HomeMy WebLinkAbout20153352.tiff MEMORANDUM
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r, I/ Fr --I I TO: Chris Gathman, Planning Services DATE: 8/19/15
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L , FROM: Jen Petrik, P.E., Development Engineer
CO - N—Y
SUBJECT: USR15-0039 Lake Arrowhead storage
The Weld County Department of Planning Services-Engineering has reviewed this proposal. Staff
comments made during this phase of the application process may not be all-inclusive, as other issues may
arise during the remaining application process.
COMMENTS:
General Project Information/Location:
Storage units and RV storage
This project is west of and adjacent to CR ? and is north of CR ?. Parcel number?. Access is from CR ?.
Roads:
Arrowhead Drive is a paved road and is designated on the Weld County Road Classification Plan as a local
road adjacent to the project, 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. 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.
37th Street is owned and maintained by the Town/City (Municipality) of Evans. 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.
Traffic:
Latest ADT on Arrowhead Dr. was taken on 10/7/14 which counted 706 vpd with 7% trucks. There are no
traffic counts on the City of Evans' 37th St.
A traffic narrative was submitted with the application materials and indicated that there will be approximately
35-40 daily roundtrips. The expected traffic routes are 50%from the north from 47th Ave and 50%from the
east from 37111 St. The narrative indicated the majority of the vehicles will be cars or light trucks with a few
moving trucks and the occasional large moving van or semi-truck. Traffic is expected to be spread out
throughout the day.
Access:
This project accesses onto the Municipality of Evan's to the north to 37th St. Please contact the Municipality
for access requirements.
An Access Permit application was submitted with the application materials. Public Works will review the
application and provide an access permit and permit number if approved. Questions concerning access
requirements can be directed to Public Works access permit division.
The turning radii for the accesses are proposed to be 30ft. The Weld County standard is 60ft radii for small
commercial. The traffic narrative indicated there will be the occasional semi-truck or large moving van. The
turning radii shown will not safely and adequately handle the turning movements for the traffic listed in the
application. During discussions with the applicant's representative, the desire was to use 30ft radii. The
applicant may request a variance from Public Works for a radius less than 60ft for access onto Weld County
maintained roads. The applicant may provide the County with an alternate radius accepted from the town
of Evans for access onto 37th St. Documentation showing accepted alternative is required.
It does not appear entrance gates are proposed for this site. Please clarify that entrance gates are not
proposed or if entrance gates are proposed, please label on the site map. Entrance gates (if applicable)
must be set back a minimum of 100 feet from edge of shoulder to allow a truck with trailer or RV to pull
completely off of the roadway and open the gate. In no case shall any vehicle(s) stopped to open a gate be
allowed to create a safety issue for roadway users.
TRACKING CONTROL:
Tracking control is required to prevent tracking from the site onto public roadways. Minimal standards are
listed below. Temporary Tracking Control shall be used during construction unless permanent tracking
control is installed ahead of construction activities.
Minimum tracking control for 20 to 50 passenger vehicle round trips/day or less than 4 truck round
trips/day: Access onto paved roads includes 100 ft of road base or recycled asphalt. The applicant is
proposing asphalt surfaces and exceeds the minimum requirements.
A development standard will be included on the recorded site plan. "The site shall be maintained to
mitigate any impacts to the public road including damages and/or offsite tracking."
Improvements and Road Maintenance Agreement:
No improvements agreement will be required as the anticipated traffic is less than 21 round truck trips/day
or 50 round passenger vehicle trips/day. A development standard will be applied to the recorded plan
indicating any impacts to the road must be mitigated by the owner. There shall be no tracking from the site
onto publically maintained roads. The applicant is responsible for mitigation of any damage or offsite
tracking and upgrading and/or maintaining onsite tracking control.
Drainage Requirements:
The applicant's engineer requested to provide a preliminary drainage report prior to the board of county
commissioner's hearing. Planning-Engineering supplied the applicant's engineer with the preliminary
drainage report checklist. Please label the preliminary drainage report as PRELIMINARY.
If the project is approved by the board, the engineer indicated they would like to develop and submit the
final drainage report. The final drainage report must include a certification of compliance stamped and
signed by the PE which can be found on the engineering website. A general final drainage report checklist
is available on the engineering website. A more complete checklist is available upon request. The final
drainage report meeting the County Code requirements must be submitted prior to grading permit, building
permits and recording of the site plan.
There are new drainage code requirements. Please review these new code changes and ensure the project
is meeting the newly adopted County Code.
This site is located within the Municipal Separate Storm Sewer System (MS4) boundary. These areas are
more urbanized or urbanizing with state mandated, higher water quality requirements. Projects that are
within the MS4 area that disturb greater than or equal to 1 acre; or projects less than 1 acre that are part of
a larger common plan of development or sale; require an approved water quality design. Questions
pertaining to the MS4 requirements should be directed to the Public Works Department 970-304-6496.
This site may contain jurisdictional waters as regulated by the Army Corps of Engineers. Contact the Army
Corps of Engineers at 303-979-4120 to determine what requirements if any they may have.
Grading Permit
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plan recorded). An Early Release Request Form may
be entertained only after the applicant and Planning Department have reviewed the referral and surrounding
property owner comments. The Early Release Request may or may not be granted depending on referral
comments and surrounding property owner concerns. Contact a Engineering representative from the
Planning Department for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment,Water Quality Control Division, Rik Gay, 303-692-
3575.
Geologic hazard Area:
This area IS NOT in a Geologic Hazard Area.
