HomeMy WebLinkAbout20131607.tiffWELD COUNTY
u
Planner:
Case Number:
Applicant:
Representative
Request:
Legal
Description:
Location:
LAND USE APPLICATION
SUMMARY SHEET
Michelle Martin
USR13-0014
UFI Feeding, LLC
Glen Czaplewski with AGPROfessionals
4350 Highway 66, Longmont CO 80504
Hearing Date: June 4, 2013
A Site Specific Development Plan and Use by Special Review Permit for a use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial
Zone Districts, (batting cages, gymnastics facility and baseball fields), 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.
SE -609 and Lot C of RECX12-0126 being part of NE4 of Section 13, T4N, R68W of the 6th P.M.,
Weld County, CO
South of and adjacent to County Road 46 and west of and adjacent to County Road 13
Size of Parcel: 122 Acres +1- Parcel No. 1061-13-100022 and 1061-13-100037
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the following agencies:
i
Weld County Department of Public Health and Environment, referral dated 4/15/13
Weld County Department of Building Inspection, referral dated 5/8/13
Weld County Department of Public Works, referral dated 4/3/13
Johnstown Fire Protection District, referral dated 3/25/13
Town of Johnstown, referral dated 5/6/13
The Department of Planning Services' staff has received referral responses without comments from the following agencies:
Weld County Zoning Compliance, referral dated 3/25/13
Town of Berthoud, referral dated 3/28/13
Colorado Parks and Wildlife, referral dated 4/8/13
The Department of Planning Services' staff has not received responses from the following agencies:
Little Thompson Water District
School District RE -5J
Weld County Sheriffs Office
Ambulance Services
Hillsboro Ditch
Big Thompson Soil Conservation District
Larimer County
UFI Feeding. LLC
USR13-0014, page 1
u
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Michelle Martin
Case Number: USR13-0014
Applicant: UFI Feeding, LLC
Representative: Glen Czaplewski with AGPROfessionals
4350 Highway 66, Longmont CO 80504
Hearing Date: June 4, 2013
Request: A Site Specific Development Plan and Use by Special Review Permit for a use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial
Zone Districts, (batting cages, gymnastics facility and baseball fields), provided that the property
is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Legal
Description: SE -609 and Lot C of RECX12-0126 being part of NE4 of Section 13, T4N, R68W of the 6th P.M.,
Weld County, CO
Location: South of and adjacent to County Road 46 and west of and adjacent to County Road 13
Size of Parcel: 122 Acres +!- Parcel No. 1061-13-100022 and 1061-13-100037
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the
Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance
with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 — The proposed use is consistent with Chapter 22 and any other applicable
code provisions or ordinance in effect.
Section 22-2-150D.A Goal 4 states: "Conversion of agricultural land to nonurban residential,
commercial and industrial uses will be accommodated when the subject site is in an area that can
support such development. Such development shall attempt to be compatible with the region."
Development Standards and Conditions of Approval will ensure that the proposed use will be
compatible with the area. The surrounding property is primarily agricultural in nature. Section 23-
2-240.A.10 of the Weld County Codes states "...that buffering or screening of the proposed use
from adjacent properties may be required in order to make the determination that the proposed
use is compatible with the surrounding uses." The applicant has relocated the access into the
facility to not hinder the neighbor north of County Road 46. The Development Standards and
Conditions of approval will also ensure the proposed use will be compatible with the area.
UFI Feeding. LLC
USR13-0014, page 2
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural (A) Zone
District. Section 23-3-40.S of the Weld County Code allows for, A Site Specific Development Plan
and Use by Special Review Permit for a use permitted as a Use by Right, an Accessory Use, or a
Use by Special Review in the Commercial or Industrial Zone Districts, (batting cages, gymnastics
facility and baseball fields), 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..
Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The facility is located in a primarily agricultural area on a parcel containing several
improvements including outbuildings and a grain bin. Adjacent properties to the north, east
and west are mainly utilized for residential and agricultural purposes. The property to the
south has a Use by Special Review (USR-1016) for weddings and similar ceremonies. The
property to the northeast is within the municipal limits of the Town of Johnstown. The Town
of Johnstown stated in their referral dated 5/6/13, "The town does not anticipate additional
annexations in this area in the foreseeable future. The town does not extend utilities to non -
annexed properties. The proposed recreation complex would have several potential impacts
on the general area, as follows: measure to manage additional traffic and access to 1-25
Frontage Road or CR 13; Dust control or pavement on the unpaved roadway; complex
exterior lighting; security/crowd management at tournament or other major events." The
Weld County Department of Planning Services has received one letter from a surrounding
property owner in their letter dated 5/2/13 they have indicated the following concerns:
impacts of traffic, noise, trash, bright lights, wildlife and that the proposed use would be better
suited in a different location such as a municipality. The Department of Planning Services
has received several phone calls from surrounding property owners with similar concerns.
