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Home My WebLink About20151749.tiff .40 LAND USE APPLICATION SUMMARY SHEET Planner: Kim Ogle Hearing Date: June 2, 2015 Case Number: USR15-0023 Applicant: Boyd and Helen Arnold c/o Rod Baumgartner, Henrylyn Irrigation District, P.O. Box 85, Hudson, CO 80642 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 (Henrylyn Irrigation District area office, maintenance building and equipment storage building to support area's irrigation and water delivery canals and ditches), 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 Lot B of Recorded Exemption RE-4903, being part of NW4 of Section 1, T1N, R64W of Description: the 6th P.M., Weld County, CO Location: South of and adjacent to County Road 14; approximately 2100 feet East of County Road 59 Size of Parcel: +/- 5 Gross acres Parcel No. 1475-01-2-00-060 The criteria for review of this Special Review Permit is 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: SE Weld Fire Protection District, referral dated April 7, 2015 y Weld County Department of Public Works-Access, referral dated April 9, 2015 Weld County Department of Planning Services- Engineer, referral dated May 5, 2015 Weld County Department of Public Health and Environment, referral dated May 5, 2015 The Department of Planning Services' staff has received referral responses without comments from the following agencies: y Weld County Zoning Compliance, referral dated April 6, 2015 y Weld County Sherriff's Office, referral dated April 17, 2015 y Colorado Parks and Wildlife, referral dated April 15, 2015 Y Colorado Division of Water Resources, referral dated April 8, 2015 The Department of Planning Services' staff has not received responses from the following agencies: ➢ Weld County School District RE-3J ➢ Town of Keenesburg ➢ Weld County Building Inspection USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 1 of 8 SPECIAL REVIEW PERMIT i I — ADMINISTRATIVE REVIEW Planner: Kim Ogle Hearing Date: June 2, 2015 Case Number: USR15-0023 Applicant: Boyd and Helen Arnold do Rod Baumgartner, Henrylyn Irrigation District, P.O. Box 85, Hudson, CO 80642 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 (Henrylyn Irrigation District area office, maintenance building and equipment storage building to support area's irrigation and water delivery canals and ditches), 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 Lot B of Recorded Exemption no. RE-4903, being part of NW4 of Section 1, T1N, Description: R64W of the 6th P.M., Weld County, CO Location: South of and adjacent to County Road 14; approximately 2100 feet East of County Road 59 Size of Parcel: +/- 5 Gross acres Parcel No. 1475-01-2-00-060 Case Summary: Henrylyn Irrigation District ("Henrylyn") proposes to construct a small maintenance/office site to aid in the maintenance of irrigation and water delivery efforts in the areas surrounding the site. The proposed facility location offers a more centralized and convenient location for Henrylyn's activities. During negotiations with landowners for the site, Henrylyn made several considerations to the location both in response to landowner requests and topographic considerations. It is anticipated that Henryln will have up to three (3) employees report to the maintenance/office site during normal business hours. Up to seven employees will access the site between making routine inspections of the Henrylyn irrigation ditches during the course of any given week within the water season (roughly five months out of the year). 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. Section 23-2-220.A.1. A.Policy 7.1. USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 2 of 8 states "County land use regulations should support commercial and industrial uses that are directly related to, or dependent upon, agriculture, to locate within the agricultural areas, when the impact to surrounding properties is minimal, or can be mitigated, and where adequate services are currently available or reasonably obtainable." The proposed Henrylyn Irrigation District area office, maintenance building and equipment storage building will be sited in a centralized location to support the District's irrigation and water delivery networks. The location is within one-half mile of a paved road. Section 22-2-100.E. C.Goal 5. States "Minimize the incompatibilities that occur between commercial uses and surrounding properties." The parking of vehicles and outside storage of equipment and supplies will be required to be screened from adjacent property and public rights-of-way. Planning staff will be requiring screening of the outdoor storage/staging of vehicles. 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 lists any use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone Districts (Henrylyn Irrigation District area office, maintenance building and equipment storage building to support area's irrigation and water delivery canals and ditches) 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 as a Use by Special Review in the A (Agricultural) Zone District. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The surrounding properties north of County Road 14 are large agricultural lots. To the east is the closest neighbor who resides in a single family residence on large agricultural parcel. To the west is agricultural land and to the south is a newly created five acre Recorded Exemption parcel in agricultural production. As previously stated, Planning staff will be requiring screening of the outdoor storage/staging of vehicles. 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. The facility is located on a 5 acre parcel 0.75 miles south of the Town of Keenesburg and 4.5 miles east of the Town of Hudson. The proposed facility is within the Coordinated Planning Agreement Area for the Town of Keenesburg. The Town of Keenesburg did not return a formal referral response however the Town did provide an electronic mail dated February 20, 2015 indicating that we, [the Town] have no concerns on this project. E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V and Article XI of the Weld County Code. The existing site is not located within the Floodplain, Airport or Geologic hazard areas. The property is located within the County-Wide Road Impact Fee Area and the Capital Expansion Impact Fee area. 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. USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 3 of 8 The proposed facility is located on lands designated "Prime if they become Irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The property has no irrigation water associated the parcel. 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: 1. Prior to recording the USR map: A. The map shall be amended to delineate the following: 1. All sheets of the map shall be labeled USR15-0023 (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 show 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 applicant shall show the opaque fence to screen the outdoor storage and staging areas from adjacent properties and public rights-of-way. (Department of Planning Services) 6. The applicant shall show the site lighting, as applicable. (Department of Planning Services) 7. The applicant shall show the facility sign, as applicable. (Department of Planning Services) 8. County Road 14 is designated on the Weld County Road Classification Plan as a local gravel road, which requires 60 feet of right-of-way at full buildout. The applicant shall verify and delineate on the map the existing right-of-way and the documents creating the right-of-way. All setbacks shall be measured from the edge of future right-of-way. This road is maintained by Weld County. (Department of Planning Services - Engineer) 9. Show the approved facility access on the map and label with the approved access permit number(AP14-00529). (Department of Public Works) 10. Show and label all easements with the recorded document reception number and date on the map. (Department of Planning Services - Engineer) USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 4 of 8 11. Show and label recycled asphalt/road base on all driving surfaces on the map. (Department of Planning Services- Engineer) 12. Show the accepted water quality feature on the map and label as WATER QUALITY FEATURE, NO-BUILD or STORAGE AREA , VOLUME= ) (Department of Planning Services- Engineer) 13. Show and label the accepted drainage features, drainage flow arrows, access turning radii (45ft), and parking and circulation on the map. (Department of Planning Services - Engineer) 14. Show and label the entrance gate set back a minimum of 75ft from edge of existing right of way (future right of way if classification is other than local)on the map. (Department of Planning Services- Engineer) 15. Show the approved Fire Department restricted access on the map and label with the approved access permit number (AP15-00163). (Department of Public Works - Access) 2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy 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 sent to maps@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 prior to the start of construction. (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) USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 5 of 8 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Henrylyn Irrigation District USR15-0023 1. 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 (Henrylyn Irrigation District area office, maintenance building and equipment storage building to support area's irrigation and water delivery canals and ditches), provided that the property is not a lot in an approved or recorded subdivision plat or lots that are part of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District subject to the Development Standards stated hereon. (Department of Planning Services) 2. 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) 3. The number of employees shall be restricted to ten (10) as stated by the applicant. (Department of Planning Services) 4. The hours of operation are 7:00AM -6:00PM daily. (Department of Planning Services) 6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. (Department of Public Health and Environment) 7. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and Environment) 8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and Environment) 9. Fugitive dust shall be confined on the property. Uses on the property shall comply with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health and Environment) 10. This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and Environment) 11. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the facility, at all times. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. Sewage disposal shall be by septic system. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to On-site Wastewater Treatment Systems. (Department of Public Health and Environment) 12. 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) 13. 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 USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 6 of 8 be used which may be confused with, or construed as, traffic control devices. (Department of Planning Services) 14. The screening/signage/lighting on the site shall be maintained. (Department of Planning Services) 15. 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) 16. The historical flow patterns and runoff amounts will be maintained on the site. (Department of Planning Services- Engineer) 17. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Planning Services- Engineer) 18. There shall be no parking or staging of vehicles on County Roads. On-site parking shall be utilized. (Department of Planning Services- Engineer) 19. There shall be no tracking of dirt or debris from the site onto publically maintained roads. The applicant is responsible for mitigation of any offsite tracking and maintaining onsite tracking control devices. (Department of Planning Services- Engineer) 20. 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) 21. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code. 22. 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. 23. 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 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. 24. 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. 25. 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, USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 7 of 8 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 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. USR15-0023 HENRYLYN IRRIGATION DISTRICT,page 8 of 8 H N DEPARTMENT OF PLANNING SERVICES a $6i 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: kogle@co.weld.co.us �f PHONE: (970) 353-6100, Ext. 3549 p ` - i FAX: (970) 304-6498 r � April 24, 2015 BAUMGARTNER ROD 617 BIRCH ST PO BOX 85 HUDSON, CO 80642 Subject: USR15-0023 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL USE 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 (HENRYLYN IRRIGATION DISTRICT AREA OFFICE, MAINTENANCE BUILDING AND EQUIPMENT STORAGE BUILDING TO SUPPORT AREAS IRRIGATION AND WATER DELIVERY CANALS AND DITCHES), PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION MAP 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 NW4 SECTION 1, TIN, R64W LOT B REC EXEMPT REC-4903 OF THE 6TH P.M., WELD COUNTY, COLORADO. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on June 2, 2015, at 1:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on June 24, 2015 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O 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.weldcou ntyplanningcases.orq Page 2 of 2 If you have any questions concerning this matter, please call. Respectfully, D d Fbasony am the y uthiorioe fthi slem thisdocument I am author of thisdocument Date:2015.04.24 09:31:20-06'00' Kim Ogle Planner N DEPARTMENT OF PLANNING SERVICES i 1555 N 17th AVE j ' r ^ GREELEY, CO 80631 . WEBSITE: www.co.weld.co.us �� E-MAIL: kogle@co.weld.co.us iri_ !. PHONE: (970)353-6100, Ext. 3549 V ' FAX: (970)304-6498 April 06, 2015 BAUMGARTNER ROD 617 BIRCH ST PO BOX 85 HUDSON, CO 80642 Subject: USR15-0023 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL USE 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 (HENRYLYN IRRIGATION DISTRICT AREA OFFICE, MAINTENANCE BUILDING AND EQUIPMENT STORAGE BUILDING TO SUPPORT AREALS IRRIGATION AND WATER DELIVERY CANALS AND DITCHES), PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION MAP 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 NW4 SECTION 1, T1N, R64W LOT B REC EXEMPT REC-4903 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: Keenesburg at Phone Number 303-732-4281 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, I Digitally signed by Kristine Fbndem ,',•,"(l,J ^ Fuson:l am the author of thisdocument Date:2015.04.06 08:41:08-06'00' Kim Ogle Planner FIELD CHECK -- USR15-0023 Inspection Date: May 19, 2015 Applicant: Boyd and Helen Arnold do Rod Baumgartner, Henrylyn Irrigation District, P.O. Box 85, Hudson, CO 80642 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 (Henrylyn Irrigation District area office, maintenance building and equipment storage building to support area's irrigation and water delivery canals and ditches), 