HomeMy WebLinkAbout20154014.tiff SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW (USR) APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT#/AMOUNT# 1$ CASE#ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number 0 8 0 7 2 5 1 0 0 0 0 8
(12 digit number-found on Tax I.D.information,obtainable at the Weld County Assessor's Office,or www.co.weld.co.us)
Legal Description PT NW4NE4 25 6 67 LOT B AMRE-984 , Section 25 ,Township 06 North, Range 67 West
Zone District:AG , Total Acreage:22.4 , Flood Plain:NO , Geological Hazard: NO
Airport Overlay District:NO
FEE OWNER(S) OF THE PROPERTY:
Name:LEE DETTERER
Work Phone# 970.302.4447 Home Phone It Email
Address:11731 WCR 66
Address:
City/State/Zip Code GREELEY,CO 80631
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:SCOTT MCBRIDE
Work Phone# 970.214.6758 Home Phone# Email polyguardcovers@Ipbroadband.net
Address:2200 San Miguel Drive
Address:
City/State/Zip Code Severance, CO 80550
PROPOSED USE:
SELF STORAGE FACILITY WITH OUTSIDE AND POSSIBLE FUTURE COVERED STORAGE FOR
RV'S, BOATS,AND OTHER LIKE VEHICLES/TRAILER
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 • •rope must sign this application. If an Authorized Agent signs, a letter of authorization from all
fee owners ust be cluded with the application. If a corporation is the fee owner, notarized evidence must be
included in.' - ' • that the signatory has to legal authority to sign for the corporation.
Signature: Owner or Authorized Agent Date Signature: Owner or Authorized Agent Date
4 6
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• DEPARTMENT OF PLANNING SERVICES
1555Nl7tAVE
C• GREELEY , CO 80631
PHONE : (970) 353-6100 , Ext . 3540
COLORADO FAX : ( 970) 304 -6498
AUTHORIZATION FORM
I ScoTt e r4st_ represent Let, f)c44-crt-c for the property
(Agent/Applicant) (Owner)
located at (V) ONVA-V LAYe-ec CCW (A) CA. ,23 , 75 LJCSL
LEGAL DESCRIPTION : SEC 2--Sr
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SUBDIVISION NAME : LOT BLK
I can be contacted at the following phone #'s : Home q Z0 — G Lt — ate)
Work elOr gt (ile 675-jr
Fax #
The property owner can be contacted at the following phone #'s
Home
work X17 0 - 3 aa- L1 L[ ui `7
Fax #
Correspondence mailed to (only one) : M Agent/Applicant
Li Property Owner
DATE 47 ' ? J - � S /
OWNER' S SIGNATURE ere,4 �' ��
SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW (USR) QUESTIONNAIRE
1. EXPLAIN IN DETAIL THE PROPOSED USE OF THE PROPERTY
The proposed project is to convert approximately to 22 acres within 2 phases based on demand. Phase 1 will
consist of 9.5 acres along the southern border with phases 2 towards the north of phase 1. Phases 2 will
continue to grow and harvest alfalfa until the storage demand would require expansion. The secured facility
will offer a one-stop dump station and water hydrant. Allowing RV owners to fill up before they travel and clean
out when they return. The facility will be managed by adjacent landowner and partner Jacklyn Dilka. Jacklyn
Dilka's residential property is not part of the business. Customers will not be directed to her house or property.
A small office 10'x16' will be constructed at the entrance of the storage facility for customers to obtain
information and complete all business transactions. The office will be used by all business owners/employees,
including Jacklyn Dilka. The office building will be ADA compliant. Separate from the office, a restroom will be
constructed near the dump station.
The property will be screened and secured with a 6' steel panel fence on the south and east with chain link on
the west and north. The north side of phase 1 will be fenced with 6 ft. chain link fencing material allowing for
easy removal when expanding into phase 2. Upon expansion to phase 2 the west fence will be constructed. The
surface will be covered with 4" to 6" of recycle asphalt, recycled concrete, or road base.
Phase 1 will provide storage for an estimate 350-450 RVs, Boats, and other associated vehicles and trailers while
phase 2 will provide for an additional 450-800 RVs and Boats. All spaces are originally planned as open storage.
Covered storage as noted on the site plan will provide for the consideration of covered parking. Covered
parking will only be constructed if demand is sufficient. Covered parking will help maintain a high level of
clientele keeping the facility an attractive and desired location for area residents.
Automatic keypad entry/exit gates and video cameras will provide additional security. Each customer will be
assigned a unique assess code which will allow them to enter and exit the site during business hours. This will
allow for a secure site and control access to business hours only. After-hours access will be based on good
reason, by appointment only, and during a pre-arranged date and time. Additionally,the keypad entry system
with video cameras will provide tracking of everyone that enters and exits the facility.
Lighting: Light poles will be 20'to 24' high with shielded LED lights equipped with sensors and timers. Lights will
be positioned through-out the facility to provide additional safety and security.
A 5'x3' sign will be positioned to the east of the entrance near the office.
2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22 of the
Comprehensive Plan. Weld County is diverse physically and culturally in its land use. Land use changes are
occurring, and agriculturally zoned land is being changed to residential, commercial and industrial development.
