HomeMy WebLinkAbout20152971 X861% Memorandum
,EL1► PTO: Diana Aungst, W.C. Planning
COUNTz DATE: July 10, 2015
FROM: Lauren Light, W.C. Department of Public
Health and Environment
CASE NO.: COZ15-0002 NAME: M2 Landco LLC
Environmental Health Services has reviewed this proposal to rezone 70.09 acres from
the A (Agricultural) Zone District to the 1-3 (Industrial) Zone District. North Weld County
Water District will provide water and an on-site wastewater treatment system will
provide sewage disposal. The flood plain is located on the parcel.
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 and final plats:
1. Water service may be obtained from North 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.
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.
8. A stormwater discharge permit may be required for a
development/redevelopment /construction site where a contiguous or non-
contiguous land disturbance is greater than or equal to one acre in area. Contact
the Water Quality Control Division of the Colorado Department of Public Health
and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more
information.
MEMORANDUM
1 t'H r,.! _ TO: Diana Aungst DATE: 7/21/15
Lr, r, I' FROM: Wayne Howard, P.E., Development Engineer
CG N Y
SUBJECT: COZ15-0002, M2 Land CO
General Project Information:
Applicant is requesting change of zone from Ag to 1-3 Industrial. Parcel 080725000047
Location:
North of CR 64.75 and east CR 23.75
ADT:
The latest count on CR 64.75 taken on 7/25/14 was 2510 vpd with 11% trucks
PUBLIC WORKS DEPARTMENT
ROADS AND RIGHT OF WAY:
County Road 23.75 is a Gravel 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 verify and delineate
on the plat the future and existing right-of-way and the documents creating the existing right-of-way. If
the existing right of way cannot be verified it shall be dedicated. All setbacks shall be measured from the
edge of future right-of-way. This road is maintained by Weld County.
CR 64.5 is owned and maintained by the City or Town (municipality) of Greeley. The municipality has
jurisdiction over all accesses within their jurisdiction. Please contact municipality to verify the access
permit or for any additional requirement that may be needed to obtain or upgrade the permit.
An access permit has been approved by the PW Dept. for the access to the site AP15-00088.
CONDITIONS OF APPROVAL:
Prior to recording the plat:
The map shall be amended to delineate the following:
A. County Road 23.75 is a gravel roadway and is designated on the Weld County road
classification plan as local road, which requires 60 feet of right-of-way at full buildout. The
applicant shall verify and delineate on the plat the future and existing right-of-way and the
documents creating the existing right-of-way. If the existing right of way cannot be verified
it shall be dedicated. All setbacks shall be measured from the edge of future right-of-way.
This road is maintained by Weld County.
B. County Road 64.5 is owned and maintained by the city or town (Municipality) of Greeley.
The Municipality has jurisdiction over all accesses within their jurisdiction. Please contact
municipality to verify the access permit or for any additional requirement that may be
needed to obtain or upgrade the permit.
C. Show and label the approved access(es) and access permit number(s) on the plat.
(Department of Public Works)
DEVELOPMENT STANDARDS
1. 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.
2. 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.
Submit by Email
Weld County Referral
..--
,. 4 r1 rris.I
C0UN Ic.:
June 22,2015
The Weld County Department of Planning Services has received the following item for review:
Applicant: M2 Landco LLC Case Number: COZ15-0002
Please Reply By: July 20,2015 Planner: Diana Aungst
Project: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE 1-3
(INDUSTRIAL)ZONE DISTRICT
Location: North of and adjacent to CR 64.5 and east of and adjacent to CR 23.75
Parcel Number. 080725000047-R0126194 Legal: PART E2NE4 SECTION 25, T6N, R67W & PART
W2NW4 SECTION 30, T6N, R66W LOT B AMD REC EXEMPT RE-833 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.
nWe 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.
ttteer.
Signature Lth Date 7/17/2015
Agency City of Gree
Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
7 Project Review Comments Date: 7/17/2015
Greel ey Project Name: WCR 48:15 (COZ15-0002)
Location: Northeast corner of Weld County Roads 64
'/z & 23 %
Reviewed By: Caleb Jackson Phone: (970) 350-9823
Department: Community Development/ Planning
Submittal: 6/24/2015 Submittal #: 1
Case#: WCR48:15
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction Specificationa Volumes I, II, & Ill. Sections of the Code or
Construction SDecificationsareshowninbracketsaspartofthereviewcommentsbelow.
