HomeMy WebLinkAbout20151766.tiff SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW (USR) APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT#/AMOUNT# IS CASE #ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number 0 8 0 3 2 2 3 0 0 0 2 2
(12 digit number-found on Tax I.D. information,obtainable at the Weld County Assessor's Office. or wwnl co.weld.co.us)
Legal Description Pt W2SW4 22 6 65 Lot B Rec Exempt RE-510E Section 22 , Township 06 North, Range 65 West
Zone District:Ag Total Acreage:75.180 , Flood Plain: partial Geological Hazard: N/A ,
Airport Overlay District: N/A
FEE OWNER(S) OF THE PROPERTY:
Name: Donaldson and Company LLC
Work Phone# 970 493-6698 Home Phone # Email
Address:3384 Mulberry St.
Address:
City/State/Zip Code Ft. Collins. CO 80522
Name:
Work Phone# Home Phone# Email
Address:
Address:
City/State/Zip Code
Name:
Work Phone# Home Phone # Email
Address:
Address:
City/State/Zip Code
APPLICANT OR AUTHORIZED AGENT (See Below:Authorization must accompany applications signed by Authorized Agent)
Name:Thomas E. Hellerich, Winters, Hellerich & Hughes, LLC
Work Phone# 970 352-4805 Home Phone # Email thellerich@wh-h.com
Address:5401 W 10th Street, Suite 201
Address:
City/State/Zip Code Greeley, CO 80634
PROPOSED USE:
Ali
I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted
with or contained within the application are true and correct to the best of my (our)knowledge. Signatures of all
fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all
fee owners must be included with the application. If a corporation is the fee owner, notarized evidence must be
d indicating that the signatory has to legal authority to sign for the corporation.
(i i
Signature: Owner or Authorized Agent ' r
Date Signature: Owner or Authorized Agent Date
Sand Creek Industrial Park
Use By Special Review(USR) Questionnaire
11/6/2014
1. Explain, in detail,the proposed use of the property.
The proposed use is a temporary use of a trucking motor pool (i.e. "Areas for parking vehicles or
equipment"), with very minimal proposed site improvements. It is anticipated that this use
operate on 2.41 acres in the southwest corner of the existing 72.95 acre property. The
remainder of the site would remain in use as agricultural. It is anticipated that the area of this
use will ultimately be platted-off in a separate lot using the PUD process, however we would
allow this use on this portion of the property in the interim, until the PUD application is
approved and the new lot becomes platted, at which point, the PUD approval would govern the
use of the lot. It is proposed that the USR allow a trucking company to operate on the site with a
fleet of up to 6 semi-trucks and up to 9 trailers. Although we do have a trucking business in
mind, we propose the approval not be specific to any one operator, but rather that the approval
allow any operator that would follow the parameters of the approval. The trucking business
that we have in mind picks up loads from suppliers in Colorado, and delivers the loads out of
state. Most of the trucks in the fleet are typically gone out of state for about 5 days a week, and
thus would be parked in the yard typically for 2 days a week while the drivers have their days
off. The personal vehicles of the drivers would be stored at on site while the truck drivers are
out of state on a delivery. It is anticipated that there would typically be a maximum of 3 or 4
trips a day either coming to or from the site. It is also anticipate that there would be a need to
have 4 or 5 shipping containers within the motor-pool compound in order to store some tools
and equipment used by the trucks. There would be no workers that remain on the site, other
than for the few minutes when trucks are either being dropped-off or picked-up.They envision
that a fenced and screened industrial yard with a road base or gravel surface would be all they
would need. Since no-one will be working on the property except for a few minutes to pick-up
or drop-off, we are not proposing any restroom facility. Also,we propose a temporary power
pole with a security light and some plug-ins, so operators can plug in their truck engine block
heaters in the winter. All office work will be done off-site. The intent would be that this land
use be allowed while a rezone and subdivision plat application is under review for ultimate
approval of the 5 industrial lots using the PUD process, and explained above. It is intended that
the PUD will ultimately allow the construction of a new shop building which would serve this
motor pool use, which is not part of this USR application.