Consequently, it is the goal of the Comprehensive Plan to provide benefits and promote opportunities for
County citizens. Wherefore,this proposal to transform farm land that is adjacent to industrial uses to the west
(Owen-Illinois), railroad to the north, Vestas to the south, and a to the east is a new railroad service yard along
with 70 acres currently in planning to rezone to industrial. The proposed USR for a full service RV, Boat and
Vehicle Storage is both favorable and useful. It contributes to the opportunities for the local and broader Weld
County citizens.This proposed land use is consistent with the master plan and the North Greeley Rail Corridor
Subarea Plan for the physical development of the unincorporated territory of Weld County, and is in compliance
with all rules and regulations of Weld County.This Proposal will also facilitate a buffer between the current
residents in the area and the potential high impact industrial development of the future surrounding area along
the Rail Corridor.The full service RV, Boat and Vehicle Storage is a low impact development with low-level noise,
producing very minimal dust. A tree and foliage landscape will surround the facility enhancing visual sight in the
area, and it will aid in the buffer.
Weld County planning places priority on maintaining prime agricultural land for the production of agricultural
products. Additionally, it is important to respect and maintain the rights of current property owners. Lee
Detterer is a third generation farmer; his family has lived and farmed this ground since 1947. He has seen
agricultural ground and opportunities continue to shrink with the development of Kodak, The Great Western
Industrial Park, Vestas, and O-I, all ground he used to cultivate. Most recently the railroad is expanding and
further dividing Lee, his residence and surrounding 140 acres from this 22 acre parcel. Lee often has to wait
long periods of time to access this land with his equipment or to irrigate due to railroad cars parked across WCR
23.75. Furthermore, the overall cost of farming these 22 acres has reached a point where it is no longer a
profitable endeavor. The construction of the railroad service yard to the east and proposed rezoning of 70 acres
further surrounds the property by industrial uses. As the property owner Lee will continue to maintain
ownership and control over this land and desires to obtain this USR so that the land is productive and profitable
for his family and will benefit his farming business by providing a supplement to his income. Thus, allowing the
farming business to maintain efficiency and profitability within the remaining productive farm ground. This is a
key goal and priority for Lee and for Weld County.
Finally, during the construction process, Rest Stop Storage will pay for the expansion of the North Weld Water
District supply. The water service is currently over 4000 ft. from the property, and will be extended to the
property, providing opportunity for other surrounding properties to obtain water taps.
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.
The farm land currently zoned "Agricultural" will be Zoned, at a later date, as Industrial per the Comprehensive
Plan for the North Greeley Rail Corridor Subarea and City of Greeley 2060 Comprehensive plan
Sec. 23-3-310. I-1 (Industrial) Zone District.
A. Intent. The purpose of the Industrial Zone District is to provide a zone to accommodate industrial USES which
create minimal negative visual impacts.
B. Uses Allowed:
1. Areas for parking passenger vehicles.
2. UTILITY SERVICE FACILITIES.
3. Disposal of DOMESTIC SEPTAGE
4. Parking areas or STRUCTURES for passenger vehicles with a gross vehicle weight less than six thousand (6,000)
pounds only when the vehicles are SCREENED from the ADJACENT public rights-of-way or on ADJACENT
properties.
5. RECREATIONAL FACILITIES for the USE of persons employed in the conduct or maintenance of the USES
allowed on the property.The full service RV, Boat and Vehicle Storage meets Sec. 23-3-310. 1-1 (Industrial)
Zoning requirements.
As explained by City of Greeley Planning Manager Mike Garrott,this land as some point in the future will be
annexed into Greeley. The city currently does not have services such as water and sewer to provide for heavy
uses. A storage facility is a compatible use that is able to efficiently operate with limited strain on area
resources and services.
4. What type of uses surrounds the site:The adjacent properties are industrial and agricultural uses. To the south
WCR 64.75 and industrial use for Vestas storage of wind blades. To the west is industrial use of Owens-Illinois
bottling plant.The north are railroad tracks and farm ground covered in alfalfa along with the residence of Rest
Stop Storage partner/landowner Lee Detterer. To the northeast is the residential property of Rest Stop Storage
operations manager Jacklyn Dilka. To the east is WCR 23.75 and vacant farm ground that is currently being
converted into a railroad service yard and 70 acres rezoned for industrial uses. There is a small Hillcrest
residential neighborhood consisting of 4-5 homes located to the northeast on the east side of WCR 23.75 and
north side of the railroad tracks. The nearest home is approximately 1000 ft.from the project property line.
5. Describe, in detail,the following
Number of people who will use this site:
Site Traffic
Outdoor storage is a low use, low traffic, seasonal based business in Colorado. Traffic use and statistics are
provided by Matt Delich of Delich Associates. The Institute of Trip Generation (ITE) does now offer statics for
Boat& RV Storage,therefore Matt has provided statics based on a traffic study his firm completed for a similar
use in the Denver Metro area. The traffic study found that RV& Boat storage is estimated to generate 16 trips
(includes trip in and trip out) per acre per day. This is approximately 50% of what a self-storage facility is
estimated to generate. Based on this information at capacity Phase 1 is estimated to generate 152 trips per day.
When the facility reaches completion and capacity of Phase 3, it is estimated to generate 336 trips per day.
