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LAND USE APPLICATION
SUMMARY SHEET
Planner: C. Gathman Hearing Date: October 6, 2015
Case Number: USR15-0039
Applicant: Jeffery A. and Dianne E. Engelman Living Trust
Address: 18110 Wagon Trail, Mead , CO. 80642
Representative: Deanne Frederickson — AGPROfessionals, 3050 67th Avenue, Suite 200, Greeley, CO
80634
Request: 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 (RV and Self Storage Facility), provided that the property is not a Lot
in an approved or recorded subdivision plat or lots pads of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Legal Being part of N2 of Section 27, T5N , R66W of the 6th P. M . , Weld County, CO
Description:
Location: Immediately to the southwest of the intersection of 37th Street and 47th Avenue.
Size of Parcel: +/- 10.07 acres Parcel No. 095927100001
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
✓ Weld County Department of Planning Services - Engineer, referral dated October 19, 2015
• Weld County Department of Building Inspection, referral dated September 3, 2013
➢ Weld County Department of Public Health and Environment, referral dated August 10, 2015
• City of Greeley, referral dated August 5, 2015
➢ Town of Milliken, referral dated August 14, 2015
y Front Range Fire Rescue Authority, referral dated August 20, 2015
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
✓ Weld County Zoning Compliance, referral received July 22, 2015
• Town of LaSalle, referral dated August 21 , 2015
y Weld County Sheriff's Office, July 23, 2015
The Department of Planning Services' staff has not received responses from the following agencies:
r City of Evans
➢ School District RE-6
➢ Colorado Parks and Wildlife
USR15-0039, Engelman Living Trust, Page 1 of 11
Weld County Department of Building Inspection
➢ Weld County Department of Public Works — MS 4
➢ Greeley Soil Conservation District
USR15-0039, Engelman Living Trust, Page 2 of 11
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
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Planner: C. Gathman Hearing Date: October 6, 2015
Case Number: USR15-0039
Applicant: Jeffery A. and Dianne E. Engelman Living Trust
Address: 18110 Wagon Trail , Mead , CO 80642
Representative: Deanne Frederickson — AGPROfessionals, 3050 67th Avenue, Suite 200, Greeley, CO 80634
Request: A Site Specific Development Plan and Use by Special Review Permit for a Any use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial zone districts (RV and Self Storage Facility), provided that the property is not a Lot
in an approved or recorded subdivision plat or lots pads of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Legal Being part of N2 of Section 27, T5N , R66W of the 6th P. M . , Weld County, CO
Description:
Location: Immediately to the southwest of the intersection of 37th Street and 47th Avenue.
Size of Parcel: +/- 10.07 acres Parcel No. 095927100001
Case Summary:
The applicant is proposing a self-storage and RV storage facility. There is proposed over head covered
parking for RVs as well. The application indicates there will be a total of 18 total buildings on the site
including interior and exterior self storage units, enclosed and outdoor RV storage buildings along with an
office and a residence for the facility manager. There will be up to 600 total storage units ranging in size
from 5-feet x 5-feet up to 16-feet x 60-feet. The application indicates there will be an average of 35-40
customer visits per day. There will be one full time manager and one part time maintenance and lawn
care employee. Standard hours of operation for the office are 8:30 AM to 2:30 PM Monday-Saturday.
Gate access is 24 hours per day, 7 days a week. The applicant is proposing a waiver from the sign
requirements of the A (Agricultural) Zone District. Per Appendix 23-D of the Weld County Code (1 ) one
16-square foot freestanding sign is allowed in the A (Agricultural) Zone District. Per Appendix 23-C of the
Weld County Code, no building signs are allowed in the A (Agricultural) Zone District. A total of one ( 1 )
proposed free-standing (monument) sign and two proposed building signs are indicated on the site map.
Additionally, multiple signs are proposed on adjacent properties and rights-of-way within the City of
Evans.
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1 . The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A. 1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
USR15-0039, Engelman Living Trust, Page 3 of 11
Section 22-2-100 A. C.Goal 1 . of the Weld County Code states: "Promote the location
of commercial uses within municipalities, County Urban Growth Boundary areas,
Intergovernmental Agreement urban growth areas, growth management areas as
defined in municipal comprehensive plans, the Regional Urbanization Areas, Urban
Development Nodes or where adequate services are currently available or reasonably
obtainable."
