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Home My WebLink About20160749.tiff r I � AGPROfessionals ■■ DEVELOPERS OFACRICUI.:ruRE August 6, 2015 To Whom It May Concern: Wes Moser, Inc. is contracted with AGPROfessionals for all permitting, planning, engineering and regulatory work relating to a Change of Zone. AGPROfessionals is authorized to represent and request the release of all records necessary on behalf of Wes Moser, Inc. We respectfully request that all correspondence be directed to AGPROfessionals. Sincere y, 8/s/elc J hn Moser Da t°1 © 13' AUG 1 0 1° 15 ENGINEERING, PLANNING, CONSULTING & REAL ESTATE 3050 67th Avenue • Suite 200 • Greeley, CO 80634 970.535.9318 / office • 970.535.9854 / fax • www.agpros.com CHANGE OF ZONE (Z) APPLICATION FOR PLANNING DEPARTMENT USE DATE RECEIVED: RECEIPT/AMOUNT # 1$ CASE # ASSIGNED: APPLICATION RECEIVED BY PLANNER ASSIGNED: Parcel Number 1 2 1 3 . 2 5 . 1 . 0 0 . 0 0 6 (12 digit number - found on Tax I.D. information, obtainable at the Weld County Assessor's Office, or www.co.weld.co.us) (Include all lots being included in the application area. If additional space is required, attach an additional sheet) Legal Description E2 25 3 65 , Section 25 , Township 03 North, Range 65 West Property Address (If Applicable) N/A Existing Zone District: AG Proposed Zone District: 1-3 Total Acreage: 240 +/- Proposed #/Lots: N/A Average Lot Size: N/A Minimum Lot Size: N/A Proposed Subdivision Name: N/A FEE OWNER(S) OF THE PROPERTY (If additional space is required, attach an additional sheet) Name: Wes Moser, Inc. Work Phone # 303-536-9621 Home Phone # Email Address _ohnmoser@comcast. net Address: P.O. Box 205 City/State/Zip Code Fort Lupton , CO 80621 APPLICANT OR AUTHORIZED AGENT (See Below: Authorization must accompany applications signed by Authorized Agent) Name: AGPROfessionals (Tim Naylor) Work Phone # 970-535-9318 Home Phone # Email Address tnaylor@agpros.com Address: 3050 67th Avenue, Suite 200 City/State/Zip Code Greeley, CO 80634 UTILITIES: Water: Proposed Commerical Well Sewer: Proposed Septic System Gas: Propane Electric: United Power Phone: n/a DISTRICTS: School: RE3J - Keenesburg Fire: LaSalle Fire District Post Office: LaSalle I (We), the undersigned, hereby request hearings before the Weld County Planning Commission and the Weld County Board of County Commissioners concerning the proposed Change of Zone for the following described unincorporated area of Weld County, Colorado: I (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 (our)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 the signatory has the legal auth i t sign for the corporation. 45— Signatur . wner or thorized Agen ate Signature: Owner or Authorized Agent Date -4- REZONING QUESTIONNAIRE FOR WES MOSER, INC 1 . How is the proposed rezoning consistent with the policies of the Weld County Code, Chapter 22? If the proposed rezoning is not consistent with the Comprehensive Plan, explain how the proposed rezoning will correct what the applicant perceives as faulty zoning, or how the proposed rezoning will fit with what the applicant perceives as the changing conditions in the area. Wes Moser, Inc., is requesting a Change of Zone for a 240 +/- acre property, parcel 121325400006 located on the southwest corner of Weld County Road 49 and Weld County Road 30. With the development of the Weld County Road 49 corridor, properties in the area are being developed into industrial sites through the USR process. The Weld County Comprehensive Plan's goal is to consider how transportation infrastructure is affected by the impacts of new or expanding industrial development; this change of zone request will utilize the impacts of the new transportation corridor to expand the industrial uses in the area. As evidenced by the surrounding industrial properties as described below, the conditions in the area surrounding the Property have changed considerably from the previous agricultural conditions to a more industrial condition with which the 1-3 zone district is consistent. Moser wishes to rezone the Property to the 1-3 zone district so as to be able to market the Property as an industrially-zoned site for potential users looking to commence industrial use without having to undergo the rezoning process themselves. Rezoning the Property will add appeal and stimulate interest in the Property from potential users, while aligning the future of the Property with the goals and policies set forth in the Weld County Comprehensive Plan to create "shovel-ready" industrial sites throughout the County available for immediate use. The proposed rezoning is consistent with the Weld County Comprehensive Plan in accordance with the following sections designated in the Weld County Code. Sec. 22-6-20. Economic Development Goals and Policies. E. ECON.Goal 5. Recognize and promote specific places and resources in the County that can uniquely support economic development. - 1 . ECON . Policy 5. 