of way; and the applicant should agree not to install any gates or fences near the ditch company
right of way without the prior written approval of the Company. Any fences approved by the
Company along the ditch easement must be fireproof and stock -proof to prevent damage by cleaning
of the ditch by burning and by humans and livestock and other sources to the ditch. There will not be
permitted any livestock watering in the ditch. A note should be inserted on the plat of the
Subdivision regarding these issues.
5. The Company would identify to the applicant and the County that there may be subsurface
waters that arise in the area of this development and that there are periods of time when, due to water
flowing within the ditch system and otherwise, that portions of the property receive significant
amounts of subsurface water that is very near to the surface, or resides on the surface. Due to this
problem, the utility of certain portions of the property for construction of structures could potentially
be unavailable. The Company has no plans to alter its operation as it would cure this surface and
subsurface water issue. A note should be inserted on the plat of the Subdivision regarding these
issues.
6. The Company wants the applicant to agree that any earth moving and landscaping shall be
accomplished so that all return flow and waste water from irrigation will return to the historic point
of discharge. The applicant should acknowledge that historic irrigation and drainage patterns should
be maintained on the property so that there are no changes in the operation of the Company's
facilities. The drainage plan prepared to analyze and report on any change in drainage patterns
caused by the development of the property shows that drainage will be deposited into the ditch of the
Company from the County's borrow ditch along County Road 15. The Company's comments on the
plan are that the County should not allow the use of irrigation ditches as a conveyance of storm
water runoff. Therefore, any drainage plan that shows a design that collects surface storm water and
deposits it into borrow ditches alongside County roads should then have facilities installed in the
County Road to have the water carried over or under any irrigation ditch to a natural drainage way.
Therefore, any drainage plan that shows a design that collects surface storm water and deposits it
into borrow ditches alongside County roads should then have facilities installed in the County Road
to have the water carried over or under any irrigation ditch to a natural drainage way. All drainage
facilities constructed by the developer on the developer's property should be operated, maintained,
repaired and replaced by the landowner and any drainage facilities that are in the County road or are
classified as area or regional in nature should be operated, maintained, repaired and replaced by the
appropriate governmental entity.
7. The Applicant should be required to maintain the existing irrigation and drainage patterns
so that the quality of water entering the ditch from irrigation and from precipitation and other
sources is maintained, and so that there is no change in point or type of drainage into the ditches that
will occur. The applicant should be required to monitor and identify any pollutants or other
hazardous materials that enter the ditch and should agree to stop any such deposit in the ditch
Weld County Planning Division
Page 3 of 3 Thursday, March 31, 2016
system. A note should be inserted on the plat of the Subdivision regarding these issues.
8. The Applicant should acknowledge that: 1) No livestock watering, swimming, tubing,
canoeing or other use of the ditch or water in the ditch is allowed; 2) No dumping of refuse,
including but not limited to household garbage, waste materials, grass clippings, tree and shrub
prunings, motor oil, chemicals, pesticides or herbicides is allowed; 3) No pumps for lawn or other
irrigation are allowed in the ditch; 4) No use of the ditch easement for hiking, biking, horseback,
motorcycle, off road vehicles or other motorized or non -motorized vehicle shall be allowed. A note
should be inserted on the plat of the Subdivision regarding these issues.
If further information is needed concerning these comments, then you should contact me.
Sincerely,
Randolph W. Starr
pc: The Reorganized Farmers' Ditch Company
Owner and Owners' Address
Chelsey Johnson
Koobie Enterprises, LLC
By email only: chclsevaua-concretc.com
Engineer and Engineer's Address
CEC Consultants, LLC
By email only: carrictmccsconsultantsllc.com; ku,taoccsconsultantsllc.com
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