The majority of the site is located within the urban growth boundary of the City of
Evans. A smaller area of the western edge of the site is located within the urban
growth boundary of the City of Greeley.
Section 22-2-100 C.Goal 5. of the Weld County Code states: "Minimize the
incompatibilities that occur between commercial uses and surrounding properties."
The applicants are proposing buildings to be placed along the northern portion of the site
to assist in screening the along 37th Street and along the eastern portion of the site from
47th Avenue. The applicant is proposing trees and shrubs along the southern portion of
the site to assist in screening the site from the Arrowhead Subdivision to the south
(across the lake). A condition of approval is attached requiring the outdoor RV storage
area to be screened by an opaque fence or vegetation that serves as a solid screen from
37th Street and Arrowhead Subdivision.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.S of the Weld County Code states: "Any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial zone districts (RV parking and Self Storage Facility), 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."
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses. The proposed use is located approximately 675 feet to
the north and east of an existing residential subdivision (Arrowhead Subdivision).
Farmland is located to the north and west of the site. A residential development in the
City of Evans (Tuscany) is located to the northeast. The Department of Planning Services
has received two letters of opposition to this proposal. These letters express concerns
with the following:
Concerns that the proposed RV parking and self storage facility will not be the
highest and best use on the site and will negatively impact the development of
commercial lots in the Tuscany subdivision.
The property is low compared to the roadway and adjacent properties and it will be
very difficult to provide enough screening to mitigate the visual impacts on this use
from surrounding properties.
Potential for negative impact on sales tax from future commercial development and
property taxes of existing properties in the area.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
USR15-0039, Engelman Living Trust, Page 4 of 11
The site is located within the three (3) mile referral area of the City of Evans, City of
Greeley and the Town of Milliken. The Town of Milliken has a coordinated planning
agreement with Weld County that became effective August 31 , 2015. This application is
located within the boundaries of this Coordinated Planning Agreement. However, this
application was submitted before this agreement was effective.
The Town of Milliken, in their referral comments dated August 14, 2015, indicated that
they have no concerns but that the Planning Commission did not think it is a compatible
use with surrounding uses.
The City of Greeley Planning Department, in their referral comments dated August 5,
2015, the City of Greeley Planning Department had no comments and the Engineering
Department provided an advisory comment noting that a portion of the site is within the
Ashcroft Draw 100 year floodplain .
No referral response has been received from the City of Evans.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
The very southern portion and the eastern edge of the property are located in the 100-
year floodplain and 100-year floodway according to the preliminary DFIRM floodplain
layer. RV storage is not allowed in the floodplain according to the application materials
and RV storage will be on the northern part of the site and not in the 100-year floodplain .
Building Permits issued on the lot will be required to adhere to the fee structure of the
County-Wide Road Impact Fee Program .
Building Permits issued on the proposed lot will be required to adhere to the fee structure
of the County Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use.
The proposed storage facility is located on approximately 8 acres delineated as "Irrigated
Land (Not Prime)" per the 1979 Soil Conservation Service Important Farmlands of Weld
County Map.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health ,
safety, and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health ,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based , in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
USR15-0039, Engelman Living Trust, Page 5 of 11
1 . Prior to recording the map:
A. The applicant shall attempt to address the requirements of the Front Range Fire Rescue
District, as stated in the referral response dated August 20, 2015. Written evidence of such
shall be submitted to the Weld County Department of Planning Services. (Front Range Fire
Rescue District)
B. 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)
C. The map shall be amended to delineate the following:
1 . All sheets of the map shall be labeled USR15-0039. (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260. D of the Weld
County Code. (Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section
23-3-350. H of the Weld County Code addresses the issue of trash collection areas.