Seasonal Traffic Impact
Additional traffic statics have been provided by Severance Self Storage, where they have a keypad gated access
that tracks each customer's access of their vehicle or trailer. Based on their traffic tracking data the high use
season is generally April to September where no more than 15% of customers retrieve their stored vehicles per
month. Low use season is generally October to March, where no more than 5% of customers retrieve their
stored vehicles per month. Customer don't retrieve their vehicles at that same time, nor do they bring them back
at the same time,therefore the impact is very minimal. Traffic is spread out over the week. 50% of the clientele
only use their vehicle once or twice every other year in the summer, while 30% do not move their storage at all
during the year.
Number of employees proposed to be employed at the site: 2-8
2-3 Full-Time Employees/Owners will operate and manage the business
4-5 Part-Time Employees will be hired as needed to help maintain and operate the business
Hours of Operation: March 1 to October 31 6am to 10pm
November 1 to February 28 6am to 8pm
By Appointment after hours with good reason and pre-arranged date/time
Type and Number of Structures to be erected on the site:
10 x 16 office building-constructed similar to a shed on skids with anchors- metal siding to match fence
Public restroom/privy-metal siding to match fence and office
Covered parking (3 sides and roof) based on demand-metal siding to match fence &office
The covered parking areas include: Phase 1 = 17,501 sq.ft. or 0.402 acres
Phase 2 = 124,491 sq.ft. or 2.858 acres
Total = 141,992 sq.ft. or 3.260 acres
Fencing and building colors: Body - Beige Trim- White
FLATiRON STEEL -•%
EXPOSED FASTENER COLOR SELECTION
•
Type and number of animals: none
Kind of Vehicles: RV, Boat, other recreational type vehicles and trailers, No "Project Cars/Trucks" will be stored
on site. All items stored on site will have current registration/permits.
Type,size and access of units: The storage will be for"registered" and insured boat, RV, and vehicle storage.
Customers will be required to provide proof of current registration and insurance. All vehicles will have to be
operating and in good condition. The property will not allow junk vehicles that are not registered or do not
operate. This is designed to provide services and convenience not currently offered and for those that
appreciate and use their RVs, Boats, and other vehicles. Access of units will be seasonal and vary by owner.
Typically access on Wednesday/Thursday prior to a trip and return Mon/Tues after a trip.
Who will provide fire protection: Windsor/Severance Fire Protection District. (See attached documents)
Water Source on the property: North Weld Water(domestic) (See attached Documents)
Sewage Disposal system on the property: The storage yard will utilize a Privy placed over one of the holding
tanks for the R.V. dump station.The R.V. Dump station has been designed with up to 7,500 gallons of storage.
Sewage will be pumped out and property hauled off and disposed of by a professional septic service company.
If storage or warehousing what type of items: RV, Boat, other recreational types of vehicles and trailers.
6. Explain the proposed landscaping:
LANDSCAPE PLAN:
A recycled asphalt surface, recycled concrete, or road base material will be spread and packed to provide an all-
weather driving and parking surface free of weeds. The east and south perimeters may be lined with berms, if
site soils are available, covered in drought tolerant grass, attractive screening trees providing travelers along
WCR 64.75 and WCR 23.75 an attractive view. The proposed 6' security fence will screen the property along the
south and east. Chain link fence on the west and north. A landscape plan and landscape maintenance plan is
part of this submittal. (See attached documents)
7. Reclamation: If and when the USR is abandon,the site could be stripped of the proposed recycled surface
materials and re-leveled to the original condition.
8. Explain how storm water drainage will be obtained: A Final Drainage Report/Site Grading Plan will be
completed and submitted prior to the final commissioner hearing. (See attached documents)
9. Explain How long it will take to construct this site and when construction and landscaping is scheduled to
begin. Site construction and grading will commence upon the USR approval and grading permit. At the present
time it can be difficult to obtain subcontractors to provide the requested services, also portions of the site
improvements can be affected by the seasonal conditions
Phase 1: Immediately upon USR approval. Due to limited supply of aggregate surface materials it may take an
additional 12 to 24 months to fully cover the 9.5 acres based on supply and demand. Coverage will start on the
south boundary and move north until fully covered. Phase 1 is expected to be operational by spring/summer
2016 while continuing to obtain recycled materials for parking and driveways.
Phase 2: Based on demand (approximately 2 to 8 years)
Expansion into phase 2 will be based on demand at a minimal rate of 50 to 100 spaces at a time up to full
expansion. The availability of recycled asphalt, recycled concrete and/or road base will be a factor in the ability
and timing of expansion within phase 2. The site plan demonstrates what is currently planned for each parking
row depth, but this may vary based on the regional trends discovered while reaching capacity in phase 1. The
drainage plan will also impact the number and location of parking spaces within phase 2. We request the ability
to be flexible within phase 2 regarding layout, construction, and completion. Covered parking will be
constructed based on customer demand. Covered parking will contain 3 sides and roof. Required permits will
be obtained for each phase of expansion.
Phase 1 Fence: Completed spring/summer 2016
Shed/Office: Completed spring/summer 2016
Landscaping/Trees: See Landscape Plan
Dump station/Privy: Completed spring/summer 2017
Phase 2: Upon demand estimated 3 to 5 years
10. Stock piles: no stock-pile or other types of storage is proposed on the site except for the R.V./boat storage as
listed within this application.
