WESTERN ENGINEERING CONSULTANTS, Inc LLC

Transcription

1 WESTERN ENGINEERING CONSULTANTS, Inc LLC 127 S. Denver Avenue, Ft. Lupton CO Mill St. Brush, CO Ph , Fax August 28, 2017 City of Ft. Lupton 130 S. McKinley Avenue Ft. Lupton, CO RE: W2H PROPERTY, LLC ROUTE 52 RV SPECIAL USE & SITE PLAN SUBMITTAL Dear City Staff, Please find the attached Special Use and Site Plan Land Application and supporting documents for Route 52 RV Storage submittal proposed on Lot 2 of NPC Subdivision (submitted under separate application). This letter is intended to serve as the Project narrative (Special Use Item #2, Site Plan Item #5). General Information and Brief Project Description: Applicant: W2H Property, LLC County Road 6, Hudson, CO Site Plan Address: Current Lot B address is Hwy 52, Ft. Lupton, CO Phone Contact: Bryan Haffner at Current Land Use: Acreage: Change in Use: Alfalfa farm ground Zoned PUD Proposed Lot 2 of NPC Subdivision is ac Part of Lot B of AMRE RE-2765 ( acres) Yes. Current farm ground will be graveled as necessary for outdoor RV/boat storage. Description of new use: W2H Property LLC proposes to provide outdoor RV and Boat storage. Detailed Description: W2H Property LLC proposes to gravel surface the existing irrigated farm ground as demand allows to provide outdoor RV and Boat storage. Initially no water or sewage use is proposed, however a future Office/Shop is proposed. Septic dump stations (up to 3) are also proposed and will be built as demand allows. Minimal pavement will be added at the entrance to the RV storage area and around the septic dump stations and building. Concrete pans are proposed along the southern extent of each storage row in order to avoid on site erosion and to convey runoff along accesses and to the northeast corner as the historic and existing runoff has released. State Highway 52 is the current Lot B (RE RE-2765) frontage totaling feet (which will become Lot 1 of NPC Subdivision). A shared access (asphalt paved) extends just over 500 feet (55 foot wide) to the remainder of the current flagpole Lot B (proposed NPC Subdivision Lot 1). To the west of said entrance is Lot A AMRE-2765 and further west is Lot A RE Said access was dedicated as a 55 foot

2 Western Engineering Consultants inc LLc Page 2 of 9 Non Exclusive Access Easement for both Lot A s noted (Lot A AMRE-2765 & Lot A RE-1437). Proposed Lot 2 begins approximately feet into Lot 1 at the extent of the aforementioned existing 55 foot access, drainage, and utility easement. Proposed Lot 1 includes existing improvements including a one story wood framed office building, an adjacent one story metal shop building, an accessory one story metal building, a one story cinder block building, fuel pumps, parking lots, domestic and irrigation well, private irrigation lateral along the west property line, irrigation pond, septic field, and various concrete pads currently make up the proposed Lot 1. A gas well is also shown on Lot 1 with a 150 foot radius well head setback per surveyor notes said well is plugged. The remainder of the property is an irrigated field (center pivot) that is proposed to make up NPC Subdivision Lot 2 (this application). Initially no staffing is anticipated. Ultimately as demand increases on site staff will be added. No more than 2-4 daily staff are expected at build out. Access will be provided by security key card and kiosk and security gates. Sufficient stacking (several RV lengths deep) has been provided at the gated entrance to the storage site which is over 650 feet inside Lot 2. No specific hours of operation are noted (24 hour access to RV/Boats), however the hours of operation for any on site staffing will be 6am to 8pm. Any on site work or improvements will occur between 7am and 7pm. The only changes proposed to that portion of Lot 1 that will serve as the access to Lot 2 shall be minor internal fence removal and the extension of a gravel access road between the east Lot 1 and Lot 2 property lines. Said access road will be located just east and outside of the existing Lot 1 storm detention pond. Owner W2H Property LLC (c/o Bryan Haffner) County Road 6 Hudson, CO Bryan Haffner at Civil Engineer: Western Engineering Consultants 127 South Denver Avenue Ft Lupton, Colorado Chadwin Cox PE Land Surveyor: King Surveyors 650 East Garden Drive Windsor, Colorado Steven Parks, PLS

3 Western Engineering Consultants inc LLc Page 3 of 9 Traffic Engineer: Geotechnical Engineer: Electrical Engineer: Drainage Engineer: Sustainable Traffic Solutions 823 West 124 th Drive Westminster, Colorado Joe Henderson PE PTOE Soilogic 4350 Highway 66 Longmont, Colorado Wolf Von Carlowitz PE, Darrel DiCarlo PE To Be Determined Western Engineering 127 S. Denver Avenue Ft. Lupton, Colorado Chadwin Cox PE Location of Site: Lot 2 Property Area: Total Property Area: Highway 52, Ft. Lupton, Colorado Weld County Parcel # Acres (1,949,744 sf) Acres (2,825, sf) Proposed Site Features: Office/Shop Building (2,000 sft) & Adjacent Parking Entry Kiosk & Gates Entry access concrete paving and adequate stacking Signage (on proposed gate/fence) Gravel accesses and storage yard COMPREHENSIVE PLAN: The current Land Use Plan for this area shows the property as Mixed Use. The proposed use is a Special Use with the Land Use Plan and current zoning. ZONING DISTRICT: The existing Zone District is PUD. DENSITY: Lot 2 will be required to meet the current PUD unless otherwise submitted and amended.

4 Western Engineering Consultants inc LLc Page 4 of 9 DIVERSITY: The current use is consistent with the PUD Zone and Comprehensive Plan which provides a diversity of uses in the area. LAND USES: To the west, north, and east lie agricultural uses. Immediately to the south of NPC Subdivision Lot 2 is the Nelson Pipeline office, shop, and storage yard. Further south of Lot 1 lie two existing agricultural residences. Further south (across Hwy 52) lies another farm/agricultural use. CONNECTIVITY: The property is directly connected to the City of Fort Lupton via State Highway 52 on the south. Access to Lot 2 will be provided from the aforementioned existing 55 foot access, drainage, and utility easement located within proposed Lot 1. OPEN SPACE: Not applicable. ROADWAY NETWORK: No public roadways are proposed by this project or NPC Subdivision. State Highway 52 is the existing adjacent roadway. The existing 55 foot access easement noted above provides access along the flag pole of Lot 1 and then approximately 116 feet inside Lot 1 where the 55 foot wide access easement ends is where Lot 2 begins and a 24 foot wide access is provided within the 36 foot wide flag pole portion of Lot 2. All roads within Lot 2 between pull through RV stalls are 30 feet wide except Road A which is a one way access (20 ft width) east of Center Road. Currently 21 East-West access roads (Roads A through T and North Road) are planned as are three (3) north-south roads (West Road, Center Road, and East Road) throughout the site. ON SITE LAYOUT: The RV and Boat Storage layout is based on typical RV/Boat stall layouts performed by WEC. Ultimately market demand will determine the needed stall depths. Currently all stalls are shown at 12 feet wide and vary in perpendicular depth at 20, 25, 35, 40, and 45 feet. Approximately 1,900 stalls are estimated at buildout. PHASING The site will be built in phases. Currently per the Developed Drainage and GESC plans four phases minimum are anticipated. Market demand will determine actual phasing. TREATMENTS TO ROADWAYS None expected for initial phases. A traffic analysis was prepared by STS Traffic Solutions for the proposed Route 52 RV Storage and is included with this submittal. Required improvements to Highway 52 are determined by Phased progress.

5 Western Engineering Consultants inc LLc Page 5 of 9 PROPERTY INTERFACE WITH ROADWAYS: State Highway 52 is the existing adjacent roadway. Improvements (turn lanes) to Hwy 52 will be required in future phases. See also the STS Traffic Summary included with this submittal. SETBACKS: No setback requirements currently exist beyond the building envelope approved as part of the Lot B Recorded Exemption. No modifications to said setbacks are proposed herein. It should be noted that the north line of NPC Subdivision Lot 1 between Lot 1 and Lot 2 was set at the northernmost point of the existing USR-1375 building envelope so as not to interfere with the prior approved and documented encumbrances. FENCING: The existing site perimeter fencing is proposed to remain as is. A new fence (7 ft tall chain link) is proposed to be constructed along the property boundary as budget allows. Security gates will be installed at the entrance to the RV storage (approximately 150 feet inside the flag pole portion of Lot 2). IRRIGATION SYSTEM Initially no modification to the existing New Brantner Ditch private irrigation lateral (along the west property line) is proposed. It is understood access shall be maintained to the existing open ditch and if piped the future alignment. A 20 foot wide ditch access easement will be dedicated (added to the Minor Subdivision Plat that was submitted on August 24 prior to this submittal) and is shown in the Special Use plans along the East Road, North Road, West Road, and Road A. A future design has been included in the Special Use Plans to pipe said private irrigation lateral if demand requires the additional space along the west property line. WEC has contacted the ditch rider (Donnie Smith) and awaits coordination to confirm decreed runoff and adequate pipe size and necessary ditch lateral approval(s). A future 30 foot Irrigation Pipe Easement is shown along the center of the proposed alignment. POTABLE WATER: Well permit # 58471F serves Lot B. The applicant (Lot 2 buyer) will modify the existing well permit (current use of approximately 40 gpm) in order for an additional well to be drilled to serve Lot 2 (for the balance of the decree from the existing well drilled in 2002). SANITARY SEWER: City sewer is not readily available. An OSWTS currently exists on proposed Lot 1. A new OSWTS is proposed for Lot 2 when the proposed office/shop and/or septic dump stations are constructed. Soilogic is currently performing the OSWTS and building/pavements geologic studies.