1 . The County should encourage an adequate supply of both services and land suitable for industrial development and redevelopment. • a. Recommended Strategy ECON.5. 1.a. Develop a program to create "shovel-ready" industrial sites throughout the County, where primary job providers would be able to develop or re-develop. Zoning, infrastructure and services would ideally be immediately available for use in such areas. Sec. 22-2-80. Industrial Development Goals and Policies. A. [Goal 1 . Promote the location of industrial uses within municipalities, County Urban Growth Boundary areas, and Intergovernmental Agreement urban growth areas, growth management areas as defined in municipalities' comprehensive plans, the Regional Urbanization Areas, Urban Development Nodes, along railroad infrastructure or where adequate services are currently available or reasonably obtainable. 2. I .Policy 1 .2. Encourage new industrial development within existing industrial areas. Section 22-2-150.A. I .Goal 1 encourages conversion of agricultural land to industrial uses when adequate services are currently available or reasonably obtainable. Section 22-2-150.B. I .Goal 2 encourages the expansion and diversification of the industrial economic base. Section 22-2-150.C. I .Goal 3 promotes a well-balanced diversified industrial base in order to provide a stable tax base and to provide a variety of job opportunities for County citizens. Rezoning Questionnaire Wes Moser, Inc. Page 2 of 2 2. How will the uses allowed by the proposed rezoning be compatible with the surrounding land uses? Include a description of existing land uses for all properties adjacent to the subject property. Although specific uses not yet been determined, the uses permitted under the proposed 1-3 zoning are generally compatible with the existing uses on the surrounding properties. The property is located adjacent to existing Use by Special Review facilities of industrial intensity which include a mineral resource development facility including oil and gas storage, and a crude oil loading and unloading facility. The surrounding land uses in the area also include oil and gas operations, a cargo container storage facility, a solid waste disposal site and compost facility, a large dairy and a 50,000 head feedlot. The property is located at a major intersection of the Weld County Road 49 corridor. 3. Will the property use a septic system or public sewer facilities? If necessary, On-site Wastewater Treatment Systems (OWTS) will be utilized and will be constructed to Weld County Standards after the approval of a Site Plan Review on the property until public services are available. 4. Who will provide adequate water, including fire protection, to the property? The site will be developed with commercial wells during the Site Plan Review process. The LaSalle Fire Protection District provides fire protection to this area. 5. Does the property have soils with moderate or severe limitations for construction? If yes, the applicant shall submit information which demonstrates that the limitations can be overcome. The Geology Report provided by Soilogic, Inc. , does not indicate moderate or severe soil limitations for construction. 6. Is the road and/or highway facilities providing access to the property(ies) adequate to meet the requirements of the proposed zone district? If not, the applicant shall supply information demonstrating the willingness and financial capability to upgrade the road and highway facilities. The property fronts onto Weld County Road 30 on the north and WCR 49 to the east. Proposed accesses will be provided to the parcel via Weld County Road 30 and an approved access on Weld County Road 49. Although specific uses not yet been determined, proposed uses and associated site development plans will determine any upgrades necessary to the road and highway facilities. 7. Is the change of zone area located in a Flood Hazard Overlay District? Weld County Mapping shows southeast part of parcel 121325400006 is in the 100 year Zone A floodplain. 8. Is the change of zone area located in a Geologic Hazard Overlay District? This property is not located in a Geologic Hazard Overlay District. 