2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22 of
the Comprehensive Plan.
The most applicable guiding principal stated in the Weld County Comp Plan is section 22-1-
120.D,which states, "Recognition of the County's diversity. The County's nearly four-thousand-
square-mile area is diverse geographically, demographically, culturally, socially and
economically. Therefore, land use policies must be flexible to adapt to the specific location and
circumstances of each proposed land use change. It is also important to weigh the cumulative
impacts that specific land use changes will have."
This portion of Weld County has seen very substantial changes in the past few years; changes
that weren't anticipated in 2008 (6-years ago) when the Comprehensive Plan was last updated.
In particular the City of Greeley is now showing that the boundary of the City of Greeley Long
Range Expected Growth Area (LREGA) has now been relocated in this vicinity to the north,to
Colorado State Highway 392, and thus this site is now with Greeley's LREGA. Development
activity in the vicinity of the Greeley Airport has been quite active in the past 6 years, and
industrial uses are more compatible within this site's surroundings than they have ever been in
the past, given these recent changes. There is a logical progression in what uses are appropriate
and compatible when industry moves into an area. Our proposed use of"Areas for Parking
Vehicles or Equipment" is a very low impact use, allowed within industrial zoning districts,
however is complements and supplements both agricultural uses and industrial uses, both of
which are predominant within close proximity. As this industrial development pressure
increases in the area around the airport, it makes logical sense that the more urban would
gradually expand at least as far north as the Colorado State Highway 392. In that event,this site
would be absolutely appropriate for being allowed to rezone to allow industrial type uses.
3. Explain how this proposal is consistent with the intent of the Weld County Code,Chapter 23
(Zoning)and the zone district in which it is located.
Part of the stated intent of the Agricultural Zone District in section 23-3-10 of the Weld County
Code is to protect agriculturally zoned land "from adverse impacts resulting from uncontrolled
and undirected business, industrial and residential land USES." That makes perfect sense,
however business/industrial uses we are proposing are neither"uncontrolled," nor
"undirected." As explained in item 2 above, the site is now within the Greeley Long Range
Expected Growth Area (LREGA).
In the City of Greeley's 2014 Growth and Annual Projections Report, it was pointed out that"at
the annual Northern Colorado Business Report Economic Forecast in 2012, Dr. Martin Shields,
Colorado State University Professor of Economics, described sectors of the Northern Colorado
economy as "poised to grow,"specifically the energy sector, which has seen expansion by the oil
and gas industry,food services, (lead by Leprino and JBS Swift), as well as the health care and
professional/business services sectors." This report goes on to say, "Oil and gas development is
the major driver of real estate growth in Greeley. With less than a 26 vacancy rate in industrial
and manufacturing space and more space being absorbed, several build-to-suit and speculative
buildings are under construction. Office rents are rising as vacancy rates drop. In the Weld
County portion of the US 85 corridor, there is a need for more industrial space and continued
absorption of office and retail space."
The oil and gas industry and the food service industry is strong in the northeast sector of the
Greeley urban area,given its proximity to the airport and the Highway 85 corridor. The
controlled and directed expansion of industrial expansion into the northeast sector is the next
logical step to accommodate the industrial growth projections in the region.
4. What type of uses surround the site(explain how the proposed use is consistent and
compatible with surrounding land uses).
There is a large newly constructed pond on the property immediately to the south of the site,
across CR 66, which collects and temporarily stores water from farms in the vicinity that have
sold-off their water rights. The selling off of water rights is a common situation for the farms in
soon-to be urbanized areas, and this trend is becoming more and more common among the
surrounding properties. Additionally oil and gas operations have a big presence in the area.
There is a large gas facility under construction a half mile to the south. There are new
warehouses under construction along Hwy 85 to the west. Additionally, active agriculture
continues to be common among the neighboring property owners.