(Department of Planning Services)
5. The map shall delineate the landscaping and/or screening . In addition to the
screening shown on the site map submitted with application , the following shall be
added :
i. The exterior RV parking areas shall be screened from adjacent properties and
public rights of way by a solid fence and/or solid vegetation or a combination
thereof. (Department of Planning Services)
ii. With the exception of the northwestern and northeastern portions of the site. No
trees or shrubs are indicated along the northern boundary of the site. Additional
landscaping shall be installed along the north property line to mitigate the
appearance of the buildings/facility. (Department of Planning Services)
6. The map shall delineate the lighting . Any lighting poles and lamps shall comply with
Section 23-3-360. F. which states, in part, that, "any lighting shall be designed ,
located, and operated in such a manner as to meet the following standards: sources
of light shall be shielded so that beams or rays of light will not shine directly onto
adjacent properties." (Department of Planning Services)
7. All approved signs shall be shown on the map. (Department of Planning Services)
8. The map shall delineate the parking for customers and/or employees. (Department of
Planning Services)
9. Lake Arrowhead Drive is a paved road and is designated on the Weld County Road
Classification Plan as a local road which requires 60 feet of right-of-way at full
buildout. The applicant shall delineate on the site plan the future and existing right-of-
way. All setbacks shall be measured from the edge of right-of-way. This road is
maintained by Weld County. (Department of Planning Services - Engineer)
10. Show and label the approved , access (AP15-00385), and 60-foot turning radii on the
site plan . (Department of Planning Services - Engineer)
USR15-0039, Engelman Living Trust, Page 6 of 11
11 . Show the approved City of Evans access on the site plan and label with the approved
access permit number if applicable. (Department of Planning Services - Engineer)
12. Show and label all easements with the recorded document reception number and
date on the site plan . (Department of Planning Services)
13. Show and label the accepted drainage features and drainage flow arrows on the site
plan . Label the stormwater ponds as "Stormwater Detention, No-Build or Storage
Area, Volume = TBD" (Department of Planning Services-Engineer)
14. Show the floodplain and floodway (if applicable) boundaries on the map. Label the
floodplain boundaries with the FEMA Flood Zone and FEMA Map Panel Number or
appropriate study. (Department of Planning Services)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1 ) paper
copies or one (1 ) electronic copy (.pdf) of the map for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the map the applicant shall submit a Mylar
map along with all other documentation required as Conditions of Approval. The Mylar map shall
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The map shall be prepared in accordance with the requirements of Section 23-2-260. D
of the Weld County Code. The Mylar map and additional requirements shall be submitted within
one hundred twenty ( 120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution , a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this Use by Special
Review, as appropriate. Acceptable CAD formats are .dwg , .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). . . The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
senttomaps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction :
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required .
(Department of Planning Services - Engineer)
B. The approved access and tracking control shall be constructed prior to on-site construction .
(Department of Planning Services-Engineer)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review map is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
USR15-0039, Engelman Living Trust, Page 7 of 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Engelman
USR15-0039
1 . A Site Specific Development Plan and Use by Special Review Permit USR15-0039, 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 (RV Parking and Self Storage Facility) in the A (Agricultural) Zone District,
subject to the Development Standards stated hereon. Approval of this plan may create a vested
property right pursuant to Section 23-8-10 of the Weld County Code. (Department of Planning
Services)
2. The hours of operation are 24 hours a day, seven (7) days a week, as stated by the applicant(s).
(Department of Planning Services)
3. No derelict vehicles, as defined in Section 23- 1 -90 of the Weld County Code shall be stored on the
site. (Department of Planning Services)
4. There shall be no storage of industrial and/or commercial vehicles, equipment and materials and no
hazardous material storage allowed on site. (Department of Planning Services)
5. The parking on the site shall be maintained . (Department of Planning Services)
6. The landscaping/screening on the site shall be maintained . (Department of Planning Services)
7. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section
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 . (Department of Public Health and Environment)
8. 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, Section 30-20-100.5, C. R.S. (Department of Public Health and Environment)
9. Waste materials shall be handled, stored , and disposed of 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. (Department of
Public Health and Environment)
10. 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. (Department of Public Health and
Environment)
11 . This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified Zone
District, as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
12. Adequate drinking , hand washing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. (Department of Public Health and Environment)
13. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. The
facility shall utilize the public water supply and the municipal sewage treatment system from the City
of Evans. (Department of Public Health and Environment)
14. The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
USR15-0039, Engelman Living Trust, Page 8 of 11
15. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan . Neither the direct, nor reflected, light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be
used which may be confused with , or construed as, traffic control devices. (Department of Planning
Services)
16. Should noxious weeds exist on the property, or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II , of the Weld County Code. (Department of Planning Services
— Engineer)
17. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Department of Planning Services - Engineer)
18. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services - Engineer)
19. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services - Engineer)
20. This site is located in a State Designated, Municipal Separate Storm Sewer System (MS4) Area
which may trigger specific water quality requirements or other drainage improvements if the lot
develops further. (Department of Planning Services - Engineer)
21 . There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized .
(Department of Planning Services - Engineer)
22. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C-1519E effective date January 20, 2016 (Ashcroft Draw Floodplain).
Any development shall comply with all applicable Weld County requirements, Colorado Water
Conservation Board requirements as described in Rules and Regulations for Regulatory Floodplains
in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65.
The FEMA definition of development is any man-made change to improved or unimproved real
estate, including but not limited to buildings or other structures, mining , dredging, filling, grading,
paving, excavation , drilling operations, or storage of equipment and materials. (Department of
Planning Services - Floodplain)
23. Building permits may be required , per Section 29-3- 10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2012 International Codes, 2006 International Energy
Code, and 2014 National Electrical Code. A Building Permit Application must be completed and two
(2) complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or
engineer must be submitted for review. A Geotechnical Engineering Report performed by a Colorado
registered engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
24. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
25. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations.
26. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the plans
or Development Standards, as shown or stated, shall require the approval of an amendment of the
USR15-0039, Engelman Living Trust, Page 9 of 11
Permit by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services.
27. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may be
reason for revocation of the Permit by the Board of County Commissioners.
28. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including , but not limited to, sand and gravel, oil, natural gas, and coal.
Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the state's
commercial mineral deposits are essential to the state's economy; (b) the populous counties of the
state face a critical shortage of such deposits; and (c) such deposits should be extracted according to
a rational plan , calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and person moving into these
areas must recognize the various impacts associated with this development. Often times, mineral
resource sites are fixed to their geographical and geophysical locations. Moreover, these resources
are protected property rights and mineral owners should be afforded the opportunity to extract the
mineral resource.
29. WELD COUNTY'S RIGHT TO FARM : Weld County is one of the most productive agricultural counties
in the United States, typically ranking in the top ten counties in the country in total market value of
agricultural products sold . The rural areas of Weld County may be open and spacious, but they are
intensively used for agriculture. Persons moving into a rural area must recognize and accept there
are drawbacks, including conflicts with long-standing agricultural practices and a lower level of
services than in town . Along with the drawbacks come the incentives which attract urban dwellers to
relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion , and the
rural atmosphere and way of life. Without neighboring farms, those features which attract urban
dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from
animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and
trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and
fertilizers in the fields, including the use of aerial spraying . It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations. A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County. Section 35-3.5-102, C. R.S. , provides
that an agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production .
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of
state and county roads outside of municipalities. The sheer magnitude of the area to be served
stretches available resources. Law enforcement is based on responses to complaints more than on
patrols of the County, and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who
USR15-0039, Engelman Living Trust, Page 10 of 11
must leave their jobs and families to respond to emergencies. County gravel roads, no matter how
often they are bladed, will not provide the same kind of surface expected from a paved road . Snow
removal priorities mean that roads from subdivisions to arterials may not be cleared for several days
after a major snowstorm . Services in rural areas, in many cases, will not be equivalent to municipal
services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting . Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their
safety, but also for the protection of the farmer's livelihood .
USR15-0039, Engelman Living Trust, Page 11 of 11
1861 MEMORANDUM
III Fa TO: Chris Gathman DATE: September 15, 2015
iN
c o u_N t Y FROM : Diana Aungst, CFM
I SUBJECT: USR15-0039, Jeffery and Dianne Engleman Living Trust
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 (RV
and self-storage facility), 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.
PARCEL: 0959-2710-0001
COMMENT:
The very southern portion and the eastern edge of the property is located in the 100-year floodplain
and the 100-year floodway according to the preliminary DFIRM floodplain layer. RV storage is not
allowed in the floodplain according to the applicant materials the RV storage will be on the northern
part of the site and not in the 100-year floodplain .