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 Lot B of Recorded Exemption RE-4903, being part of NW4 of Section 1, Ti N, R64W of Description: the 6th P.M., Weld County, CO Location: South of and adjacent to County Road 14; approximately 2100 feet East of County Road 59 Zoning Land Use N AGRICULTURE N IRRIGATED AGRICULTURE LAND E AGRICULTURE E IRRIGATED AGRICULTURE LAND, RESIDENCE S AGRICULTURE S IRRIGATED AGRICULTURE LAND W AGRICULTURE W IRRIGATED AGRICULTURE LAND Comments: The surrounding properties north of County Road 14 are large agricultural lots. To the east is the closest neighbor who resides in a single family residence on large agricultural parcel. To the west is agricultural land and to the south is a newly created five acre Recorded Exemption parcel in agricultural production. County Road 14 is a two lane all weather road sloping to the east from County Road 59. Utilities are present on the south side of the road. There is a slight change in grade from the county road to the property. dell Signs r ❑ Access to Property o Crops — corn historically ❑ Site Distance o Topography Note any commercial business/commercial vehicles that are operating from the site. 1861 -2011 DEPARTMENT OF PLANNING SERVICES PLANNING DIVISION 1555 N. 17T"AVENUE WELD COUNTY GREELEY,CO 80631 970-353-6100 EXT 3549 FAX 970-304-6498 kogle@weldgov.com January 19, 2015 Ms. Emily Knackstedt sent via email: emilyknackstedt@gmail.com c/o Henrylyn Irrigation District 617 Birch Street Post Office Box 85 Hudson, Colorado 80642 Subject: 7-day Completeness Review for Henrylyn Irrigation District office and maintenance building Dear Ms. Knackstedt: The Departments of Building Inspection, Environmental Health, Planning Services — Engineering, and Planning Services have reviewed the submitted materials for the proposed Henrylyn Irrigation District Office and maintenance building located south of Keenesburg. Comments concerning this land use application are as follows: Building Inspection: No comments at this juncture The Department of Public Health and Environment will be looking for additional comment on the following items: Please revise the dust abatement plan to indicate what the access and parking areas will consist of, will the parking areas be gravel or paved? Please revise the waste plan to indicate will the vehicles be washed on site, and if so, please delineate the location and any structures associated with the wash area on the site plan. Please indicate in the narrative any fuel storage,gasoline and diesel and size of tank. See 5D of the USR Questionnaire Please indicate in the narrative if there will be a floor drain in the shop. If there is a floor drain, all materials shall drain into a watertight vault. Please provide the name and contact information of all the companies that will recycle or dispose of the tires and batteries from maintenance of vehicles and equipment. See Waste Handling Plan Please indicate in the narrative and address how spills are taken care of both inside and outside of the shop. See Waste Handling Plan Please provide a copy of the commercial water well application that was sent to the State Engineers Office, Division of Water Resources. Lauren Light will be your contact, she may be reached at 970.304.6415 x 2211 The Department of Planning Services - Engineering reviewed the application and has the following comments: The Department of Planning Services - Engineer notes that the 7 Day Site Plan map is significantly different than pre-app submittal documents of January 6, 2015. 1. -T-he 7 Day application does not include a traffic narrative. A traffic narrative is required for referrals and possible access issues. 2. An Access Permit is required from Weld County. For new accesses and/or change of use, the fee and photos are required (see access permit application). For access permit questions contact Public Works. Public Works will normally only permit 1 access per parcel; therefore, the applicant shall contact Public Works before proceeding to determine what changes may need to made to the site plan. Originally submitted with application 3. The Drainage Narrative and Water Quality Feature Design: A Water Quality Feature is required onsite downstream of the business activities such as parking, buildings, storage areas etc. The area can be an existing low point or excavated area that will capture the stormwater and contaminants prior to flowing offsite. Methodology for sizing is outlined in Volume 3, Section 3.3.0 of the Urban Storm Drainage Criteria manual. The web site address is as follows www.udfcd.org. Please contact Planning Development Review Engineer for questions or sizing assistance 970-353-6100 x 3540. Originally submitted with application 6. A Weld County Grading permit will be required if disturbing more than 1 acre by the Planning Department. Not Applicable Wayne Howard will be your contact he may be reached at 970.353 6100 x 3551. The Department of Planning Services reviewed the application and has the following comments: The Town of Keenesburg post the pre-application meeting expanded their