There is already a diverse mixture of Industrial, Oil &Gas and farming uses in this northeast
sector of the Greeley metro area, and the land-use of"areas for parking vehicles or equipment"
is actually a common accessory use to any of the above mixture of existing uses.
5. Describe the following in detail:
a. Number of people who will use this site.
Up to 5 pickup or drop-offs of stored semi-truck or trailer per day at the peak of business. 1
to 2 pick-ups on average. Up to 5 different people at most at the site at any one time, all of
which will only be on the site for short periods of time of less than a half hour.
b. Number of employees proposed to be employed at this site.
No employees will work on a regular basis at the site. Only the drivers described in section
5.a above will have any reason to come to the site,for short periods of time of less than a
half hour.
c. Hours of Operation.
Between 6 a.m. and 9 p.m. ,typically.
d. Type and number of structures to be erected (built)on this site.
No structures will be built. 5 temporary storage containers will be added to the property.
e. Type and number of animals, if any to be on this site.
None.
f. Kind of vehicles(type, size,weight)that will access this site and how often.
Approximately 6 semi-truck cabs, and up to 9 flatbed semi-trailers, and up to 5 personal
vehicles belonging to the truck drivers, at times when the semi-trucks are on deliveries.
g. Who will provide fire protection to the site.
Eaton Fire Protection District.
h. Water source on the property(both domestic and irrigation).
The site has traditionally been uses for farming, however the water rights have been
stripped, and the property is currently not served with any domestic or irrigation sources of
water. We are proposing that our proposed "areas for parking vehicles or equipment" not
be required to have any facilities that require a water source, but rather be allowed to use
bottled water
i. Sewage disposal system on the property(existing and proposed).
There's no sewage disposal system on the property. We are proposing that our proposed
"areas for parking vehicles or equipment" not be required to have any facilities that require
a sewage disposal system, but rather be allowed to have portable toilets.
j. If storage or warehousing is proposed,what type of items will be stored.
5 temporary storage containers are proposed to be allowed on the property to provide a
place for storage of tools and truck related equipment.
6. Explain the proposed landscaping for the site. The landscaping shall be separately submitted
as a landscape plan map as part of the application submittal.
A chainlink fence is proposed to enclose the motor-pool compound. Shrubs and trees are
proposed for screening where appropriate. See the proposed landscape plan.
7. Explain any proposed reclamation procedures when termination of the USE by Special Review
activity occurs.
It is intended that this USR application be reviewed concurrently with a PUD sketch plan
application,which would create 5 industrial lots fronting on County Road 43. The portion of the
site intended to be used for"areas for parking vehicles or equipment" will be entirely contained
within one of the future lots, in the event that the PUD is approved.
8. Explain how the stormwater drainage will be handled on the site.
The improvements proposed with this application consist of gravel parking areas and a small
amount of recycled asphalt driveway. No impervious areas are proposed. As such, it is
expected that increases in stormwater runoff will be insignificant. Stormwater quality
management will be addressed using a stormwater quality depression, as per Weld County
Standards. Please see Exhibit A for more information.
9. Explain how long it will take to construct this site and when construction and landscaping is
scheduled to begin.
There are minimal improvements proposed. Construction is anticipated to take 2 weeks, and is
anticipated to be done in March 2015.
10. Explain where storage and/or stockpile of wastes will occur on this site.
No wastes will be stockpiled. The only storage will be in the 5 shipping containers shown on the
site plan.
11. Please list all proposed on-site and off-site improvements associated with the use (example:
landscaping,fencing, drainage,turn lanes,etc.) and a timeline of when you will have each one
of the improvements completed.
We propose to construct a new vehicular point of access onto County Road 66,to include
recycled asphalt as the material that the driveway will constructed out of for the first 300 feet
(for tracking control), and a loop driveway through the site, 20 feet wide, made out of road
base. Also we will be constructing a truck parking area and a personal vehicle parking area also
constructed of road base. Additionally, we will be constructing a water quality depression.
