HomeMy WebLinkAbout20131945.tiffWELD__COUNTY
u
Planner:
Case Number:
Applicant:
Diana Aungst
USR13-0021
Shupe Farms, LLC do Greg Shupe
LAND USE APPLICATION
SUMMARY SHEET
Representative: Jay Pier, Build -West Construction LLC
606 Elder Street, Kersey, CO
Site Address: TBD
Request:
Legal
Description:
Location:
Size of Parcel:
Hearing Date: July 2, 2013
A Site Specific Development Plan and Use by Special Review Permit for any Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (Storage of Dry Feed for Delivery to Local
Customers) provided that the property is not a lot in an approved or recorded
subdivision plat or lots part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District
Lot A of RECX12-0084 being part of SW4 Section 17, T6N, R65W of the 6th P.M.,
Weld County, CO
North of and adjacent to HWY 392 and about 900 feet east of County Road 39
+/- 4.73 acres Parcel No. 0803-17-3-00-009
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:
Weld County Department of Public Works, referral dated April 22, 2013
Colorado Department of Transportation, referral dated April 26, 2013
Weld County Department of Building Inspection, referral dated May 10, 2013
Weld County Department of Public Health and Environment, referral dated April 16, 2013
West Greeley Soil Conservation District, referral dated April 17, 2013
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
City of Greeley, referral dated April 30, 2013
Northern Colorado Water Conservancy District, referral dated April 16, 2013
Weld County Zoning Compliance, referral dated April 18, 2013
The Department of Planning Services' staff has not received responses from the following agencies:
Town of Eaton
School District RE -2
USR13-0021 — Shupe Farms, LLC
Page 1 of 10
Weld County Sheriffs Office
Eaton Fire Protection District
North Weld County Water District
Northern Colorado Water Conservancy
Colorado Division of Parks and Wildlife
USR13-0021 — Shupe Farms, LLC
Page 2 of 10
u
Planner:
Case Number:
Applicant:
Representative:
Site Address:
Request:
Legal
Description:
Location:
Size of Parcel:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Diana Aungst Hearing Date: July 2, 2013
USR13-0021
Shupe Farms, LLC c/o Greg Shupe
Jay Pier, Build -West Construction LLC
606 Elder Street, Kersey, CO
TBD
A Site Specific Development Plan and Use by Special Review Permit for any Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (Storage of Dry Feed for Delivery to Local
Customers) provided that the property is not a lot in an approved or recorded
subdivision plat or lots part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District
Lot A of RECX12-0084 being part of SW4 Section 17, T6N, R65W of the 6th P.M.,
Weld County, CO
North of and adjacent to HWY 392 and about 900 feet east of County Road 39
+/- 4.73 acres Parcel No. 0803-17-3-00-009
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 22-2-20.G. - A. Goal 7 states, "County land use regulations should protect the
individual property owner's right to request a land use change."
Section 22-2-100.C. - C. Goal 3 states, 'All new commercial development should pay its
own way."
The applicant will be responsible for covering all costs for all on -site and any applicable
off -site improvements associated with this use, as required through the Improvements
Agreement and Conditions of Approval.
USR13-0021 — Shupe Farms, LLC
Page 3 of 10
Section 22-2-20.G.2. - A.Policy 7.2 states, "Conversion of agricultural land to nonurban
residential, commercial, and industrial uses should be accommodated when the subject
site is in an area that can support such development, and should attempt to be
compatible with the region."
Section 22-2-20.G.1. - A.Policy 7.1. states, "County land use regulations should support
commercial and industrial uses that are directly related to, or dependent upon,
agriculture, to locate within the agricultural areas, when the impact to surrounding
properties is minimal, or can be mitigated, and where adequate services are currently
available or reasonably obtainable".
The applicant is proposing a 22,000 square -foot pre-engineered metal building for the
storage of agricultural commodities, including dry feed to be located on the site. The feed
will be brought in during harvest and until the crop year is finished. The feed will be re-
distributed throughout the year. Four to five trucks per day are expected to either load or
unload or re -load.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) 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 any Use Permitted as
a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (Storage of Dry Feed for Delivery to Local Customers) provided
that the property is not a lot in an approved or recorded subdivision plat or lots part of a
map or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The site is currently vacant land. Lucerne Commons borders the site on the west and the
Greeley No. 2 Ditch borders the site on the north. The adjacent land to the east and
south is cropland. The nearest residence is located approximately 520 feet southeast of
the site. USR-1335 for the storage and sale of seed is located approximately one -quarter
mile to the west of this proposed USR. The Weld County Department of Planning
Services has received no comments/concerns from the surrounding property owners.
The Development Standards along with the Conditions of Approval for this proposal will
assist in mitigating the impacts of the facility on the adjacent properties and ensure
compatibility 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 three (3) mile referral area of the City of Greeley and the
Town of Eaton. The City of Greeley in their referral comments, dated April 30, 2013
indicated that they have no concerns. The City of Eaton did not respond with referral
comments.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County -Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee Program.