Floodplain:
This site is adjacent and very close to a FEMA regulatory floodplain. A flood hazard development permit is
required for any development in the floodplain. Contact the floodplain planner Diana Aungst at 970-353-
6100.
CONDITIONS OF APPROVAL:
A. 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)
B. The plan shall be amended to delineate the following:
1. Lake Arrowhead Dr. 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. If the existing right of way cannot be
verified it shall be dedicated. All setbacks shall be measured from the edge of right-of-way. This
road is maintained by Weld County. (Department of Planning Services-Engineer)
2. Show and label the approved access(es) (APXX-XXXXX), and turning radii on the site plan.
(Department of Public Works)
3. Show the approved Municipality of Evans access(es) on the site plan and label with the approved
access permit number if applicable. (Department of Planning Services-Engineer)
4. Show and label all easements with the recorded document reception number and date on the site
plan. (Planning)
5. Show and label the accepted drainage features and drainage flow arrows on the site plan. Water
quality features or stormwater ponds should be labeled as "Water Quality Feature/Stormwater
Detention, No-Build or Storage Area, Volume =_" (Department of Planning Services-Engineer)
Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services-Engineer)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services-Engineer)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
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. (Department of Planning Services-Engineer)
2. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Planning and Engineering)
3. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
4. The historical flow patterns and runoff amounts will be maintained on the site. (Department of Planning
Services-Engineer)
5. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services-Engineer)
6. This site is located in a 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)
MEMORANDUM
ETO: Chris Gathman, Planning Services
I
UL t p U N?T'
J� FROM: Lauren Light, Environmental Health
SUBJECT: USR15-0039 Engelman
DATE: August 10, 2015
Environmental Health Services has reviewed this proposal for 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) 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
The City of Evans will provide water and sanitary sewer to the site. There will be an
office and a manager's residence located on the parcel.
We have no objections to the proposal; however, we recommend that the following
requirements be incorporated into the permit as development standards:
1. 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.
2. 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.
3. 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 facility shall operate in accordance with Chapter 14,
Article 1 of the Weld County Code.
4. 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.
5. 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.
6. Adequate drinking, handwashing and toilet facilities shall be provided for
employees and patrons of the facility, at all times.
7. 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.
8. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
2
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.,,,st;,f RESPONSE TO REFERRAL
August 20, 2015
Referral Entity: Weld County Department of Planning Services
Project Name: Arrowhead Self Storage
Project Type: USR 15-0039
We have reviewed the proposal/plans and find the following;
1. There will be a need for additional water supply (hydrants) on a looped
system. The water demand would be 2,500 gallons per minute with 3-4
hydrants at an average spacing of 350'.
2. The proposed R.V. storage might need a building sprinkler system. S-2,
enclosed parking garage that is greater than 5,000 square feet.
3. Any mechanical gates would require a KNOX switch for emergency access
From: Martha Perkins
To: Chris Gathman
Subject: USR15-0039
Date: Friday,August 14,2015 5:24:01 PM
Attachments: Referral Form (1).pdf
The Town of Milliken has no conflicts with USR15-0039, but the Planning &Zoning Commission did have
concerns about permitting an RV and self-storage facility in that location. They did not think it was a
compatible use with the surrounding uses. However, they will rely on you (with the authority) to fully
review the findings of facts and make your decision.
Thanks,
Martha
660-5046
The attached file is the filled-out form. Please open it to review the data.
Submit by Email
1861 y Weld County Referral
cc,„,Ty UN
July 22,2015
The Weld County Department of Planning Services has received the following Item for review:
Applicant: Jeff& Dianne Engelman Case Number: USR15-0039
Please Reply By: August 19,2015 Planner: Chris Gathman
Project: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.
Location: Immediately to the southwest of the Intersection of 37th Street and 47th Avenue.
Parcel Number. 095927100001-R2719286 Legal: PART N2 SECTION 27,T5N, R66W of the 6th P.M.,
Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature Date 8/5/2015
Agency City of Greele
Weld County Planning Dept, 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
Project Review Comments Date: 8/5/2015
Greeley Projet Name: WCR 55:15 (USR15-0039)
Location: SWC of 37`" Street at 47`" Avenue
Reviewed By: Caleb Jackson Phone: (970) 350-9823
Department: Community Development / Planning
Submittal: 7/29/2015 Submittal #: 1
Case#: WCR 55:15
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction . ecifications Volumes 1, II, & Ill. Cations of the Code or
Construction 4oecifications are shown in brackets 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://wwwmunicode.con✓library/co/greeley/codes'municipalcode?nodeld
=TI T18DECO
Engineering:
http://greeleygov.com/ rvi cesidesi gn-criteria-and-construction-specifications
❑ Planning has no comments regarding the proposal.
Page 1 of 2
Project Review Comments Date: 8/05/2015
Greeley Project Name: WCR 55:15 (USR15-0039)
Location: SWC of 37th Street at 47th Avenue
Reviewed By: TJ Heupel, E.I. Phone: (970) 336-4175
Department: Community Development / Engineering
Submittal: 7/29/2015 Submittal #: 1
Case#: WCR 55:15
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction . ecifications Volumes 1, II, & Ill. Cations of the Code or
Construction 4pecifications are shown in brackets 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://wwwmunicode.com1library/co/greeley/codes/municipalcode?nodeld
=TI T18DECO
Engineering:
http://greeleygov.com/ rvi cesidesi gn-cri teri a-and-construction-specifications
General Comments
❑ Advisory. A portion of the property is within the Ashcroft Draw 100 year floodplain.
Page 2 of 2
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