The Weld County Department of Public Works is requiring a traffic study to analyze the
impacts the proposed use will have on the County Roads; in addition, an improvements
agreement is a Condition of Approval to also address the impacts with proposed facility will
have on the County Road system. There are also Development Standards and Conditions of
Approval that address trash, noise, and lighting which will ensure that this use will be
compatible with surrounding land uses.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other applicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities.
The site is located within the 3 -mile referral for the Towns of Johnstown and Berthoud. The
Town of Berthoud in their referral dated 3/28/13 had no conflicts with the proposed
development. The Town of Johnstown stated in their referral dated 5/6/13, "The Town does
not anticipate additional annexations in this area in the foreseeable future. The Town does
not extend utilities to non -annexed properties. The proposed recreation complex would have
several potential impacts on the general area, as follows: measure to manage additional
traffic and access to I-25 Frontage Road or CR 13; Dust control or pavement on the unpaved
roadway; complex exterior lighting; security/crowd management at tournament or other major
events." The Weld County Department of Public Works is requiring a traffic study to analyze
the impacts the proposed use will have on the County Roads; in addition, an improvements
agreement is a Condition of Approval to also address the impacts with proposed facility will
have on the County Road system. There are also Development Standards and Conditions of
Approval that address trash, noise, and lighting which will ensure that this use will be
compatible with surrounding land uses.
UFI Feeding. LLC
USR13-0014, page 3
E. Section 23-2-220.A.5 -- The application complies with Article V of the Weld County Code.
The existing site is within the County Road Impact Fee Area and the Capital Expansion
Impact Fee and Drainage Impact Fee areas.
Building Permits issued on the proposed lots will be required to adhere to the fee structure of
the Weld County Road Impact Program. (Ordinance 2011-2)
Building Permits issued on the proposed lots, will be required to adhere to the fee structure of
the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The proposed facility is located on soils designated as "Irrigated Land (Not Prime) and Prime
Irrigated Farmslands of National Importance" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. This total size of the parcels +/- 127.5 acres but
the applicant is confining the majority of the Infrastructure to an area that was previous
occupied by structures therefore not utilizing any additional farmland.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of health, safety, and
welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section
23-2-250, Weld County Code), Conditions of Approval and Development Standards can
ensure that there are adequate provisions for the protection of health, safety, and welfare of
the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
The applicant shall submit a grading permit. The grading permit application must contain:
an erosion and sediment control plan, a grading plan, installation details of all BMPs to be
utilized, typical installation and maintenance notes for all BMPs to be utilized, and a copy
of the approved CDPHE stormwater permit.(Department of Public Works)
B. The applicant shall submit a revised water quality feature design Stormwater runoff from
the parking lot and buildings must be captured by the water quality feature. (Department
of Public Works)
C. The applicant shall enter into an Improvements Agreement and Road Maintenance
Agreement according to policy regarding collateral for improvements and post adequate
collateral for all transportation (access drive, parking areas, et cetera) and non -
transportation (fencing, screening, drainage et cetera). The agreement and form of
collateral shall be reviewed by County Staff and accepted by the Board of County
Commissioners prior to recording the USR plat. The applicant may submit evidence that
all the work has been completed and reviewed by the Department of Planning Services
and the Department of Public Work. The road maintenance agreement will include
roadway improvements due to traffic associated with the facility with triggers for
improvements. (Department of Planning Services and Public Works)
D. The applicant shall submit a traffic study to the Weld County Department of Public Works
for review and approval. A traffic narrative that stipulates that the applicant will install
auxiliary lanes (acceleration & deceleration) when triggers are met and pave or
alternative pave (RAP or Chip Seal) the road segment from the facility entrance to CR 13
UFI Feeding. LLC
USR13.0014, page 4
will also be accepted. The Improvements and Road Maintenance Agreement
requirements will be based on the approved traffic study or traffic narrative. (Department
of Public Works)
The applicant shall submit a recorded copy of any agreement signed by all of the owners
of the property crossed by the access. The access shall be for ingress and egress and
shall be referenced on the plat by the Weld County Clerk and Recorders reception
number. (Department of Public Works)
F. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR13-0014. (Department of Planning
Services)
2) The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
3) The attached Development Standards. (Department of Planning Services)
4) The applicant shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent public
rights -of -way and adjacent properties. These areas shall be designed and used
in a manner that will prevent wind or animal scattered trash. (Department of
Planning Services)
5) The plat shall delineate the location and size of the proposed sign, if any per
Article IV, Division 2 and Appendix 23- C, D and E of the Weld County Code.