Building Permits issued on the proposed lot will be required to adhere to the fee structure
of the County Facility Fee and Drainage Impact Fee Program.
USR13-0021 — Shupe Farms, LLC
Page 4 of 10
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 4.7 acres Prime (Irrigated) per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. The proposed USR will
take approximately 4.7 acres of Prime (Irrigated) Farmland out of production. However,
dry feed storage is a use that supports agriculture.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the 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:
A. The applicant shall enter into a Private Improvements 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
Departments of Planning Services and Public Works. (Department of Planning Services)
B. The applicant shall either submit a copy of an agreement with the property's mineral
owner/operators stipulating that the oil and gas activities have been adequately incorporated
into the design of the site or show evidence that an adequate attempt has been made to
mitigate the concerns of the mineral owner/operators. Drill envelopes can be delineated on
the plat in accordance with the State requirements as an attempt to mitigate concerns. The
plat shall be amended to include any possible future drilling sites. (Department of Planning
Services)
C. The applicant shall submit a Parking Plan to the Department of Planning Services, for review
and approval. The Parking Plan shall show the parking stalls including the ADA parking stall
and the dimensions of all the parking stalls. The Parking Plan shall comply with Appendix 23-
B of the Weld County Code and the Section 208 of the 2010 Americans with Disability Act
and provide an adequate number of parking spaces. Two (2) parking stalls are required due
to the fact that there will be an occasional employee at the site to unload and re -load the
trucks. One of the two (2) parking stalls shall meet the requirements of ADA. Further, the
applicant shall delineate curb stops for the parking spaces shown on the Use by Special
Review plat. (Department of Planning Services)
D. The applicant shall submit a Lighting Plan to the Department of Planning Services, for review
and approval. Any lighting poles and lamps shall comply with Section 23-3-360.F. which
states, in part, that, "any lighting shall be designed, located, and operated in such a manner
as to meet the following standards: sources of light shall be shielded so that beams or rays of
light will not shine directly onto adjacent properties." (Department of Planning Services)
USR13-0021 — Shupe Farms, LLC
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E. In accordance with Chapter 23, Article IV, Division 2 the applicant shall submit a Signage
Plan to the Department of Planning Services for review and approval, if signage is desired.
The quantity, size and location of the signs shall comply with Appendix 23-C and Appendix
23-D. (Department of Planning Services)
F. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR13-0021. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(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 properties and public rights -of -way.
These areas shall be designed and used in a manner that will prevent trash from being
scattered by wind or animals. (Department of Planning Services)
5) The approved Parking Plan. (Department of Planning Services)
6) The approved Signage Plan. (Department of Planning Services)
7) The approved Lighting Plan. (Department of Planning Services)
8) Label the turning radiuses into the site. A minimum of 60 foot radiuses are required to
allow trucks to turn. (Department of Public Works)
9) Delineate the Water Quality Capture Feature on the plat and label as "No build/Storage
Area." Label the minimum water quality capture volume, 1826 ft3. (Department of Public
Works)
10) The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to
the state highways. Please verify the access permit or for any additional requirement that
may be needed to obtain or upgrade the permit. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit three (3) paper
copies or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the plat 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 the Department of Planning
Services. 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
one hundred twenty (120) 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)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this Use by Special
Review, as appropriate. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
sent to mapsnco.weld.co.us. (Department of Planning Services)
USR13-0021 — Shupe Farms, LLC
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5. Prior to construction:
a. If more than 1 acre is to be disturbed, a grading permit will be required prior to the start of
construction. 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)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review plat is ready to be recorded in the office
of the Weld County Clerk and Recorder. (Department of Planning Services)
USR13-0021 — Shupe Farms, LLC
Page 7 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Shupe Farm, LLC
USR13-0021
1. A Site Specific Development Plan and Use by Special Review Permit USR13-0021 is for any Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial
or Industrial Zone Districts (Storage of Dry Feed for Delivery to Local Customers) provided that
the property is not a lot in an approved or recorded subdivision plat or lots part of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District. (Department of Planning Services)
2. 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)
3. The number of on -site employees shall be limited to one (1) part-time employee, as stated in the
application materials. (Department of Planning Services)
4. The hours of operations shall be 8:00 a.m. thru 5:00 p.m. Monday - Friday, as stated in the
application materials. (Department of Planning Services)
5. All signs shall be in compliance with the Weld County Code. (Department of Planning Services)
6. The parking, landscaping, and sign(s) on site shall be maintained in accordance with the
approved Parking/Landscape/Sign Plans. (Department of Planning Services)
7. Should noxious weeds exist on the property, or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Public Works)
8. 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)
9. The applicant must take into consideration storm water quantity and provide accordingly for best
management practices. (Department of Public Works)
10. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Public Works)
11. 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)
12. 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. (Department of Public Health &
Environment)
13. 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)
14. The applicant shall operate in accordance with the approved Waste Handling Plan, at all times.
(Department of Public Health & Environment)
USR13-0021 — Shupe Farms, LLC
Page 8 of 10
15. 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)
16. 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)
17. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. Portable toilets and bottled water are acceptable. Records of
maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and
available for review by the Weld County Department of Public Health and Environment. Portable
toilets shall be serviced by a cleaner licensed in Weld County and shall contain hand sanitizers.