6 Western Engineering Consultants inc LLc Page 6 of 9 GAS AND ELECTRIC: An existing Xcel gas main lies along State Highway 52. Electricity is already extended into the property from Hwy 52 by United Power for Lot 1. WEC and the applicant are performing the necessary service applications to serve Lot 2. No modifications to the existing utilities are proposed. STORM WATER MANAGEMENT: At the main entry to the Nelson Pipeline equipment yard is an 18 RCP that drains to the east property line. The new driveway access to Lot 2 will require this pipe be extended and then directed north via manhole to the same existing ditch that it currently release into. The Nelson Pipeline equipment yard, office/shop buildings, and other existing improvements located on proposed Lot 1 are currently captured, routed, conveyed and stored in an onsite detention pond. No modification or changes to the tributary areas of said storm water system are proposed. The outfall from Lot 1 (FES) will be removed and connected via manhole and then piped under the Lot 2 RV entry/access area to a proposed 21 inch deep ditch that will run along the eastern property boundary to the northeast corner of the property as the current existing runoff patterns occur. The proposed runoff ditch will be riprap lined where the Lot 1 detention pond FES meets the upstream ditch from the access/entry gate to the Nelson Pipeline equipment yard. Pursuant to the Pre-Application meeting with City staff formal EURV detention is not currently required since the onsite access and parking/storage stalls are proposed to be gravel surfaced. WEC has shown Pond NE near the northeast corner of the property as a place holder for retention/detention if the City approval process determines attenuation is required. A short (2-3 foot tall) retaining wall (or berm) would be necessary on the north and east boundaries of the pond and release rates coordinated with the City. A flow spreader curb is expected to be required along the northeastern boundaries (approximately 100 feet in both directions west along the north property line and south along the east property line). It is possible that retention or detention ponds could be built adjacent to each phase along the west side of East Road. WEC can prepare a complete detention system should City staff determine on site detention is required. LANDSCAPE: No additional landscape is proposed. OFF STREET PARKING: All parking shall be on site. An ADA (van accessible) and two employee stalls are shown inside the fenced access adjacent to the future building. An ADA (van accessible) and two visitor stalls are shown just outside the fenced access adjacent to the future building. EXTERIOR LIGHTING: A thorough lighting design (photometric) for buildout conditions has been included. constructed as budget and demand allows. Lighting will be

7 Western Engineering Consultants inc LLc Page 7 of 9 POTENTIAL IMPACT ON ADJACENT NEIGHBORHOODS: Minimal impact on the adjacent farm activities are expected. The majority of additional impact will be the additional traffic into the site as the development progresses however it is the current owner of proposed NPC Subdivision Lot 1 that is selling proposed Lot 2 to W2H Property, LLC and is fully aware of the proposed uses. SMELLS: No new smells are expected to occur. EXISTING OR PROPOSED MINERAL DEVELOPMENT STATE OF OWNERSHIP CONFLICTS: See attached summary of mineral rights. Based on the site of the property it is not expected that any limitations will occur. No conflicts are anticipated. PUBLIC IMPROVEMENTS: None are currently proposed. Per the STS Traffic Analysis future lane improvements will be necessary to Hwy 52 in future phases (Phase 2 or 3). ACCESS: A CDOT Access Permit exists for Lot B. The traffic engineer (STS) has been in contact with CDOT (Tim Bilobran) to coordinate any necessary changes needed to the existing CDOT Access permit. Per the STS Traffic Analysis future lane improvements will be necessary to Hwy 52 in future phases (Phase 2 or 3). FIRE ACCESS & PAVEMENT DESIGN: Fire access is provided by 30 foot wide accesses for all roads except Road A which is a 20 foot one way road east of Center Road. A granular, concrete, and asphalt pavement design is being prepared by Soilogic for the Fire and RV load demands. GRADING: Minimal to moderate grading is currently proposed in order to convey on site runoff around proposed RV stalls and accesses to the northeast corner of the property matching historic and existing drainage patterns. Gravel surfacing is expected to be per Fire pavement design for all access and approximately 3-4 inches thick for actual RV stall locations. WILL SERVICE LETTERS: WEC will be contacting Fort Lupton Fire Rescue requesting service and their Fire Truck access template. We have run the entire site on Autoturn confirming the onsite access layout is adequate for the Fire District s Fire Truck (based on a prior Fire Truck template). Lot 2 is proposed to be serviced by an amended State well permit for Lot 1 (to allow for drilling a second well on Lot 2).