(Department of Planning Services)
6) The Department of Planning Services has determined from the application
materials that eighty five (85) parking spaces and two (2) ADA parking spaces
will be required on site. Each parking space should be equipped with wheel
guards where needed to prevent vehicles from extending beyond the boundaries
of the space and from coming into contact with other vehicles, walls, fences,
sidewalks, or plantings. (Department of Planning Services)
7) The oil and gas setback radiuses for existing wellheads and tank batteries on the
site shall be indicated in accordance with Section 23-3-50.E of the Weld County
Code. (Department of Planning Services)
8) Show the approved access(es) on the plat and label with the approved access
permit number (AP13-00036). (Department of Public Works)
9) A stop sign is required at the access onto County Road 46. (Department of
Public Works)
10) The access shall have a 45 foot radius to accommodate traffic entering and
exiting the site. (Department of Public Works)
11) The approved water quality feature and a scale, flow arrows showing how water
gets to water quality feature, any necessary swales, elevations of topographic
lines and property boundaries. (Department of Public Works)
12) County Road 13 is designated on the Weld County Road Classification Plan as
an arterial road, which requires 140 feet of right-of-way at full build out. There is
presently 60 feet of right-of-way. An additional 40 feet shall be delineated on the
plat as future County Road 13 right-of-way. All setbacks shall be measured from
UFI Feeding. LLC
USR13.0014. page 5
the edge of future right-of-way. The applicant shall verify the existing right-of-
way and the documents creating the right-of-way and this information shall be
noted on the plat. If the right-of-way cannot be verified, it shall be dedicated.
This road is maintained by Weld County. (Department of Public Works)
13) County Road 46 is designated on the Weld County Road Classification Plan as a
local gravel road, which requires 60 feet of right-of-way at full build out. The
applicant shall verify the existing right-of-way and the documents creating the
right-of-way and this information shall be noted on the plat. All setbacks shall be
measured from the edge of future right-of-way. If the right-of-way cannot be
verified, it shall be dedicated. This road is maintained by Weld County.
(Department of Public Works)
14) The recorded access shall be referenced on the plat by the Weld County Clerk
and Recorders reception number. (Department of Public Works)
2. Prior to the Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations.
(Department of Public Health & Environment)
The applicant shall submit evidence of an Underground Injection Control (UIC) Class V
Injection Well permit from the Environmental Protection Agency (EPA) for any large -
capacity septic system (a septic system with the capacity to serve 20 or more persons
per day). Alternately, the applicant can provide evidence from the EPA that they are not
subject to the EPA Class V requirements. (Department of Public Health & Environment)
The applicant shall submit one (1) electronic copy or two (2) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. (Department of
Planning Services)
Upon completion of 1. above the applicant shall submit a Mylar plat along with all other
documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office
of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall
be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County
Code. The Mylar plat and additional requirements shall be submitted within sixty (60) days from
the date of the Board of County Commissioners resolution. The applicant shall be responsible for
paying the recording fee. (Department of Planning Services)
5. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files
format type is .e00. The preferred format for Images is .tif (Group 4). (Group 6 is not acceptable).
This digital file may be sent to maps@co.weld.co.us. (Department of Planning Services)
UFI Feeding. LLC
USR13.0014, page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
UFI Feeding, LLC
USR13-0014
A Site Specific Development Plan and Use by Special Review Permit for a use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial
Zone Districts, (batting cages, gymnastics facility and baseball fields), 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.