11. Please list all proposed on-site and off-site improvements:
6 foot steel metal panel security fencing
Key code access gates
One 10x16 office building
One dump station with up to five (5) 1,500 gallon septic tanks used as holding tanks
One proposed privy place on top of one additional vault
Drainage area based on approved drainage plan
Landscaping (see plan)
Water supply
Fire hydrant installed
Fully shielded Lights with timers, dimmers, and sensors as needed
Security cameras for safety and security
Bridge/culverts will be place at the two proposed access points(one entrance/exit and one emergency exit).
Proposed future covered parking areas to be built upon customer demand
Rest Stop Storage USR Dust Mitigation Plan
Prior to any construction a Weld County grading permit will be applied for based on the disturbance of
more than 1 acre.
During and after construction water trucks will be used as needed to suppress dust. The drainage plan
will mitigate soil erosion during and after construction. The site will be stabilized with a road base,
recycled asphalt, or recycled concrete surface to maintain a dust free environment. The internal speed
limit will be 5 to 10mph. Should dust be generated topical water and chemical treatments will continue
to be used to suppress the dust. Additionally,the site entrance will contain tracking control material to
eliminate the surface material from tracking onto the paved road (WCR 64.75)
Rest Stop Storage USR Waste Management Plan
During construction a dumpster will be available to collect and remove waste from the site.
After construction a dumpster will be available to collect trash as customers return their recreational
vehicles, boats, and/or trailers to storage. The dumpster will be fenced and screened as required to
match the perimeter solid metal panel fence.
Chemicals will not be stored within the site. Should a boat or RV leak fluid, the soil will be dug up,
bagged, and property disposed of an appropriate disposal facility.
The dump station will consist of up to 5-1500 gallon vaults. The vaults will be pumped regularly by a
professions waste management company with all waste properly disposed of.
Rest Stop Storage USR Landscape Plan
The property will have a 10'wide landscape buffer around the perimeter covered in native and drought
tolerant grass, as well as within the set-backs and right of ways. East and South perimeter landscaping
will contain mature 6' to 10' trees Austrian pines. Trees on the East will be spaced 12'to 20' while the
South side trees will be spaced at spaced approximately 40' to 45' on center. An irrigation drip line
system will supply and maintain the health of the trees. No landscaping is currently proposed for the
east and north sides.
The tree on the East side will be planted by the end of 2017.
The South side landscape buffer is currently covered in native and drought tolerant grass. This area is
used to access the irrigation wells and to transport farm equipment to and from the property to avoid
driving on WCR 64.75. The grass will remain and be maintained until expansion into phases 2. With the
construction of phase 2 the irrigation wells no longer be needed and farm equipment will not travel
across this area. Austrian Pines trees will be planted within the south landscape buffer with the
expansion into phase 2.
All trees will be automatically watered and the onsite manager will maintain the grass and trees. In the
event a plant were to die, this would be replaced within 30 days or the following growing season
(spring).
See site plan.
Rest Stop Storage USR Storm Water Drainage Plan
Currently Trans Colorado Pipeline has contacted Lee Detterer regarding the placement of a pipeline
along the west site of the property. This has caused a delay in the drainage report since the location of
the pipeline may affect the location of the drainage pond.
As previously discussed with Diana Aungst and Wayne Howard (see below response),we are working on
a site drainage study and plan. The approval of the USR will be contingent on completing an approved
drainage plan.
From: Wayne Howard [mailto:whoward@co.weld.co.us]
Sent: Thursday, March 12, 2015 10:58 AM
To: polyguard Ipbroadband
Cc: Diana Aungst
Subject: RE: PRE15-0036 RV Storage by Windsor
Given the situation we can look at getting the application submitted without it as I do not see any of the
referrals probably needing a drainage plan at this point.
Wayne Howard, P.E.
Development Engineer
Development Review Division
Department of Planning Services
P.O. Box 758, 1555 N. 17th Ave.
Greeley, CO 80632
970-353-6100, Ext. 3551
970-304-6498,fox
Website: http://wwwco.weld.co.us
Confidentiality Notice:This electronic transmission and any attached documents or other writings are
intended only for the person or entity to which it is addressed and may contain information that is
privileged, confidential or otherwise protected from disclosure. If you have received this communication
in error, please immediately notify sender by return e-mail and destroy the communication. Any
disclosure, copying, distribution or the taking of any action concerning the contents of this
communication or any attachments by anyone other than the named recipient is strictly prohibited.
Front: polyguard Ipbroadband [mailto:polyguardcovers(1pbroadband.net]
Sent: Thursday, March 12, 2015 10:56 AM
To: Wayne Howard
Subject: RE: PRE15-0036 RV Storage by Windsor
Wayne,
I have been working with Diana and Mark Taylor ( the engineer I am working
with) to go through the checklist of items we need to complete the USR
application. Diana said I need to speak with you about the drainage site plan.
Mark Taylor has a pretty heavy workload right now. We can complete all the site
plans, (lighting, landscape, etc) except for the drainage plan. During our last USR
we did not have a complete lighting plan and Diana accepted the application with
the contingency on an approved lighting plan. Would you allow us the same thing
for this situation. We submit the USR application with a contingency on an
approved drainage plan?