DELINEATE ON THE USR MAP
Show the floodplain and floodway (if applicable) boundaries on the map. Label the floodplain
boundaries with the FEMA Flood Zone and FEMA Map Panel Number or appropriate study.
(Department of Planning Services)
DEVELOPMENT STANDARD:
A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C-1519E effective date January 20, 2016 (Ashcroft Draw Floodplain).
Any development shall comply with all applicable Weld County requirements, Colorado Water
Conservation Board requirements as described in Rules and Regulations for Regulatory Floodplains
in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65.
The FEMA definition of development is any man-made change to improved or unimproved real
estate, including but not limited to buildings or other structures, mining, dredging, filling , grading ,
paving, excavation, drilling operations, or storage of equipment and materials.
/V' DEPARTMENT OF PLANNING SERVICES
> 86W.r 1555 N 17th AVE
flTtirEirce,� GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
tt- 4 E-MAIL: cgathman@co.weld .co.us
` PHONE: (970) 353-6100, Ext. 3537
/- a 0 U N-1-2/ FAX: (970) 304-6498
September 09, 2015
ENGELMAN JEFF
18110 WAGON TRAIL
MEAD, CO 80542
Subject: USR15-0039 - A Site Specific Development Plan and Use by Special Review Permit for a Any
use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (RV and self-storage facility), 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.
On parcel(s) of land described as:
PART N2 SECTION 27, T5N, R66W OF THE 6TH P. M . , WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 6, 2015, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on October 21 , 2015
at 10:00 a .m. Both hearings will be held in the Hearing Room , Weld County Administration Building,
1150 0 Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C. R.S.24-65.5-103 (adopted as part of H . B.01 -1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call .
Respectfully,
Digitally signed by Kristine Ranslem
Reason: I am the author of thisdocument
Date: 2015.09.09 09:04:45 06'00'
Chris Gathman
Planner
From: Jennifer Petrik
To: Deanne Frederickson
Cc: Chris Gathman; Tim Naylor; Brenda Greenhagen; Michelle Martin; Chad TeVelde; Jennifer Petrik; Diana Aungst
Subject: RE: Completeness Review Comments for RV Storage Facility - PRE14-0195
Date: Tuesday, July 07, 2015 10:02:13 AM
Hi Deanne,
I wanted to summarize our conversation yesterday:
Site Plan :
• Road Right-of-Way & Easements, it appears an incorrect reception number of sanitary
sewer line easement was referenced as road ROW. Please provide correct right of way boundaries
and references. The reception number is for a document titled "Agreement and Deed for Easement
and Rights-of-way" . Page 2 of 12 describes the "Future Right of Way" . Can you clarify what is
needed here? I believe we are showing the correct boundary, and the correct reference. I can send
the ALTA if needed .
Thank you for the clarification .
• Turning Radiuses (60ft commercial). This property will not have semi-trucks or trailers. The
biggest radius we will need is the B -40 turning radius for fire protection . It is my understanding that
a curb radius needs to be 28' to accommodate this, which is shown . A 60' radius doesn't really make
sense in this situation . Please advise.
Agpro will send supporting information for the application indicating the vehicle type that the access
will be designed to with turning template. The Development standards will reflect this design
limitation requested by the applicant.
• Drainage swales and flow arrows showing how the stormwater flows across the property
and into the drainage detention basins. Missed this, my bad .
• Floodplain boundaries including floodway map panel number. Floodway boundaries and
shown, I will add the panel number.
Agpro will add Floodway limits
Traffic Narrative :
The traffic narrative is missing some information . Please provide additional detail on the following:
• The quantity of RVs ( I will add the number of RV parking spaces, both enclosed and
outdoors. This is provided on the title sheet, but they will be included in the traffic narrative as well
• Anticipated peak hour traffic numbers There typically isn't a peak hour impact with a storage
facility. I will add this statement to the traffic narrative.
• Expected routes The narrative describes where the potential users are : East of 37th Street
and north of 47th . This is not a trucking operation, so I am unclear how to describe expected routes.
• Trip distribution along the routes (i.e. 50,E of traffic will come from the north, 201 from the
south, 30.E from the east) I will add an estimate for this, but again, this facility is a community- use,
and the distribution is East on 37th Street and north of 47th
Agpro will update narrative with information and clarification requested above.
