HomeMy WebLinkAbout20131177.tiffWELD___COUNTY
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Planner:
Case Number:
Applicant:
Request:
Legal
Description: P.M., Weld County, CO
Location: North and adjacent to County Road 6 and approximately .5 miles west of County Road
13 (Colorado Blvd)
Size of Parcel: +/- 57.76 acres Parcel No. 1467-24-3-00-003
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:
LAND USE APPLICATION
SUMMARY SHEET
Diana Aungst
USR13-0010
Johnston Family Farms LLC c/o David Lee
Hearing Date: May 7, 2013
A Site Specific Development Plan and 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, (RV & Boat Storage, Mini -Storage, RV Camping, and
Commercial Tractor Trailer Storage) 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
Lots A and B of RECX13-0008 being part of SW4 Section 24, TIN, R68W of the 6th
• The Farmers Reservoir and Irrigation Company, March 21, 2013
Central Weld Water County Water District, referral dated March 15, 2013
• Weld County Department of Public Works, referral dated April 10, 2013
Mountain View Valley Fire Protection District, Referral dated March 29, 2013
• Weld County Department of Building Inspection, referral dated April 8, 2013
• Weld County Department of Public Health and Environment, referral dated March 28, 2013
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
City of Dacono, referral dated March 15, 2013
• City of Northglenn, referral dated March 15, 2013
• City and County of Broomfield, referral dated March 15, 2013
• Weld County Zoning Compliance, referral dated March 15, 2013
The Department of Planning Services' staff has not received responses from the following agencies:
• Adams County
• School District RE -8
Town of Erie
• City of Thornton
USR13-0010, Page 1 of 11
Colorado Division of Parks and Wildlife
Weld County Sheriffs Office
Longmont Soil Conservation District
USR13-0010. Page 2 of 11
WELD COUNTY
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SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Diana Aungst Hearing Date: May 7, 2013
Case Number: USR13-0010
Applicant: Johnston Family Farms LLC do David Lee
Request: A Site Specific Development Plan and 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, (RV & Boat Storage, Mini -Storage, RV Camping, and
Commercial Tractor Trailer Storage) 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 Lots A and B of RECX13-0008 being part of SW4 Section 24, T1N, R68W of the 6th
Description: P.M., Weld County, CO
Location: North and adjacent to County Road 6 and approximately .5 miles west of County Road
13 (Colorado Blvd)
Size of Parcel: +/- 57.76 acres Parcel No. 1467-24-3-00-003
Description of Use:
The applicant is requesting approval of a Use by Special Review permit to construct an RV and boat
storage facility. The applicant would like to store RVs, boats, and commercial tractor trailers, both inside
and outside as well as under shelters. The applicant is also proposing to have some mini -storage units
as well as ten (10) RV camping spaces.
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."
USR13-0010. Page 3 of 11
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.
Section 22-2-100.E. - C.Goa/ 5. states "Minimize the incompatibilities that occur between
commercial uses and surrounding properties."
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."
The applicant is requesting approval of a Use by Special Review permit to construct an RV
and boat storage facility. The applicant would like to store RV & boat storage, mini -storage,
RV camping, and commercial tractor trailer storage. The application materials indicated that
the RV and boat storage will be outside, under a shelter and inside buildings. The applicant
is also proposing mini -storage and 10 RV camping sites. The property is currently vacant
land. The applicant is proposing a 6' wood fence along County Road 6 and a 6' chain link
fence with slats along the east, west and north property lines that will screen this area.
Landscaping is proposed along County Road 6. This screening, along with the
Development Standards and the other Conditions of approval, will assist in mitigating the
impacts of the facility on the adjacent properties.
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 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,
(RV & Boat Storage, Mini -Storage, RV Camping, and Commercial Tractor Trailer Storage)
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.
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 located adjacent to the Town of Dacono's corporate limits and outside of their
Urban Growth Boundary. The site is also within three miles of the City of Erie, the City of
Northglenn, the City of Thornton, and the City and County of Broomfield. The adjacent
properties are a mix of RV storage facilities, rural residences, agricultural uses, and some
commercial and industrial uses. The nearest residence is located approximately 1,200
feet east of the east property line.