Finally, we will be constructing a privacy fence along the property lines adjacent to the adjacent
residences, and shurbs along the property lines adjacent to the public roads.
Donaldson &Company USR(PRE14-0190)
Waste Handling Plan
- The purpose of this re-zoning is to facilitate a parking area for several potential trucking firms.
Parking and storage of vehicles associated with the business will likely be the only activities
taking place on said property. At this time,there are no plans to build any stand alone
structures of any kind.
- Given the fact that members of the public will not be entering the property,there is not a need
for sewage of any kind.
- At this time,applicant believes there will be no maintenance of vehicles or equipment done on
site. In addition,there will be no washing of vehicles or equipment done on site. Finally there
will be no fuel storage on site.
- In order to facilitate the removal of trash,applicant intends to contract with Northern Colorado
Disposal, located at 337 E.8th Avenue, Greeley,Colorado. At this time,applicant intends to have
the trash pickup scheduled for one day per week if needed, and can and will add additional
pickups if the usage of the property so requires.
Thomas E. Hellerich, Esq./Authorized Agent
Dust Abatement Plan
Sand Creek Industrial Park
Use by Special Review (USR)
The proposed project consists of a temporary trucking motor pool (i.e. "Areas for parking
vehicles or equipment"),with minimal proposed site improvements. This use will operate on a
very small portion of the existing 72.95 acre property. The remainder of the property will
remain in use as agricultural. This use will ultimately be platted into a separate lot using the
PUD process, so this use is considered interim until the PUD and plat are approved. At that
point, PUD approval would govern the use of the lot.
It is proposed that the USR allow a trucking company to operate on the site in the interim. The
proposed user of the site intends to store a fleet of up to 6 semi-trucks and 9 trailers, and will
stage out of this lot for pick-ups within Colorado and deliveries out of state. Most of the trucks
in the fleet will typically be out-of-state for about 5 days a week, and thus would be parked in
the yard typically for 2 days a week while the drivers have their days off. The personal vehicles
of the drivers would be stored at on site while the truck drivers are out-of-state on a delivery. It
is anticipated that there would typically be a maximum of 3 or 4 total trips per day, including
incoming and outgoing trips.
The areas of the site that will experience traffic will be stabilized with gravel and recycled
asphalt paving. Due to the extremely low amount of traffic and general activity on the proposed
site, it is expected that the gravel surface will adequately prevent significant dust generation.
FOR COMMERCIAL SITES,PLEASE COMPLETE THE FOLLOWING INFORMATION
BUSINESS EMERGENCY INFORMATION:
Business —, , 7 , ("
Name: �r . ,�r'`, t,';, %/� �,' (. C•Wl�: , �''�7 Phone{(I "t',i'f ! ) "(L: (1- i
t
a
Address: > �31 A 2\:'. (../ :-c_;i+� 5' City, ST. Zip: 1--4.-; ; 4 (f i t: ('„ )( ?i'
Business f I\i LDIcc;Owner. `^ Phone: (`` � �` i ��l c�
Home Address: `-) -)(3 4 l� IL1.1.;ii>(._ (-' j4'. City, ST, Zip: +—t ( 13( t.,—) 1C, •j n
List three persons in the order to be called in the event of an emergency:
NAME TITLE ADDRESS PHONE
��;-� �,�,,,,,,ii�., � �t� Vi a.- I� '1^_ i -t'. C (:11 i,_,....:_, `7 7 7 ill-z S';' '-
1.'1\'1 ii :. ..,., ;Jr�: , L4` '\c- , , 7 3 1- ['. / 11i
C+' (.�',/�,.J b di r , / (,(18
Business '"1 00,1 i
'�i 1 1/� --
Hours: �' I' Days: - �'^� '`�
Type of Alarm: None Burglar Holdup Fire Silent Audible
Name and address of Alarm Company: ,L 'A
Location of Safe: 'U/,.'\
MISCELLANEOUS INFORMATION: '^-1 r..-≥e :�S-'-aj
1
Number of entry/exit doors in this building: I i Location(s):
Is alcohol stored in building? ?v)//; Location(s):
Are drugs stored in building? ;\4'//\, Location(s):
Are weapons stored in building? f4/A Location(s):
The foflowing programs are offer �s a public service of the Weld Coun nfl's Office. Please indicate the
programs of interest. [ I Physical Security Check Crime Prevention Presentation
UTILITY SHUT OFF LOCATIONS:
Main Electrical: N/A
Gas Shut Off: iv/��
1
Exterior Water Shutoff N.)I
Interior Water Shutoff: NI f
yid ), Weld County Public Works Dept.