We are trying to make sure we get this going before any of the potential FEMA
floodplain issues that are coming. The feeling is that we can submit the USR, gain
the departmental and referral feedback. At that time make any site adjustments
and by that time Mark Taylor will be able to work the drainage design and plan
into his work schedule prior to scheduling any of the planning and commissioner
hearings.
Our preliminary plans will include everything except what would be needed to
determine the drainage plans.
Thanks
Scott McBride
FOR COMMERCIAL SITES, PLEASE COMPLETE THE FOLLOWING INFORMATION
BUSINESS EMERGENCY INFORMATION :
Business
Name : Rest Stop Storage LLC Phone : 9702146758
Address : TBD WCR 64.75 and WCR 23. 75 City, ST, Zip: Greeley, CO 80631
Business
Owner: SNS Landholdings LLC (50%) and Valley Generations LLC (50%) Phone: 970-2146758
Home Address : 2200 San Miguel Drive City , ST, Zip : Severance , CO 805b0
List three persons in the order to be called in the event of an emergency:
NAME TITLE ADDRESS PHONE
Scott McBride Manager 2200 San Miguel Drive Severance, CO 80550 970-214-6758
Jaclyn Dilka Manager 31815 WCR 23 /5 GreeleyCO 80631 970-381 -9095
Shani McBride Manager 2200 San Miguel Drive Severance, C(3 80550 970-214-6759
Business
Hours : Mar 1 -Oct 31 6am- lOpm Nov 1 -Feb 28 Gam-Spm Days : 7 days a week (by appointment after hours)
Type of Alarm : None Burglar Holdup Fire Silent Audible
Name and address of Alarm Company: NIA
Location of Safe :
MISCELLANEOUS INFORMATION :
Number of entry/exit doors in this building : I Location (s) : Front
Is alcohol stored in building ? 11 Location (s) :
AredrugsstoredinbuiIdIng ? !2 . Location(s) :,
Are weapons stored in building ? " Location (s) :
The following programs are offerer - a public service of the Weld Counsz-Sbpriffs Office . Please indicate the
programs of interest . V Physical Security Check Crime Prevention Presentation
UTILITY SHUT OFF LOCATIONS:
Main Electrical . Main electrical peel by office
GasShutOffNh1
Exterior Water Shutoff: Near Dump station
Interior Water Shutoff: WA
n C 0
LifiNallew
Weld County Public Works Dept .,},� I1flHStreet ACCESS PERMIT
,o ���, arr � P . O . Box 758
t, vie- - Greeley, CO 80632 APPLICATION FORM
t f� NN ° Phone : ( 970 ) 304-6496
Fax : ( 970 ) 304- 6497
Applicant Property Owner ( If different than Applicant)
Name tr C ` Name tit CtZk &rtr
Company Otsg Stim r Address j172- 7 (, (L 66
Address 040u S fl-n ivy, Q.A..1 (' r. City flaJttJt)\ State CO Zip C1, 611
City (A) LeiSuit State Co Zip CCOS140 Phone ¶70 - 1 U ! S'
Business Phone ¶ lo - ?( t4-1. G 7 Cr Fax
Fax chb -- qç2c 3 E - mail
E- mail Coak-\- oc) UAr&Co v�t �r� . Cv� _• = Existing Access 11= Proposed Access
Parcel Location & Sketch
The access is on WCR 4NC: 11 3 W
Nearestlntersection : WCR ‘ q- 7 S & WCR 2171 WCR,„
Distance from Intersection ? cot%•%
Parcel Number QW7fl ) OOOO ts•N
( 1/4Section/Township/ Range a S"' Ne-P-_ calua) T
OZ
Is there an existing access to the property . YES ND ‘49( ck
Number of Existing Accesses
Road Surface Type & Construction Information
Asphalt Gravel � Treated Other WCR Cof
Culvert Size & Type
Materials used to construct Access
Construction Start Date Finish Date
Proposed Use
❑ Temporary (Tracking Pad Required)) $ 75 o Single Residential/$ 75 o lndustrial/$ 150
Small Commercial or Oil & Gas/$75 a Large Commercial/$ 150 ❑ Subdivision/$ 150
❑ Field ( Agriculture Only)/Exempt
Is this access associated with a Planning Process ? E No USR ❑ RE o PUD n Other
Required Attached Documents
Traffic Control Plan - Certificate of Insurance - Access Pictures ( From the Left, Right, & into the access)
By accepting this perm €t, 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, lithe Applicant is a corporation or other entity; and that by virtue of their signature the
Applicant is bou grees to comply with all said permit requirements and provisions, all Weld County ordinances, and state laws
regarding facili es constru ion .
Signature Printed Name S7rr MiNCA.4 Date -7" 7r- IS
Access Permit :
Included is the completed application, traffic control plan, certificate of insurance, and access pictures .
Access Point : WCR 23 . 75 This access is for emergency access only and within the jurisdiction of Weld County. This
location will not be used for daily access to and from the property.
WCR 64. 75 This access is the main access to and from the property . This location is within the City of
Greeley jurisdiction . This project has been discussed with Derek Glosson , City of Greeley engineering
Services . I have included the email conversation which provides approval for this access location and
based on the limited traffic impact it has been determine not additional improvements would be
required .