The surrounding USRs include USR-1445 to the west of the subject property for storage of
construction equipment. Additionally, USR-117 for 3000 turkeys, USR-1607 for recreational
vehicle storage, and USR-1341 for gravel mining all lie to the south of County Road 6. 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 attempt to 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 three miles of the City of Dacono, the City of Northglenn, the City
of Thornton, the Town of Erie and the City and County of Broomfield. The City of Thornton
USR13-0010. Page 4 of 11
and the Town of Erie did not respond but the other jurisdictions, in their respective referral
comments, did not have any concerns with this USR.
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.
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 approximately 15 acres Prime (Irrigated); approximately
27 acres of Prime if they become irrigated; and approximately 16 acres soils designated as
"Other" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map.
The proposed USR will take approximately 15 acres of Prime (Irrigated) Farmland out of
production.
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 address the requirements (concerns) of the Mountain View Fire
Protection District, as stated in the referral response dated March 29, 2013. Written
evidence of such shall be submitted to the Weld County Department of Planning Services.
(Department of Planning Services)
USR13-0010. Page 5 of 11
D. The applicant shall address the requirements (concerns) of The Farmers Reservoir and
Irrigation Company, as stated in the referral response dated March 21, 2013. Written
evidence of such shall be submitted to the Weld County Department of Planning Services.
(Department of Planning Services)
E. The applicant shall submit a Lighting Plan to the Department of Planning Services, for review
and approval. (Department of Planning Services)
F. Signs shall be in compliance with Chapter 23, Article IV, Division II and Appendices 23-C,
23-D and 23-E of the Weld County Code. (Department of Planning Services)
G. Submit a Final Drainage Report signed and stamped by a Colorado registered Professional
Engineer. (Department of Public Works)
H. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR13-0010. (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 Landscape/Screening Plan. (Department of Planning Services)
7) The approved Signage Plan. (Department of Planning Services)
8) The approved Lighting Plan. (Department of Planning Services)
9) County Road 6 is designated on the Weld County Road Classification Plan as a
collector road, which requires 80 -feet of right-of-way at full buildout. There is presently
60 feet of right-of-way. An additional 10 feet shall be delineated on the plat as future
County Road 6 right-of-way. All setbacks shall be measured from 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)
10) Show the approved access on the plat and label with the approved access permit
number (will be provided). (Department of Public Works)
11) Label the turning radiuses into the site. A minimum of 45 foot radiuses are required to
allow trucks with trailers to turn. (Department of Public Works)
USR13-0010. Page 6 of 11
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 maps@co.weld.co.us. (Department of Planning Services)
5. Prior to construction:
a. In the event that 1 or more acres are disturbed during the construction and development of
this site, the applicant shall obtain a stormwater discharge permit from the Water Quality
Control Division of the Colorado Department of Public Health and Environment.
b. 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.
6. Prior to Operation of public restrooms:
a. An individual sewage disposal system is required for the public restrooms and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The septic
system is required to be designed by a Colorado Registered Professional Engineer according
to the Weld County Individual Sewage Disposal Regulations.
7. 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)
USR13-0010. Page 7 of 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
USR13-0010
1. A Site Specific Development Plan and Use by Special Review Permit USR13-0010 is 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, (RV & Boat Storage, Mini -Storage, RV Camping, and Commercial
Tractor Trailer Storage) 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)
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 hours of operations shall be 7 days a week, 24 hour access, as stated in the application
materials. (Department of Planning Services)
4. The number of on -site employees shall be limited to one (1) full-time employee, as stated in the
application materials. (Department of Planning Services)
5. The number of RV camping spaces shall be limited to ten (10). (Department of Planning
Services)
6. All signs shall be in compliance with the Weld County Code. (Department of Planning Services)
7. The landscaping, screening, and sign(s) on site shall be maintained in accordance with the
approved Landscape/Screening/Sign Plans. (Department of Planning Services)