9. Is the change of zone area located in the AP (Airport) Overlay District? This property is not located in an Airport Overlay District. pCOt 40i� ei� Weld County Public Works Dept. ek's -b -t 1111 H Street ACCESS PERMIT ,O ' -'lco P.O. Box 758 G� -.er 4 Greeley, CO 80632 APPLICATION FORM 9/C ‘14° Phone: (970)304-6496 Fax: (970)304-6497 Applicant Property Owner (If different than Applicant) Name Tim Naylor Name Wes Moser, Inc. Company AGPROfessionals Address P.O. Box 205 Address 3050 67th Avenue, Suite 200 City Fort Lupton State CO Zip 80621 City Greeley State CO Zip 80634 Phone 303-536-9621 Business Phone 970-535-9318 Fax Fax 970-535-9854 E-mail johnmoser@comcast.net E-mail tnaylor@agpros.com A = Existing Access A= Proposed Access Parcel Location & Sketch The access is on WCR 30 & 49 Nearest Intersection : WCR 30 & WCR 49 WCR '3p ffjDistance from Intersection 632 +/- ft. A Parcel Number 121325400006 & 121325100005 Section/Township/Range 25 / 03 / 65 t 7213 ¢ b V Is there an existing access to the property . ® ES NO°> N 1. : Number of Existing Accesses 5 Road Surface Type & Construction Information Asphalt Gravel , Treated Other WCR Culvert Size & Type Materials used to construct Access Construction Start Date Finish Date Proposed Use ° Temporary (Tracking Pad Required)/ $75 O Single Residential/$75 0 Industrial/$150 0 Small Commercial or Oil & Gas/$75 0 Large Commercial/$150 O Subdivision/$ 150 () Field (Agriculture Only)/Exempt Is this access associated with a Planning Process? ENo E1USR 0 R PUD Other COZ Required Attached Documents - Traffic Control Plan -Certificate of Insurance - Access Pictures (From the Left, Right, & into the access) By accepting this permit, the undersigned Applicant, under penalty of perjury, verifies that they have received all pages of the permit application; they have read and understand all of the permit requirements and provisions set forth on all pages; that they have the authority to sign for and bind the Applicant, if the Appjicant is a corporation or other entity; and that by virtue of their signature the Applicant is bound by and agrees to comply w. -h all said'permit requirements and provisions, all Weld County ordinances, and state laws regarding facilitiesnstruction. j. Signature �i�i�„��,�I_�� - Printed Name Tim Naylor , AGPROfessionals Date 9 7/5- r Approv. or Denial will • e '. sued i ini t um of 5 days. Approved by Revised. gate 6/29/10 Traffic Impact Study Memorandum Moser Change of Zone AGPRO Job #2334-02 Prepared For: AGPROfessionals 3050 67th Avenue, Suite 200 Greeley, CO 80634 Prepared By: it KELLAR ENGINEERING skellar(a�kellarengineering.com 970.219. 1602 phone AlogolcAllarer .; '' ite PO 0 E4 •+b: ;•�" "�. \ . KEz�9 .` `♦.'<<` o � i v � co ,' g * ; 38650 iI % L1_J ` O f ♦ C�\ X444 °NAB \\ at February 12, 2016 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 shall be without liability to Kellar Engineering. Introduction The purpose of this Traffic Impact Study (TIS) Memorandum is to identify project traffic generation characteristics, to identify potential traffic related impacts on the adjacent street system , and to develop mitigation measures required for identified traffic impacts. This TIS Memorandum is for the proposed change of zoning from Agricultural to Industrial for approximately 245.85 acres of land located at the southwest quadrant of the Weld County Road 49/Weld County Road 30 intersection . See Location Map. Kellar Engineering (KE) has prepared the TIS Memorandum to document the results of the project's anticipated traffic conditions and to identify projected impacts to the local and regional traffic system . The project consists of a proposed change of zoning from Agricultural to Industrial for approximately 245.85 acres of land . Therefore the TIS Memorandum analyzes the estimated traffic impacts associated with the General Light Industrial (Code 110) land use category (ITE Trip Generation , 9th Edition ). The development is anticipated to generate approximately 697 daily weekday trips, 92 AM peak hour trips, and 97 PM peak hour trips. Existing Conditions and Roadway Network The project site is located at the southwest quadrant of the Weld County Road 49/Weld County Road 30 intersection in Weld County, Colorado. The current zoning for the property is Agricultural and the property is currently undeveloped . Weld County Road 49 (CR 49) is adjacent to the east side of the project site. CR 49 is an arterial road in Weld County with a posted speed of 65 mph adjacent to the project site . CR 49's cross section has two 12' wide travel lanes and two 10' wide paved shoulders adjacent to the project site. CR 49 also has an approximately 800' long (280' bay taper + 520' full width ) northbound left-turn lane at the CR 49/CR 30 intersection . There is also an existing eastbound to southbound right-turn acceleration lane at the CR 49/CR 30 intersection . This full width southbound acceleration lane is approximately 1 ,000 feet long . Additionally, Weld County Road 30 (CR 30) is an existing east/west street adjacent to the north side of the project site. CR 30 has a roadway cross section with two 12' wide travel lanes and two 5' wide paved shoulders with adjacent to the project site . CR 30 has a posted speed of 55 mph adjacent to the project site. Additionally, CR 30 has been Change of Zone TIS Memorandum Page 1 widened to accommodate left-turn and right-turn lanes at the site access points to the Noble Energy site on the north side of CR 30 located across the street from the project site. Location Map C'P. ;? 