.* --= 1111H Street
,9,7 4 P.C.Box 758
ACCESS PERMIT
e.,,A x.- ;=,yr Greeley,CO 80632 APPLICATION FORM
t/C ifO Phone: (970)304-6496
—
Fax:(970)304-6497
Applicant Property Owner(If different than Applicant)
Name WI i-.\A. i Tx. tJ A L D'.:-S 0 Ni Name ,,r"'
Company D(;NI A LI-,5 N '-/V\{'!' NY Address
Address 1)--,.."1��A G^ v\L , l;5-- fl City State Zip
r
City y--[ C.:. i.i- I Ar 7 State C C. zip .‘'_) ;.' Phone
Business Phone C( 7 L - 1- -i -!L ( 5 9 Fax
ri '-Tr v
Fax 'i - --Z_ i(; E-mail
E-mail C).,)`1 A L u S U. NJ Li o C- \i •C r-' ./", A=Existing Access A=Proposed Access
Parcel Location l4 Sketch / ! J
The access Is on WCR (y t•
Nearest intersection:WCR .6.:,C::, &WCR r 7 L
— I '
NCR
Distance from Intersection -� L' 1
Parcel Number i.) Cit.', 2 .13 C% c1 7 L
�T
5ecSection/Township/Range Z�/,-rd/1G : Vv� T I . I— � a
3
6v NIs there an existing access to the property? YES ) i 1 3
i l
Number of Existing Accesses C. .
Road Surface Type&Construction inf" .mation j I' -_
!asphalt Gravel____ Treated Other WCR 4j
Culvert Size&Type ?J//t ' �_
Materials used to construct Access��('tr ; ^`•' i
Construction Start Date t7.^"'Ili 1-'4 Finish Date>'',r!,Ky L. 5 i
Proposed Use J
Temporary(Tracking Pad Required)/$75 o Single Residential/$75 o Industrial/$150
e Small Commercial or Oil&Gas/$75 o Large Commercial/$150 o Subdivision/$150
a Field(Agriculture Only)/Exempt
is this access associated with a Planning Process? ED No X USR RE r PUD a Other
Required Attached Documents
-Traffic Control Plan -Certificate of Insurance -Access Pictures(From the Left, Right,&into the access)
By accepting this permit,the undersigned Applicant,under penalty of perjury,verifies that they have received all pages of the permit
application;they have read and understand all of the permit requirements and provisions set forth on all pages;that they have the
authority to sign for and bind the Applicant,if the Applicant is a corporation or other entity; and that by virtue of their signature the
/applicant is bound,by and agre-s to comply with all said permit requirements and provisions,all Weld County ordinances,and state laws
regarding facilities•constrt#ctiorj
1 r i i '
Signature / Printed Name f rZ; 6v' c.v'-r 5 Date t
Approval or Denali wilt issu in minimum of 5 days. ( Approved by�_
1Ievi5ed Date i/29/2O
Access Pictures
a , h111
I
II. III
�� :I,II.I „ .
!II
u or
a" ;. L'I Y
1 . EP
jotII•
t ItIyyI� tq liul ti �i i� o;•IM
41 � Ib^91 Idly if9 S-
•«
x r 7 -Tf
_ -- - :zp t.h ..,rja- ,k 1 r _.r
_ r .
M,-w.e4n
-11.
Hello