8. All vehicles located on the property must be operational with current license plates and tags.
(Department of Planning Services)
9. 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)
10. The historical flow patterns and runoff amounts will be maintained on the 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 runoff rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm runoff. (Department of Public Works)
11. Weld County is not responsible for the maintenance of drainage related features. (Department of
Public Works)
12. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S.,) shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination. (Department of Public Health & Environment)
13. 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)
14. 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)
USR13-0010. Page 8 of 11
15. The applicant shall operate in accordance with the approved Waste Handling Plan, at all times.
(Department of Public Health and Environment)
16. 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 and Environment)
17. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone District, as delineated in Section 14-9-30 of the Weld County Code. (Department of Public
Health and Environment)
18. 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 for 10 or less
customers or visitors per day and/or 2 or less full time (40 hour week) employees on site.
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)
19. A permanent, adequate water supply shall be provided for drinking and sanitary purposes when
the number of customers or visitors per day exceeds 10 and/or there are 3 or more full time (40
hour week) employees on site. (Department of Public Health & Environment)
20. Sewage disposal for the facility shall be by septic system when the number of customers or
visitors per day exceeds 10 and/or there are 3 or more full time (40 hour week) employees on
site. 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)
21. An Underground Injection Control (UIC) Class V Injection Well permit from the Environmental
Protection Agency (EPA) is required for any large -capacity septic system (a septic system with
the capacity to serve 20 or more persons per day). (Department of Public Health & Environment)
22. The camping area shall be limited to self contained RV units until an appropriately engineer
designed individual sewage disposal system which complies with all provisions of the Weld
County Code, pertaining to Individual Sewage Disposal Systems is installed. (Department of
Public Health & Environment)
23. RV dump stations shall be connected to an appropriately engineer designed individual sewage
disposal system which complies with all provisions of the Weld County Code, pertaining to
Individual Sewage Disposal Systems. (Department of Public Health & Environment)
24. 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)
25. 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)
26. Building Permits issued on the lot will be required to adhere to the fee structure of the County -
Wide Road Impact Fee Program. (Ordinance 2011-2)
27. 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. (Ordinance 2011-2)
USR13-0010. Page 9 of 11
28. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240 of the Weld County Code.
29. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250 of the Weld County Code.
30. 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.
31. 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.
32. 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.
33. 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
USR13-0010, Page 10 of 11
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.
USR13-0010, Page 11 of 11
April 02, 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
LEE DAVID
1460 LEXINGTON AVE
BROOMFIELD, CO 80023
Subject: USR13-0010 - A SITE SPECIFIC DEVELOPMENT PLAN AND 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, (OUTDOOR, COVERED, AND
INDOOR STORAGE OF RV'S, BOATS, AND ATVS AND MINI -STORAGE, COMMERCIAL STORAGE,
AND RV CAMPING) 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:
LOTS A AND B of RECX13-0008; PART SW4 SECTION 24, Ti N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on May 7, 2013, at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on May 22, 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
wv^^. weldcountyplanningcases.orq
If you have any questions concerning this matter, please call.
Respectfully,
!r y olly signed by Kristinehf Ralm
�_�-"(^r'M, `�o.„�". Reason: lam the author of this document
Date: 2013.04.02 07:56:46 -06'00'
Diana Aungst
Planner
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
March 15, 2013
LEE DAVID
1460 LEXINGTON AVE
BROOMFIELD, CO 80023
Subject: USR13-0010 - A SITE SPECIFIC DEVELOPMENT PLAN AND 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, (OUTDOOR, COVERED, AND
INDOOR STORAGE OF RV'S, BOATS, AND ATVS AND MINI -STORAGE, COMMERCIAL STORAGE
AND CAMPING) 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 24, T1 N, R68W 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:
Dacono at Phone Number 303-833-2317
Erie at Phone Number 303-926-2700
Thornton at Phone Number 303-538-7200
Northglenn at Phone Number 303-450-8709
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. LevaftfvfU
Diana Aungst
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.03.15 08:38:00 -06'00'
FIELD CHECK
Inspection Date: 4/26/13
Case
Number:
USR13-0010
Applicant: Johnston Family Farms LLC do David Lee
Request: A Site Specific Development Plan and 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, (RV & Boat Storage, