HomeMy WebLinkAbout20162099.tiffMEMORANDUM
TO: Chris Gathman DATE: 4/5/16
FROM: Wayne Howard, P.E., Development Engineer
SUBJECT: COZ16-0001, Hop Dairy
General Project Information:
Applicant is requesting change of zone from Ag to 1-3 Industrial. Parcel 096113000076
Location:
CR 47 and US 34
MS4 AREA:
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
GEOLOGIC HAZARD AREA:
O This site is NOT in a Geologic Hazard Area.
FLOODPLAIN:
O This site is NOT in a floodplain.
CONDITIONS OF APPROVAL:
Prior to recording the plat:
The map shall be amended to delineate the following:
A. The applicant shall indicate specifically on the plat any right of way and/or easements and
indicate whether they are dedicated, private, or deeded and label with recorded document,
book and page and/or reception number to provide adequate access to the parcel.
DEVELOPMENT STANDARDS
1. The historical flow patterns and runoff amounts will be maintained on the site.
The above notes are provided as a courtesy to the applicant. While we strive to help identify as many
potential issues upfront during the pre application meeting we cannot anticipate every issue that may come
up during the formal application process. The information contained herein has been placed on file with the
Department of Planning Services. The pre -application is valid for a period of one (1) year from the date of
pre -application. If a formal application is not received following the time period specified herein the Planning
Department reserves the right to require a new pre -application meeting. Please note that all land use,
building and impact fees are subject to change throughout this time period.
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To:
From:
Date:
Re:
Chris Gathman
Lauren Light, Environmental Health Services
April 4, 2016
COZ16-0001 Andrew Hop
Environmental Health Services has reviewed this proposal for a change of zone from
the A (Agricultural) Zone District to the 1-3 (Industrial) Zone District for 151 acres.
Individual taps from Central Weld County Water District will provide water and a
commercial on -site wastewater treatment system will provide sewage disposal. There
is currently a septic system for the dairy barn (619810079) and a system for the mobile
home (SP -1400248).
Once a site plan review is submitted, this Division may require specific items such as;
dust and waste handling procedures and an air emission permit depending on the land
use.
If approval is granted, the Division recommends the following conditions:
The following should appear as notes on the change of zone plat:
1. Water service may be obtained from Central Weld County Water District.
2. The parcel is currently not served by a municipal sanitary sewer system.
Sewage disposal may be by septic systems designed in accordance with the
regulations of the Colorado Department of Public Health and Environment,
Water Quality Control Division and the Weld County Code in effect at the time
of construction, repair, replacement, or modification of the system.
3. Language for the preservation and/or protection of the absorption field shall be
placed on the plat. The note shall state; Activity or use on the surface of the
ground over any part of the OWTS must be restricted to that which shall allow
the system to function as designed and which shall not contribute to compaction
of the soil or to structural loading detrimental to the structural integrity or
capability of the component to function as designed.
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
4. During development of the site, all land disturbances shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance
conditions, at the request of the Weld County Health Department, a fugitive dust
control plan must be submitted.
5. If land development creates more than a 25 -acre contiguous disturbance, or
exceeds 6 months in duration, the responsible party shall prepare a fugitive dust
control plan, submit an air pollution emissions notice, and apply for a permit from
the Colorado Department of Public Health and Environment.
6. Weld County's "Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
Submit by Email
Weld County Referral
March 07, 2016
The Weld County Department of Planning Services has received the following item for review:
Applicant: Andrew Hop Case Number: COZ16-0001
Please Reply By: April 4, 2016 Planner: Chris Gathman
Project: Change of Zone from the A (Agricultural) Zone District to the 1-3 (Industrial) Zone District.
Location: North of and adjacent to Highway 34 and West of and adjacent to Weld County Parkway
(County Road 49).
Parcel Number: 096113400026-R8940662 Legal: PART N2SE4 SECTION 13, T5N, R65W LOT B REC
EXEMPT RE -4040 OF THE 6TH P.M., WELD COUNTY, COLORADO.
Parcel Number: 096113000076-R3385186 Legal: E2SW4 SECTION 13, T5N, R65W 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
B Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter
Agency
i
Weld County Planning Dept 1555 N 17th Ave, Greeley, CO 80631 (970) 353-6100 ext 3540 (970) 304-6498 fax
,:1 is
ersey4,i
March 17, 2016
Mr. Chris Gathman
Weld County Department of Planning Services
1556. N 17th Ave.
Greeley CO 80631
Subject: Weld County Planning Department Referral:
COZ16-0001 — Change of Zone Agriculture to Industrial
Dear Chris,
This property is located within the Kersey Planning Area. Kersey is in the process of updating the Comprehensive Plan and this
area is within the anticipated Primary Growth Area. We anticipate that the 2016 Kersey Comprehensive Plan will be completed
by the end of June 2016. Several of the adjacent land owners have approached the Town regarding Annexation. The Town will
conduct an outreach effort to include landowners within the Kersey Planning area in the update process. The first public
workshop is scheduled for March 23, 2016 from 6:00 to 9:00 at the Platte Valley Fire Protection District, Station 37.
This applicant is proposing Individual Septic Systems (ISDS) to serve the proposed industrial uses. While Kersey has permitted
the use of these systems in the past, it has been with the specific understanding that the lots would convert to Kersey sanitation
once it is available to the properties. Kersey has completed the initial evaluation of how to provide urban level services to this
area.
In addition, this site is adjacent to WCR 34 and the Weld County Parkway (WCR49). 1-3 Industrial zoning is not appropriate for
this location per the Weld County Zoning Code. This property is not "relatively isolated". It is located within the western gateway
to Kersey.
Sec. 23-3-330. -1-3 (Industrial) Zone District.
A. Intent. The purpose of the 1-3 Zone District is to provide a zone to accommodate industrial USES which may create
adverse visual impacts for ADJACENT USES. As a result, such uses may require locations relatively isolated from
other land USE types.
The Town of Kersey requests that Weld County refer this applicant to the Town of Kersey for annexation and development within
the Town. If the Applicant does not pursue annexation to the Town of Kersey and continues through the Weld County rezoning
process, please consider a more appropriate I-1 Zoning Designation for this important area.
Please contact us if you have any questions. Thank you for your consideration.
Sincerely,
Town of Kersey
Town of Kersey PO Box 657 Kersey, CO 80644 (970) 353-1681
Chris Gathman
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Hice-Idler, Gloria <gloria.hice-idler@state.co.us>
Wednesday, March 16, 2016 2:21 PM
Chris Gathman
COZ16-0001/Andrew Hop
Follow up
Flagged
I've reviewed the above proposal and offer the following:
1. Projected ROW need along this section of US 34 is 100' from the centerline of the roadway.
2. WCR 47.5 is proposed as one of the accesses to this property. The applicant needs to be aware that the
Access Control Plan for US 34 shows WCR 47.5 to be a 3/4 access with no lefts out. With the construction of
WCR 49 to CDOT will request that the intersection go to 3/4 at the time of development.
If you have any questions, please contact me.
Gloria Hice-Idler
Region 4 Permits Manager
Region 4 Permits Unit - Traffic
CDOT
COLORADO
Department of Transportation
P 970.350.2148 I C 970.381.2475 I F 970.350.2198
PLEASE NOTE ADDRESS CHANGE EFFECTIVE NOV 9, 2015
10601 W. 10th Street, Greeley, CO 80634
gloria.hice-idler@state.co.us I www.coloradodot.info I www.cotrip.org
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