8 Western Engineering Consultants inc LLc Page 8 of 9 Sewage will be handled by an OSWTS (on site wastewater treatment system) for the proposed building and sewer dump stations. Soilogic is performing the analysis and design. Electricity will be provided by United Power. Gas (if desired) will be provided by Xcel Energy. WEC has requested Will Serve Letters from both. SURVEYS: The Site topography and boundary survey was provided by King Surveyors in Windsor. SUBMITTAL & HOPEFUL PROJECT SCHEDULE: Date: Time/ Event: location: August 28, :00 a.m. Submit Special Use documents Notes: November 15, 2017 Achieve full approvals SPECIAL USE APPLICATION CHECKLIST: The following is a summary of the checklist items: 1. Completed Land Use application, Special Use Permit, Cost Agreement, & Fees included 2. Detailed written description This narrative 3. Proof of Ownership (deed) & title work Included 4. Copies of local, state and/or federal permits to operate special use None expected 5. Such Additional documents as required by the City See Special Use set of 31 drawings 6. One set of No. 10 envelopes for adjacent properties (100 ft) included 7. Development reports Discussed in this narrative a) Final drainage report A Drainage Narrative is included b) Final street plans None proposed c) Final utility drawings See also Special Use set of 31 sheets d) Park facilities master plan Not applicable e) Final landscape None proposed f) Signed warranty deed & title insurance Title work included g) Warranty deeds and title for proposed ROW Not applicable h) Water rights See State Well Permit # 58471F

9 Western Engineering Consultants inc LLc Page 9 of 9 SITE PLAN APPLICATION CHECKLIST: The following is a summary of the checklist items: 1. Completed Land Use application, Cost Agreement, & Fees included 2. Two full size paper copies and fifteen 11*17 copies included 3. One set of No. 10 envelopes for adjacent properties (within 100 ft) included 4. Proof of Ownership (deed) & title work included 5. Development reports Discussed in this narrative a) Final drainage report A Drainage Narrative is included b) Final street plans None proposed c) Final utility drawings See also Special Use set of 31 sheets d) Park facilities master plan Not applicable e) Final landscape None proposed f) Signed warranty deed & title insurance Title work included g) Warranty deeds and title for proposed ROW Not applicable h) Water rights See State Well Permit # 58471F 6) Such Additional documents as required by the City a) CDOT permits for utilities and access Ex. CDOT Access Permit included b) CDPHE Dewatering permit No dewatering expected c) ARMY Corps of Engineers 404 permit Not applicable d) CDPHE Air Pollution Emission Notice Not applicable e) Permits from ditch companies for work in Ditch rights of way Under Coordination with private lateral f) US Fish and Wildlife Service Rare Species Survey Assumed not required g) FEMA approved applications Not applicable h) Architectural elevations and specifications of signs and lighting Included i) Architectural elevations of the site Included j) Permits from the State Highway Dept for curb cuts Not proposed k) Survey of lot lines Minor Subdivision and Alta included l) Dedication statement for public land not on plat None proposed by Lot 2 m) If non-residential, type of units and number of units to build Included n) If residential, type of units Not residential o) Statement explaining phasing Included herein p) A listing of landscape material and costs None proposed q) A complete set of construction plans Set of 31 sheets included r) Drainage plan in form specified by City Engineer See sheet 21 Pursuant to the properties within 100 feet of this Lot said information was derived from the Weld County website. Please contact me with any questions or comments you may have on our proposal for this project! Sincerely, Western Engineering Consultants inc., LLC Chadwin F. Cox, P.E. Senior Project Manager Encl. Special Use & Site Plan Application packages