(Department of Planning Services)
Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
The hours of operations shall be limited to 4:00 am — 11:00 pm Monday through Sunday, as
stated in the application. (Department of Planning Services)
A maximum of 260 people can utilize the site per day but no more than 50 people will be on site
at any given time. (Department of Planning Services)
5. The number of employees shall be limited to seven, as stated in the application. (Department of
Planning Services)
6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health &
Environment)
7. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health
& Environment)
8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions.
(Department of Public Health & Environment)
9. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health & Environment)
10. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall
be operated in accordance with the approved "dust abatement plan", at all times. (Department of
Public Health & Environment)
11. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health &
Environment)
12. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons
UFI Feeding. LLC
USR13-0014, page. 7
of the facility, at all times. (Department of Public Health & Environment)
13. Sewage disposal for the facility shall be by septic system. Any septic system located on the
property must comply with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health & Environment)
14. The facility shall utilize the existing public water supply. (Little Thompson Water District)
15. The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the
Colorado Department of Public Health and Environment (CDPH&E), Water Quality Control
Division, as applicable. (Department of Public Health & Environment)
16. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulatiosn
governing the regulation of food service establishments. (Department of Public Health &
Environment)
17. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health & Environment)
18. The historical flow patterns and run-off amounts will be maintained on site in such a manner that
it will reasonably preserve the natural character of the area and prevent property damage of the
type generally attributed to run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
19. 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 Section 15-1-180 of the Weld County Code. (Department of Public Works)
20. No Parking or Staging of Vehicles on the County Road is allowed. Use on -site parking area.
(Department of Public Works)
21. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties; and
Neither direct nor reflected light from any light source may create a traffic hazard to operators of
motor vehicles on public or private streets and no colored lights may be used which may be
confused with or construed as traffic control devices. (Department of Planning Services)
22. Building Permits issued on the proposed lots will be required to adhere to the fee structure of the
Weld County Road Impact Program. (Ordinance 2011-2) (Department of Planning Services)
23. Building Permits issued on the proposed lots, will be required to adhere to the fee structure of the
County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2) (Department of Planning
Services)
24. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
25. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code. (Department of Planning Services)
26. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code. (Department of Planning Services)
27. Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any reasonable
time in order to ensure the activities carried out on the property comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
UFI Feeding. LLC
USR13-0014, page. 8
(Department of Planning Services)
28. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards as shown or stated shall require the approval of an amendment
of the Permit by the Weld County Board of County Commissioners before such changes from the
plans or Development Standards are permitted. Any other changes shall be filed in the office of
the Department of Planning Services. (Department of Planning Services)
29. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners. (Department of
Planning Services)
30. Buildings and structures shall conform to the requirements of the various codes adopted at the
time of permit application. Currently the following has been adopted by Weld County: 2012
International Building Code; 2012 International Mechanical Code; 2012 International Plumbing
Code:; 2012 International Fuel Gas Code; 2006 International Energy Code; 2011 National
Electrical Code; 2009 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County Code.
(Building Department)
31. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment; slow -moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
UFI Feeding. LLC
USR13-0014, page. 9
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
UFI Feeding. LLC
USR13-0014, page. 10
May 3, 2013
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: mmartin@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3571
FAX: (970) 304-6498
CZAPLEWSKI GLEN
AGPROFESSIONALS LLC
4350 HWY 66
LONGMONT, CO 80504
Subject: USR13-0014 - A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (batting cages, gymnastics facility and baseball fields), 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.
On parcel(s) of land described as:
PT NE4 SECTION 13, T4N, R68W LOT B REC EXEMPT RE -1917 of the 6th P.M., Weld County,
PT NE4 SECTION 13, T4N, R68W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on June 4, 2013, at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on June 26, 2013 at 10:00
a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O
Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.orq
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.05.03 09:07:07 -06'00'
Michelle Martin
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: mmartin@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3571
FAX: (970) 304-6498
March 22, 2013
CZAPLEWSKI GLEN
AGPROFESSIONALS LLC
4350 HWY 66
LONGMONT, CO 80504
Subject: USR13-0014 - A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (batting cages, gymnastics facility and baseball fields), 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.
On parcel(s) of land described as:
PT NE4 SECTION 13, T4N, R68W LOT B REC EXEMPT RE -1917 of the 6th P.M., Weld County,
Colorado.
PT NE4 SECTION 13, T4N, R68W of the 6th P.M., Weld County, Colorado.