TräfficContro ' Plan :
During construction within the right-of-way proper notice and signage will be posted as recommended
by the "Typical Traffic Control Plan Diagram" . Road Work Ahead signs will be posted on WCR 23 . 75 3Q0
ft . to 500 ft . from the work location in each direction . Notice on WCR 64 . 75 will be 500ft . to 750ft . from
the work location in each direction .
Scott,
Our traffic engineer agrees with Weld and Matt Delich that your traffic impact would not reach a level requiring any
acceleration/deceleration/turn lane improvements .
Derek Glosson , P . E .
engineering Development Manager
City of Greeley
1100 10th Street, Suite 402
Phone: 970-350-9798
Fax: 970-336-4170
Derek. Glosson@gYeeleygov. com
From : polyg tie rd Ipbroad ba nd Emailto :po1yguardcovers1pbroadband.net]
Sent: Monday, April 27, 2015 3 : 20 PM
To : Derek L . Glossop
Subject: RE : PRE15-0036 RV Storage by Windsor
Derek,
From your feedback the question I have is regarding any improvements . Basically the feedback
from Weld and Matt Delich is that our traffic impact would not reach a level requiring
acceleration/deceleration/turn lane improvements . Thus they (Weld and Malt) recommended
this access point location . Do you or Eric see that this will become an issue or concern based
on our traffic study and narrative?
Thanks
Scott McBride
From : Derek L. Glossop Emailto : Derek.G1ossori a�7Greeleygov. cam]
Sent: Monday, April 27, 2015 2 : 41 PM
To : polyguard Ipbroadband
Subject: RE : PREIS-0036 RV Storage by Windsor
Scott,
I sent the traffic narrative and phased site plans over to our traffic engineer, Eric Bracke , and he didn ' t see any issue with
your proposed access . As I mentioned earlier this afternoon , we' ll still complete a comprehensive review when Weld
County sends the referral to us . Also, it appears to me that the north half of the existing road is within Weld County' s
jurisdiction . Both the City and County should review the traffic information to make sure we ' re all on the same page
when it comes to the access point and any acceleration/deceleration/turn lane improvements, but Greeley would be
okay with Weld County issuing the access permit since it appears that the north half of the road is within their
jurisdiction .
1 think you can go ahead and proceed with your USR submittal to Weld County . Let me know if you have any questions .
Thanks
Derek
Derek Glosson , P . E .
Engineering Development Manager
City of Greeley
1100 10th Street, Suite 402
Phone: 970-350-9798
Fax: 970-336-4170
Derek. Glossop@greeleygov. com
L
_ _ _ ___ _ _ _ __H
Typical Traffic Control Plan Dia ram
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Notes :
1 . above diagram is typical for normal shoulder cork applications . 1 ddit• .
onal s fining n ay b• e
require .
2 . vehicles or construct •
on equipment shall not be pared in the travel may and should be moved to the
shoulder. If vehicles or construction equip nent are not able to be moved out of the may of traffic,
channelvzing devices are required for day use only . No night time obstructions are allowed .
I
FARM
BUREAU
INSURANCE
EVIDENCE OF FARM LIABILITY AND/OR FARM MOTOR VEHICLE COVERAGE
DATE : 07/24/2015
This Evidence of Coverage is issued as a matter of information only and confers no rights upon the Holder. This
Evidence of Insurance does not amend , extend , or alter the coverage(s ) afforded by the Colorado Farm Bureau
Mutual Insurance Company policy below.
INSURER : Colorado Farm Bureau Mutual Insurance Company
9177 E Mineral Circle , Centennial Co , 80112
INSURED EVIDENCE OF INSURANCE HOLDER
W LEE DETTERER WELD COUNTY COLORADO
11731 COUNTY ROAD 66 P O BOX 758
GREELEY, CO 80631 GREELEY, CO 80632
RE : PT NW4NE4 25 6 67 LOT A AMD REC EXEMPT AMRE-
984
The policies of insurance listed below have been issued to the insured shown above for the policy period indicated .
Notwithstanding any requirement, term or condition of any contract or other document with respect to which this Evidence of
Insurance may be issued or may pertain . The insurance afforded by the policies described herein is subject to all the terms ,
exclusions and conditions of such policies . Aggregate limits shown may have been reduced by paid claims .
COVERAGE INFORMATION
POLICY NUMBER POLICY EFFECTIVE DATE POLICY EXPIRATION DATE
CS005427 07/31 /2015 07/31 /2016
FARM LIABILITY LIMITS
1Z Occurrence Each Occurrence $ 500 , 000
El Contractual Liability * (see below for SPECIAL PROVISIONS)
/1 Medical Payments to Others Each person $ 5 , 000
MOTOR VEHICLE LIABILITY LIMITS
I I Scheduled Autos Bodily Injury each Person $
Non -owned Autos Bodily Injury each Accident $
Property Damage each Accident $
FARM AND RANCH UMBRELLA-EXCESS LIABILITY LIMITS
/1 Occurrence Each occurrence $ 1 , 000 , 000
Annual Aggregate $ 1 , 000 , 000
* SPECIAL PROVISIONS
" Insured contract" means :
1 . A contract for a lease of premises or land . However, that portion of the contract for a lease of premises or land that
indemnifies any person or organization for damage by fire to premises while rented to the insured or temporarily occupied by
the insured with permission of the Evidence of Insurance holder is not an insured contract;
2 . A sidetrack agreement;
3 . Any easement or license agreement except in connection with construction or demolition operations on or within 50 feet of a
railroad ;
4 . An obligation , as required by ordinance or statute , to indemnify a governmental entity, except in connection with work for a
municipality; and
5 . An elevator maintenance agreement.