Drainage report: I believe Chad had comments and questions regarding these items.
Jennifer and Chad discussed yesterday. Chad has requested to move forward with preliminary design
prior to board hearing and complete and submit the final design after board hearings. He indicated
Agpro would like to keep the cost to the applicant down prior to hearings in case the project doesn't
get approved . Jennifer and Chad discussed the working group progress over time, the flow charts
and checklists. Jennifer provided the flowchart and checklist for preliminary design .
• It is unclear if the drainage design is to detain the stormwater runoff and release at the 5-
year historic 100-yr 1-hr rate or if the design is to release un-detained into Lake Arrowhead
with only water quality treatment. If releasing un-detained, a variance request and
permission from the lake arrowhead water association is required. Clarification from Chad
TeVelde on 7/6/15 indicated no variance will be requested, the code requirement of 5-year
historic release will be done.
• A certification of compliance is required and can be found on the county's planning-
engineering website. Any variance requests are requested with the coc form. A certification of
compliance is not required at preliminary design .
• Drainage construction drawings are required as part of the drainage report. Please submit.
Preliminary checklist will be used by Agpro.
Thank you,
-Jen
Jennifer Petrik, P.E., CFM
Weld County
Development Review Engineer
1555 N 17th Ave
Greeley, CO 80631
jpetrikewe dgov.com
PHONE: (970) 353-6100 x 3552
FAX: (970) 304-6498
Confidentiality Notice: This electronic transmission and any attached documents or other writings
are intended only for the person or entity to which it is addressed and may contain information that
is privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication . Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
From: Deanne Frederickson [mailto: DFrederickson@agpros.com]
Sent: Monday, July 06, 2015 10: 17 AM
To: Jennifer Petrik; Wayne Howard; Michelle Martin
Cc: Chris Gathman; Tim Naylor; Brenda Greenhagen
Subject: FW: Completeness Review Comments for RV Storage Facility - PRE14-0195
Importance: High
Hi Jennifer, Thank you for your review of the Gateway project, Your comments below. I have a few
questions for you, and need advice. Thanks for your help.
I will follow up with a corrected plan .
Regards,
pea vute, FrecAerLcksov ,
Land Planner
i.,, PROfessionals
3050 67th Avenue, Suite 200
Greeley, CO 80634
970 -535-9318 office
970 -535-9854 fax
www.agpros.com
■
AGPROfessionals
IdDEVELOPERS OF AGRICUI :F RE
From: Chris Gathman [ mailto:cgathman (Wco.weld .co.us]
Sent: Monday, July 06, 2015 8 :33 AM
To: Deanne Frederickson
Subject: FW: Completeness Review Comments for RV Storage Facility - PRE14 -0195
Importance: High
FYI .
Chris Gathman
Planner III
Weld County Department of Planning Services
1555 N. 17th Avenue, Greeley CO. 80631
Ph: (970)353-6100 ext. 3537
Fax: (970)304-6498
i
Lr r
TV
Confidentiality Notice: This electronic transmission and any attached documents or other writings
are intended only for the person or entity to which it is addressed and may contain information that
is privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication . Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
From: Chris Gathman
Sent: Saturday, July 04, 2015 12:45 PM
To: 'Brenda Greenhagen'
Subject: Completeness Review Comments for RV Storage Facility - PRE14-0195
Importance: High
Dear Brenda,
The Department of Engineering is requiring the following additional information re: the Arrowhead
RV Storage Facility:
The site plan needs additional information :
• Road Right-of-Way & Easements, it appears an incorrect reception number of sanitary
sewer line easement was referenced as road ROW. Please provide correct right of way boundaries
and references. The reception number is for a document titled "Agreement and Deed for Easement
and Rights-of-way" . Page 2 of 12 describes the "Future Right of Way". Can you clarify what is
needed here? I believe we are showing the correct boundary, and the correct reference. I can send
the ALTA if needed.
Thank you for the clarification .
• Turning Radiuses (60ft commercial). This property will not have semi-trucks or trailers. The
biggest radius we will need is the B-40 turning radius for fire protection . It is my understanding that
a curb radius needs to be 28' to accommodate this, which is shown . A 60' radius doesn't really make
sense in this situation . Please advise.