coordinated planning area to include this property. Please consider reaching out to Mayor Danny Kipp to discuss options available for development. As reference, the Coordinated Planning Agreement (CPA) was approved after the pre- application meeting and before the 7-day submittal of the application. AS your application was in process the Henrylyn Irrigation District is able to proceed with the current application in the County, however, the Department of Planning Services requests that the District reach out to the Town for a discussion of your project.Meeting with Mayor Kipp held on February 3, 2015. No requests made. If Ms. Emily Knackstedt is to act on behalf of the Henrylyn Irrigation Ditch Company for this application, please submit a Letter of Authorization from the Ditch Company appointing Ms. Knackstedt to act on behalf of the Ditch Company. Attached with Application The application materials did not contain a Deed for the property or evidence of the Option to Purchase contract with Boyd and Helen Arnold. Please submit such documentation. Attached with Application The application materials did not contain a Certificate of Conveyances for the property. Please submit such documentation. In application. The application submittal package did not contain the USR application fee of twenty-five hundred (2500.00) dollars. Please remit the fee payable to the Department of Planning Services with your next application submittal. Submitted with application for the completeness review. The application submittal package did not contain evidence of a commercial well or evidence that a commercial well permit has been applied for from the State of Colorado, Division of Water Resources. Please submit such documentation. In application. The application submittal package did not contain evidence of an onsite wasterwater treatment system (OWTS) or evidence that a OWTS permit has been applied for from the Weld County Department of Public Health and Environment. Please submit such documentation. The following comments are specific to the Site Layout Plan map. Will the new Commercial building share the existing access drive or will a new access drive be proposed. The note on the map has a callout of a residential access drive only. Please clarify. Will there be a gate to restrict access into the service yard? Please delineate the parking and circulation patterns on the property. Does the facility have site lighting? If yes please call out and label as overhead or wall pack. Does the area where the septic field is located have bollards to prevent truck traffic from driving over the leach field. Similar questions concerning the potable water well. Please clarify. See 5i of the USR Questionnaire Is the perimeter of the property fenced? If yes, please call out or described in narrative form the type of fence material and the height. See Item 6 of the USR Questionnaire Please delineate the surface material within the service yard. Is the entire yard graveled and graded? Are there aprons adjacent to the buildings? Is there any type of landscape component located on site. If yes, please callout and label. Please provide additional information. All outside storage and parking of service vehicles are required to be screen from public rights of way and adjacent property. Please submit in narrative form how this will be achieved. See Item 5J of the USR Questionnaire Please delineate all external lighting. Any lighting, including light from high temperature processes such as welding or combustion, 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; 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; and no colored lights may be used which may be confused with or construed as traffic control devices. Please delineate all facility signs associated with the property. The maximum sign face for the identification sign associated with this facility will be sixteen (16) square feet in the Agriculture Zone District per Weld County Code. Please provide a comment about the ongoing property maintenance. The property shall be maintained in such a manner that grasses and weeds are not permitted to grow taller than twelve (12) inches. In no event shall the property owner allow the growth of noxious weeds.See Item 3 of the Project Summary. Please submit the land use application fee of 2500.00 dollars payable to the Department of Planning Services. Alternatively,this office is also able to process a credit card payment. This phase of the planning process is a content review of the submitted materials, NOT a technical review. Comments made during this phase of the process will not be all-inclusive. A detailed technical review of the project once the submittal application is deemed acceptable and is promoted to the review phase of the planning process. If deemed complete,this office will complete the case initiation and set-up, and will commence with the referral process. Should you have additional questions or require clarification on any of the points presented herein, please contact this office. Thank you. 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