Disclaimer- this Evidence of Insurance does not constitute a contract between Colorado Farm Bureau Mutual Insurance
Company, its authorized representative or producer, and the Evidence of Insurance Holder, nor does it amend , extend or alter
the coverage afforded by the policies shown above.
(≤ S_ 1 002 (2/09') Celorado Farm ` " tsreaI, Mutual insurance Company
9177 Mineral Circle Centennial{ E £ i , CO 80112
WCR 23 . 75 ACCESS LOCATION
LOOKING NORTH
LOOKING WEST
WCR 23 . 75 ACCESS LOCATION
.
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LOOKING EAST
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WCR 64 . 75 ACCESS LOCATION
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WCR 64 . 75 ACCESS LOCATION
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Rest Stop Storage USR Fire Protection Plan
Fire protection will be provided by Windsor-Severance Fire Protection District.The following site design features have
been included to accommodate the Windsor-Severance Fire Department per the pre-application discussions.
Fire Lanes are a minimum of 20' wide
Drive aisles are a minimum of 24'wide
A B-40 turning radius template has been used for the site design. The site plan demonstrates the tightest turn
still provides adequate turning radius.
A gate with an access code is shown on the site plans. A knox box will be installed at each gate location prior to
the facility's operation.
Two access points are noted on the USR site plan map. The second access on the east side is an "Emergency
Only" access.
Below is the email conversation between Matthew Gillespie, Fire suppression engineer and Sandi Friedrichsen, Windsor-
Severance Fire Marshall. Rest Stop Storage will install a fire hydrant as explained and approved. (see below and
attached documents)
From: Sandi Friedrichsen [mailto:sfriedrichsen@wsfr.us]
Sent: Tuesday, January 27, 2015 8:11 AM
To: Matthew Gillespie
Cc: 'Kurt Deines'
Subject: RE: Fire Flow Requirements
I spoke with the Fire Chief and he was fine with this as long as if the use changes or expands in the future that this is
revisited. That means no indoor storage, residences or any other business types without another approval from the fire
department. Please let me know if you have any other questions.Thank you.
Sandra Friedrichsen
Fire Marshal
Windsor Severance Fire Rescue
100 7th Street - Windsor, CO 80550
Main - (970) 686-2626
Email — sfriedrichsen@wsfr.us
www.wsfr.us
From: Matthew Gillespie [mailto:mgenq fsd@msn.com]
Sent: Tuesday, January 20, 2015 5:29 AM
To: Sandi Friedrichsen
Cc: 'Kurt Deines'
Subject: Fire Flow Requirements
Ms. Friedrichsen,
Here is the letter concerning the fire flow availability for SNS Land Holdings, Ilc. at the location across the road from
31815 WCR 23.5, Greeley, CO. We appreciate your consideration on this subject. You can contact me through this e-
mail address or at (970)420-8836 with any questions or concerns.
Thank You,
Matt Gillespie, NICET III
Owner/Designer
M. G. Eng.
M . G . ENG .
FIRE SPRINKLER DESIGN
Matt Gillespie (970) 420-8836 (phone)
P. O. Box#0348 mgeng_fsdCa,,msn.com (E-Mail)
Dalton, Nebraska 69131
Ms. Sandra Friedrichsen 19 January, 2015
Fire Marshal
Windsor/ Severance Fire& Rescue
100 7`h Street
Windsor, Colorado 80550
Subject: Proposed Project Across From 31815 WCR 23.5, Greeley, CO
Ms. Friedrichsen,
A proposed project for SNS Land Holdings, llc. across the road from 31815 WCR 23.5,
Greeley, CO is to provide storage for RVs and associated vehicles. At this time the only
structure on the approximate 21 acre lot will be an office and bathroom with a maximum
area of 400 square foot. At a later time it may be proposed to build awnings to shelter
stored vehicles; however there are no other buildings foreseen at this time.
Per the requested fire flow at the previous location of 31552 WCR 27, Windsor
Severance Fire Rescue requested 1500 G.P.M. fire flow water at a residual pressure of 20
P.S.T. It was accepted at the old site for a fire flow of 1156.9 G.P.M. 20 P.S.I. with an
actual flow test conducted on site. The new site has an existing 2" water line for water
supply to the local residence. SNS Land Holdings, llc. proposes to extend an 8"
underground main and install a fire hydrant at 31815 WCR 23.5. Eric Larson with North
Weld Water has determined that the best water flow that will be available at the new
hydrant will be 750 G.P.M. at a residual pressure of 20 P.S.I. SNS Land Holdings would
like to request a written acceptance to the upgrade of the area as proposed with the new
fire hydrant and allow the project to move forward. We appreciate this consideration and
any input or comments that you may have.
Please contact me at (970)420-8836 or at mgeng fsdpmsn.com with any questions or
comments.
Thank You,
Matthew Gillespie, NTCET III
Owner/ Designer
M. G. Eng.
PRE15-0036 USR Application Traffic Narrative
Scott McBride 970-214-6758
Jacklyn Dilka
Lee Detterer
Traffic Narrative for RV storage facility near Windsor,CO.