1 CR 30 ca SITE Change of Zone TIS Memorandum Page 2 Pedestrian and Bicycle Facilities Currently there are no existing sidewalks or bicycle facilities adjacent to the streets adjacent to and within 1 ,320 feet of the project site. Additionally, the proposed industrial land use associated with the project is not anticipated to generate additional pedestrian or bicycle trips. Any additional pedestrian or bicycle traffic from this development, if any, would be negligible. Proposed Development The proposed project is an industrial land use within Weld County, CO upon a currently undeveloped property. Vehicular access to the property is proposed from three full- movement access points. One proposed access point (Access #1 ) is located approximately 1 ,050' west of the CR 49/CR 30 intersection on CR 30. The second proposed access point (Access #2) is located approximately 2 ,600' south of the CR 49/CR 30 intersection on CR 49. The third proposed access point (Access #3) is located approximately 5,200' south of the CR 49/CR 30 intersection on CR 49. This TIS Memorandum will analyze and review the project's potential traffic related impacts of these access points related to the adjacent street system . 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). ITE has established trip generation rates in nationwide studies of similar land uses. For this study, KE used the ITE 9th Edition Trip Generation Report average trip rates that apply to the following for the traffic associated with this proposed development: General Light Industrial (Code 110). The development is anticipated to generate approximately 697 daily weekday trips, 92 AM peak hour trips, and 97 PM peak hour trips. Table 1 summarizes the estimated trip generation for the proposed development. Change of Zone TIS Memorandum Page 3 Trip Distribution Distribution of site traffic on the street system was based on the area street system characteristics, existing traffic patterns and volumes, anticipated surrounding development areas, and the proposed access system for the project. The directional distribution of traffic is a means to quantify the percentage of site generated traffic that approaches the site from a given direction and departs the site back to the original source. Figure 1 illustrates the trip distribution used for the project's analysis. Traffic Assignment Traffic assignment was obtained by applying the trip distribution to the estimated trip generation of the development. Figures 2 through 4 show the site generated traffic assignment for the AM and PM peak hours. Proposed Access and Street Improvements Vehicular access to the development is proposed from one full-movement access point to CR 30 and two full-movement access points to CR 49. The auxiliary lane analysis for the access points were conducted using CDOT State Highway Access Code (SHAG). Based upon the SHAG, a left-turn deceleration lane would be required at the intersection with a projected peak hour ingress turning volume greater than 10 vehicles per hour (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 trip generation and the projected peak hour volumes shown in Figures 2 through 4, the following illustrates the results of the auxiliary lane analysis based upon the SHAG for each of the proposed access points: 1 . Access #1 . A westbound left-turn deceleration lane is anticipated to be required in CR 30 at Access #1 upon full project build-out if the property develops as Change of Zone TIS Memorandum Page 4 anticipated in this TIS Memorandum . This westbound left-turn lane should be a minimum of 435' long ( 180' bay taper + 255' full width) and have a 12' minimum lane width . Based upon the existing geometry on CR 30, it appears that sufficient pavement width already exists to accommodate this left-turn lane by re- striping the road . A right-turn deceleration is not anticipated to be required at Access #1 . Also, a right-turn acceleration lane is not anticipated to be required at Access #1 . 2 . Access #2. A southbound right-turn deceleration lane is anticipated to be required in CR 49 at Access #2 upon full project build-out if the property develops as anticipated . This southbound right-turn deceleration lane should be a minimum of 550' long (200' bay taper + 350' full width). A left-turn deceleration lane is not anticipated to be required at Access #2. Also, a right-turn acceleration lane is not anticipated to be required at Access #2. 