(Department of Public Health & Environment)
18. 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)
19. 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 in
accordance with the plan. Neither the direct, nor reflected, light from any light source may create
a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may
be used which may be confused with, or construed as, traffic control devices. (Department of
Planning Services)
20. Building Permits issued on the lot will be required to adhere to the fee structure of the County -
Wide Road Impact Fee Program.
21. Building Permits issued on the lot will be required to adhere to the fee structure of the County
Facility Fee and Drainage Impact Fee Programs.
22. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240 of the Weld County Code.
23. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250 of the Weld County Code.
24. 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.
25. The Use by 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.
26. 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.
USR13-0021 — Shupe Farms, LLC
Page 9 of 10
27. 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
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.
USR13-0021 — Shupe Farms, LLC
Page 10 of 10
June 3, 2013
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
PIER JAY
606 ELDER ST
KERSEY, CO 80644
Subject: USR13-0021 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ANY USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE, OR A USE BY
SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (STORAGE OF DRY
FEED FOR DELIVERY TO LOCAL CUSTOMERS) 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 SW4 SECTION 17, T6N, R65W LOT A REC EXEMPT RECX12-0084 of the 6th P.M., Weld County,
Colorado.
Dear Applicant:
I have scheduled a meeting with the Weld County Planning Commission on July 2, 2013, at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on July 31, 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.weldconntyplanningcases.orq
If you have any questions concerning this matter, please call.
Respectfully.
Diana Aungst
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.06.03 11:38:40 -06'00'
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
April 15, 2013
PIER JAY
606 ELDER ST
KERSEY, CO 80644
Subject: USR13-0021 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ANY USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE, OR A USE BY
SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (STORAGE OF BULK
COMMODITIES FOR DELIVERY TO LOCAL CUSTOMERS) 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 SW4 SECTION 17, T6N, R65W LOT A REC EXEMPT RECX12-0084 of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
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:
Eaton at Phone Number 970-454-3338
Greeley at Phone Number 970-350-9741
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,
lgfivc Qua
Diana Aungst
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.04.15 14:58:49 -06'00'
Diana Aungst
From:
Sent:
To:
Subject:
Jay Pier [kerseypier@aol.com]
Wednesday, June 19, 2013 6:47 AM
Diana Aungst
Re: Employee question for the Shupe USR
Yes, Only when loading and unloading trucks. Also grounds maintenance.
Jay Pier
kerseypier(a;aol.corn
----Original Message ----
From: Diana Aungst <daungstno co.weld.co.us>
To: Jay Pier <kerseypier@aol corn>
Sent: Tue, Jun 18, 2013 10:08 am
Subject: Employee question for the Shupe USR
Jay: Is it accurate to state that there will be one part-time employee on site?
Thanks!
Diana Aungst
Planner I
Weld County Department of Planning Services
1555 N. 17th Avenue - Greeley, Colorado 80631
970-353-6100 ext. 3524
Fax: (970) 304-6498
daungnt a.rveldgov corn
wow weldgov corn
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1
FIELD CHECK
Inspection Date: 6/21/13
Case
Number:
USR13-0021
Applicant: Shupe Farms, LLC c/o Greg Shupe
Request: A Site Specific Development Plan and Use by Special Review Permit for any
Use Permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial or Industrial Zone Districts (Storage of Dry Feed for
Delivery to Local Customers) provided that the property is not a lot in an
approved or recorded subdivision plat or lots part of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District
Legal Lot A of RECX12-0084 being part of SW4 Section 17, T6N, R65W of the 6th
Description: P.M., Weld County, CO
Location: North of and adjacent to HWY 392 and about 900 feet east of County Road 39
Size of
Parcel:
+/- 4.73 acres
Parcel No. 0803-17-3-00-009
Zoning
Land Use
N
A (Agricultural)
N
Agricultural
E
A (Agricultural)
E
Agricultural
S
A (Agricultural)
S
Agricultural
W
A (Agricultural)
W
Lucerne Commons
COMMENTS:
The site is located adjacent to Lucerne Commons in the townsite of Lucerne. The access point
has not yet been constructed. The property is currently vacant land.
x
Diana Aungst, Planner
Hello