Agpro will send supporting information for the application indicating the vehicle type that the access
will be designed to with turning template . The Development standards will reflect this design
limitation requested by the applicant.
• Drainage swales and flow arrows showing how the stormwater flows across the property
and into the drainage detention basins. Missed this, my bad.
• Floodplain boundaries including floodway map panel number. Floodway boundaries and
shown, I will add the panel number.
Agpro will add Floodway limits
Traffic Narrative:
The traffic narrative is missing some information. Please provide additional detail on the following:
• The quantity of RVs ( I will add the number of RV parking spaces, both enclosed and
outdoors. This is provided on the title sheet, but they will be included in the traffic narrative as well
• Anticipated peak hour traffic numbers There typically isn't a peak hour impact with a storage
facility. I will add this statement to the traffic narrative.
• Expected routes The narrative describes where the potential users are : East of 37th Street
and north of 47th . This is not a trucking operation, so I am unclear how to describe expected routes.
• Trip distribution along the routes (i.e. 501 of traffic will come from the north, 201 from the
south, 30A from the east) I will add an estimate for this, but again, this facility is a community-use,
and the distribution is East on 37th Street and north of 47th
Agpro will update narrative with information requested above.
Drainage report: I believe Chad had comments and questions regarding these items.
• It is unclear if the drainage design is to detain the stormwater runoff and release at the 5-
year historic 100-yr 1-hr rate or if the design is to release un-detained into Lake Arrowhead
with only water quality treatment. If releasing un-detained, a variance request and
permission from the lake arrowhead water association is required .
• A certification of compliance is required and can be found on the county's planning-
engineering website. Any variance requests are requested with the coc form.
• Drainage construction drawings are required as part of the drainage report. Please submit.
Jennifer and Chad discussed yesterday. Chad has requested to move forward with preliminary design
prior to board hearing and complete and submit the final design after board hearings. He indicated
Agpro would like to keep the cost to the applicant down prior to hearings in case the project doesn't
get approved . The final design would be completed and submitted if and after the planning case is
approved .
Any questions regarding Engineering requirements can be directed to Jennifer Petrik at
jpetrik(@we dgov,com
No other changes/additional information are required from the Department of Planning Services
and Department of Public Health and Environment.
Let me know if you have any questions.
Regards,
Chris Gathman
Planner Ill
Weld County Department of Planning Services
1555 N. 17th Avenue, Greeley CO. 80631
Ph: (970)353-6100 ext. 3537
Fax: (970)304-6498
A.
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Confidentiality Notice: This electronic transmission and any attached documents or other writings
are intended only for the person or entity to which it is addressed and may contain information that
is privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
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1861 All DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
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GREELEY, CO 80631
,� WEBSITE: www.co.weld.co.us
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July 22, 2015
ENGELMAN JEFF
18110 WAGON TRAIL
MEAD, CO 80542
Subject: USR15-0039 - A Site Specific Development Plan and Use by Special Review Permit for a Any
use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (RV and self-storage facility), 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.
On parcel(s) of land described as:
PART N2 SECTION 27, T5N , R66W of the 6th P.M. , Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s) for their review and comments:
Evans at Phone Number 970-475-1170
Greeley at Phone Number 970-350-9780
LaSalle at Phone Number 970-284-6931
Milliken at Phone Number 970-587-4331
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
(C:: i:A
A4_, ""` ----, Date: 2015.07.22 11 :00:26 -06'00'
Chris Gathman
Planner
FIELD CHECK inspection dates: 8/4/2015
APPLICANT: Jeffery A. and Dianne E. Engelman Living Trust
CASE #: USR15-0039
REQUEST: 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(RV and Self Storage Facility), 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..
LEGAL: Being pad of N2 of Section 27, T5N, R66W of the 6th P.M., Weld County, CO
LOCATION: Immediately to the southwest of the intersection of 37th Street and 47th Avenue.
PARCEL ID #s: 095927100001
ACRES: +/- 10.07 acres
Zoning Land Use
N A N Cropland
E A E Undeveloped Land/Tuscany Development to the
Northeast
S A S Lake/Arrowhead Subdivision
W A W Arrowhead Subdivision
COMMENTS:
Chris Gathman - Planner III
Hello