3. Access #3. A northbound left-turn deceleration lane is anticipated to be required in CR 49 at Access #3 upon full project build-out if the property develops as anticipated . This northbound left-turn lane should be a minimum of 640' long (240' bay taper + 400' full width ) and have a 12' minimum lane width . A right-turn deceleration is not anticipated to be required at Access #3. Also, a right-turn acceleration lane is not anticipated to be required at Access #3. Change of Zone TIS Memorandum Page 5 Table 1 - Trip Generation Average Daily Trips AM Peak Hour Trips PM Peak Hour Trips ITE Land Use Size Rate Total Rate In Rate Out Total Rate In Rate Out Total Code 110 General Light Industrial 100 KSF 6.97 697 0.81 81 0. 11 11 92 0. 12 12 , 0.85 85 97 KSF = Thousand Square Feet Change of Zone TIS Memorandum Page 6 Figure 1 : Trip Distribution North CR 30 Nominal 20% Access #1 in m • u Project Site Access #2 g Access #3 4 V Change of Zone TIS Memorandum Page 7 Figure 2: Access #1 Site Generated Peak Hour Traffic North 4 AM /PM 16/2 0 CR 30 O r-1 N V1 a1 V V Q Change of Zone TIS Memorandum Page 8 Figure 3: Access #2 Site Generated Peak Hour Traffic North 4 AM /PM O1 CC Co r I Access #2 - 4/30 1/4 1k' Change of Zone TIS Memorandum Page 9 Figure 4: Access #3 Site Generated Peak Hour Traffic North 4 AM /PM Cn CC 4 Access #3 - 4— 1/4 4/30 z ao N Change of Zone TIS Memorandum Page 10 Conclusions Vehicular access to the property is proposed from three full-movement access points. One proposed access point (Access #1 ) is located approximately 1 ,050' west of the CR 49/CR 30 intersection on CR 30. The second proposed access point (Access #2) is located approximately 2,600' south of the CR 49/CR 30 intersection on CR 49. The third proposed access point (Access #3) is located approximately 5,200' south of the CR 49/CR 30 intersection on CR 49. Based upon the analysis presented in this TIS Memorandum , the proposed change of zoning from Agricultural to Industrial for approximately 245.85 acres of land located at the southwest quadrant of the Weld County Road 49/Weld County Road 30 intersection is anticipated to be able to be successfully meet Weld County's requirements at the time of development and not create a negative impact upon the local and regional traffic system with the following street improvements upon full project build-out: 1 . Access #1 . A westbound left-turn deceleration lane is anticipated to be required in CR 30 at Access #1 upon full project build-out if the property develops as anticipated in this TIS Memorandum . This westbound left-turn lane should be a minimum of 435' long ( 180' bay taper + 255' full width) and have a 12' minimum lane width . Based upon the existing geometry on CR 30, it appears that sufficient pavement width already exists to accommodate this left-turn lane by re- striping the road . 2. Access #2. A southbound right-turn deceleration lane is anticipated to be required in CR 49 at Access #2 upon full project build-out if the property develops as anticipated . This southbound right-turn deceleration lane should be a minimum of 550' long (200' bay taper + 350' full width). 3. Access #3. A northbound left-turn deceleration lane is anticipated to be required in CR 49 at Access #3 upon full project build-out if the property develops as anticipated . This northbound left-turn lane should be a minimum of 640' long (240' bay taper + 400' full width ) and have a 12' minimum lane width . Change of Zone TIS Memorandum Page 11 It is important to recognize that the above recommended street improvements are based upon an assumed land use of 100 ,000 square foot of General Light Industrial ( ITE Code 110) being developed upon the property. This land use and square footage was used to give an idea of how the property could develop in the future. Future development of the property may be different than the assumed land use and square footage numbers analyzed in this TIS which would have a direct impact upon the street improvement requirements. Therefore it is recommended that the details associated with the street improvement requirements be determined at the time of a site specific development proposal upon the property. Change of Zone TIS Memorandum Page 12 APPENDIX: Change of Zone TIS Memorandum Page 13 Aerial Image (Weld County Property Information Portal ) 1 t \ I 4 III I t 1 I. j� I . - /__ \ a _ 1 I f ea, , r i t f' r-ai_ -rte j i / - V 4. 14 Change of Zone TIS Memorandum Page 14 Aerial Image (Google Earth) r - . - • _;' `a. , • , 241Ntraiiiii V /�� J0 ti 4 w► • i 6 r • . fli — - — b } �r111 t _ --- ;"-C i ! , Y. j 49 Sala VS - .‘""me L• . J • • 2016 Googie 1999 ' Imagery Date: 10/9/2015 40°11'56.69" N 104°36102.88" W Change of Zone TIS Memorandum Page 15 Aerial Image (Google Earth) j.--• okt4 - . ' -. is , -,` ,e- -rt- •t t" 3C ._ �; — i a '........-e % as :..- -__-.-r. � -_ -�_ - � • I $ ill: .ts: :t: • f• - i . • Al \ - - ii(I N 1 r _ r ^ K , • w 49 • r . obrriocr • $' A,. - — I.. •= T, di ./ �; l .. . . ' • ' L l'IIIIIIIII) © 2016 Googie ,dogIc . 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