For additional information on the City Code or the Design Criteria, see the City of Greeley web
site at the following location:
Planning: https//www.municode.corr✓library/co/greeley/codes/municipal code?nodeld
=TI T18DECO
Engineering:
http://greet eygov.corn'ser vi ces'desi gn-criteria-and-construction-specifications
Provide written responxs to the comments below.
General
❑ Advisory. The subject property is located within the City of Greeley's Long Range
Expected Growth Area (LREGA). The LREGA is the range in which the community
anticipates development occurring within the coming 20+ years. Any site changes should
be mindful of the transition of this area into a more urban built environment. Specific
comments regarding development standards will be made with a development proposal.
❑ Advisory. The site is located within the Northwest Greeley Rail Corridor. This plan
envisions industrial uses along the Great Western Railroad. Additionally, this site is
bordered on the east and west by properties within the City of Greeley that are zoned
Industrial Medium Intensity.
E Advisory. Additional dialogue and coordination should continue between the applicant
and City of Greeley staff, specifically regarding infrastructure challenges in this area.
This includes utility service, right-of-way dedication, and realignment of WCR
64.5/WCR 64.75 through the southwest corner of this parcel.
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,,, 7 Project Review Comments Date: 7/16/2015
Greeley Project Name: WCR48:15 (COZ15-0002)
Location: Northeast corner of Weld County Roads 64
'/z & 23 %
Reviewed By: TJ Heupel, E.I. Phone: (970) 336-4175
Department: Community Development/ Engineering
Submittal: 6/24/2015 Submittal #: 1
Case#: WCR48:15
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction Specificationa Volumes I, II, & Ill. Sections of the Code or
Construction . ecifications are thown in bracks as part of the review comments below.
For additional information on the City Code or the Design Criteria, seethe City of Greeley web
site at the following location:
Planning: https//www.municode.com'library/co/greeley/codes'municipalcode?nodeld
=TI T18DECO
Engineering:
http://greet eygov.corr✓ser vi ces'desi gn-criteria-and-construction-specifications
No written responses to the comments below are required.
General Comments
E Advisory. The subject property is located within the City of Greeley Long Range
Expected Growth Area (LREGA). If in the future, water and sanitary sewer service are
requested to the property, then annexation into the City of Greeley will be required prior
to the City of Greeley providing utility service. The City of Greeley does not currently
provide utility services to the subject property.
E Advisory. The City of Greeley and North Weld County Water District have adopted a
Water Service Agreement for providing water in this area. Please note that if water
service is requested then the City of Greeley will decide if water will be provided by the
City of Greeley or North Weld Water District in accordance with the executed Water
Service Agreement; dated February 5th, 2013.
E Advisory. A preliminary study was conducted in 2010 by the City of Greeley for the
purpose of assessing the cost and feasibility of extending sanitary sewer service to the
area that the subject property is located in. The study included the future plan of the City
to construct a sanitary sewer trunk line north of the Poudre River. A contingent plan was
also included in the study for developments in this area to connect to the existing trunk
line on the south side of the Poudre River if the north trunk line was not yet constructed
at the time development in that area happens. The temporary connection to the south
trunk line could be made at 83'11 Avenue just south of the river. A small lift station would
be required to force flows across the river. This connection would be temporary and the
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main would eventually be reconnected to the north trunk line once it is constructed.
More details on the construction of the sanitary sewer line can be addressed with the City
once a use for the subject property is determined and sanitary sewer service is requested.
❑ Advisory. Potable water distribution and service was studied for the subject area in 2009
for feasibility as a part of the annexation of properties adjacent to the subject property.
The City concluded that a 1.75 mile distribution main that connects to transmission lines
to the west of the subject area, could be constructed to service the area. More details on
the construction of the water line can be addressed with the City once a use for the
subject property is determined and potable water service is requested.
❑ Advisory. The City of Greeley has a tentative plan for Weld County Roads 64 1/2 and 23
% to be realigned in order to reduce the sharp curves and improve safety on the road.
There is currently no design for the road showing the proposed alignment change.
Realignment of the road will need to be evaluated prior to any development occurring on
the property.
❑ Advisory. City of Greeley's 2035 Comprehensive Transportation Plan indicates that
Weld County Roads 64 '' and 23 3 are classified as 2 lane minor arterial roadways
requiring a 100' total public right of way (50' half right of way). Please ensure that the
site map for future development calls out the future right of way for these roads and that
all proposed structures (buildings and paved areas) are set back a minimum of 25 feet
from the future right of way line.
❑ Advisory. The subject property is within the Consolidated Law Ditch 100 year
floodplain.
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