Site Location: North West corner of WCR 64.75 and WCR 23.75
Adjacent to: 31815 WCR 23.75 Greeley,CO
Project Overview:
The facility will provide outdoor storage for recreation vehicles, boats, and trailers. Improvements will be constructed in
2 phases based on demand. Phase 1 will consist of approximately 9.5 acres providing storage for approximately 350 to
450 vehicles. It is estimated that phase 1 will be completed near the spring of 2016,with anticipation of phase 2 needed
in 2018-2021. Access will be off WCR 64.75, a paved road. The driveway entrance will be on the south side of WCR
64.75 approximately Soft. from the southeast corner of the property. The driveway will consist of a road base or
recycled asphalt material. There will be an emergency exit on the east side of the property off WCR 23.75.
Existing Conditions:
WCR 64.75 is a paved road running east and west that transitions south onto WCR 23.75, also a paved road. These
roads are under the combined jurisdiction of Weld County and the City of Greeley. Mike Garrott of Greeley Planning
Department explains that Greeley has very limited resources in the area and does not handle the maintenance of the
road. He suggests that roads are maintained by Weld County. WCR 23.75 to the North is a local gravel road under the
jurisdiction of Weld County which maintains the road.
Speed Limit and Sight Distance:
The speed limit on WCR 64.75 is posted at 55 MPH. Based on October 2014 Weld County Traffic Counts, about 190
vehicles per day use WCR 23.75 and 2500 per day use WCR 64.75. The access location has a sight distance of over 1000
ft. in each direction (East and West). These sight distances exceed the 55 MPH design sight distance of 550ft. Traffic will
have adequate time to slow and prepare to turn into the facility without issue. Consequently, the proposed location of
the site driveway is acceptable.
Site Traffic
Outdoor storage is a low use, low traffic, seasonal based business in Colorado. Traffic use and statistics are provided by
Matt Delich of Delich Associates. The Institute of Trip Generation (ITE) does now offer statics for Boat& RV Storage,
therefore Matt has provided statics based on a traffic study his firm completed for a similar use in the Denver Metro
area. The traffic study found that RV& Boat storage is estimated to generate 16 trips (includes trip in and trip out) per
acre per day. This is approximately 50% of what a self-storage facility is estimated to generate. Based on this
information at capacity Phase 1 is estimated to generate 152 trips per day. When the facility reaches completion and
capacity of Phase 3, it is estimated to generate 336 trips per day. It is anticipate that 50% of the traffic will come from
East WCR 64.75 and 50%from West WCR 64.75.
Seasonal Traffic Impact
Additional traffic statics have been provided by Severance Self Storage, where they have a keypad gated access that
tracks each customer's access of their vehicle or trailer. Based on their traffic tracking data the high use season is
generally April to September where no more than 15% of customers retrieve their stored vehicles per month. Low use
season is generally October to March, where no more than 5%of customers retrieve their stored vehicles per month.
Customer don't retrieve their vehicles at that same time, nor do they bring them back at the same time, therefore the
impact is very minimal. Traffic is spread out over the week. 50% of the clientele only use their vehicle once or twice
every other year in the summer, while 30%do not move their storage at all during the year.
Improvements:
No improvements will be warranted by the storage facility development. The business is not expected to adversely
impact the street system. No Auxiliary lane improvements will be warranted by Rest Stop RV& Boat Self Storage
development. This was determined by comparing site traffic at the access to WCR 64.75 and the County's numerical
turn lane warrants as well as City of Greeley requirements.
Turn lanes will not be needed with this development since the site traffic will not impede through traffic. The number of
peak hour turning vehicles will be below the triggers provided by Weld County.
CERTIFICATION OF COMPLIANCE
ENGINEERING DESIGNED TO WELD COUNTY CODE STANDARDS AND CRITERIA
/ /` "M
.S
I 71%� �. /� ✓ , Consultant Engineer for _5c-O ! �f ;ee
/? 51-or -e—.. ("Applicant"), understand and acknowledge that Applicant is seeking land use approval of
G/32C IS— OOSC, ("Application") for the property described in the attached Exhibit
"A." 1 have designed or reviewed the design ("Design") for the proposed land use set forth in the Application. I hereby
certify, on behalf of Applicant that the Design will meet all applicable drainage requirements of the Weld County Code
with the exception of variance(s) described below. This certification is not a guarantee or warranty either expressed or
implied.
\�,00toll I I I IIfMlgrN
(Engineer's Stamp) apu Q REC/STrri,
"O.etic
06 c_7/1
S/00.\^ 06/4 Engineer of Record S' afore
rriiinemnnnnnu°�o
SY
VARIANCE REQUEST
1) Describe the Weld County Code criteria of which a variance is being requested.
2) Describe why it is not possible to meet the Weld County Code.
3) Describe the proposed alternative with engineering rational which supports the intent of the Weld County Code.
//oA/c
I understand and agree that the intention of the Code is to reduce impacts of development on neighboring downstream
properties and the public. I understand if this variance request is approved it is not precedent setting and is based on site
specific constraints.
Planning Director Approval indicated when signed by director or appointee:
Planning Director Name
Signature
Date of approval
1/13/15
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