Dear CZAPLEWSKI GLEN
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s) for their review and comments:
Berthoud at Phone Number 970-532-2643
Johnstown at Phone Number 970-587-4664
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully.
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.03.22 14.28:12 -06'00'
Michelle Martin
Planner
Dear Neighbor,
My family recently purchased farm ground on the corner of County Road 13 and 46 and plan to build our
new homes there. We would like to take this opportunity to introduce ourselves to you.
I would like to better understand the concerns you may have. To that end, I have scheduled Saturday,
May 4th at 8:30 a.m. to meet on site with surrounding property owners. Representatives from
AGPROfessionals and I will be available to discuss the proposal.
Who are we?
Ulrich Farms (our family name) has been in business for over 60 years. We are a family owned and
operated company that has been farming and feeding cattle for three generations just west of the Town
of Platteville, which is a few miles to the southeast of Johnstown. We have extended family ties going
back four generations in farming and ranching in Weld County.
What do we do?
Our family operates an 8,000 head feed yard on a 160 acre farm. Our family's livelihood and income is
generated 100% from agriculture and our land assets.
Why did we buy the farm near Johnstown?
As our family business grew, so did our family. Two branches of the family tree have been living in
Johnstown for 15 years. We have been waiting to buy a piece of farm ground in the area and that
opportunity has finally come. This winter we purchased the farm in question.
What do we intend to do with the farm?
Simply put, we bought the farm to farm. We are updating pivots and continuing to farm the bulk of the
property. We have sold our homes in town and plan in the process of construction on our own personal
residences on the south end of the property. A Commercial structure is being built in such a way as to
maximize the total available land to farm.
Why is there a commercial building going up on a section of the farm?
After purchase of the land, we became aware of a need in the community for a building to facilitate
some of the youth sports. Having younger, active children, we understand the need for more gym space
in particular. Seeing the need, and having the ability to fill it, we decided to construct a facility which
could be used by children throughout the community.
What will the building be used for?
If approved by the Weld County Board of Commissioners, the majority of the building will be occupied
by Gymstarz Elite, a gymnastics organization that has been in our community for many years and has
been run by the Meza family. They are a local family that has lived in our community for many years.
Stephanie Meza has a respected and well-known youth gymnastics program that she is excited to see
grow. With this information, you can see that our family is not trying to change the character of our
neighborhood but looking forward to providing a fun, safe facility for the children to enjoy for years to
come.
Why the letter?
We want to do our best to be upfront and good neighbors because we care about this community and
all the people in it. We plan to keep growing our family here. We have heard there are some concerns
in the neighborhood about the construction activity and the Use By Special Review permit.
We look forward to seeing you at the meeting.
Sincerely,
Rex Beall
NOTICE
NEIGHBORHOOD MEETING
UFI Feeding has a pending Use by Special Review Application for our
property on the corner of Weld County Roads 13 and 46.
In an effort to answer any questions or concerns, the property owners will
hold a meeting for our neighbors on site at:
5636 Weld County Road 46
Johnstown, CO 80534
8:30am
Saturday, 5/4/2013
We look forward to seeing everyone there. We want to give you more
information about the project and give you an opportunity to voice
concerns, comments, and make recommendations.
FIELD CHECK
Inspection Date: S/Z3 f 7vj 3
Planner: Michelle Martin
Case Number: USR13-0014
Applicant: UFI Feeding, LLC
Representative: Glen Czaplewski with AGPROfessionals
4350 Highway 66, Longmont CO 80504
Request: A Site Specific Development Plan and Use by Special Review Permit for a use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (batting cages, gymnastics facility and baseball fields), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a
map or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District.
Legal
Description: SE -609 and Lot C of RECX12-0126 being part of NE4 of Section 13, T4N, R68W of the
6th P.M., Weld County, CO
Location: South of and adjacent to County Road 46 and west of and adjacent to County Road 13
Size of Parcel: 122 Acres +/-
Parcel No. 1061-13-100022 and 1061-13-100037
Zoning
Land Use
N
A (Agricultural)
N
A (Agricultural)
E
A (Agricultural)
E
A (Agricultural)
S
A (Agricultural)
S
USR-1016 Weddings and Similar
ceremonies
W
A (Agricultural)
W
A (Agricultural)
COMMENTS:
The property accesses off of CR 46. The applicants are in the process of building the
gymnastics facility on the property. The majority of the property is still being farmed.
Michelle Martin, Planner
Hello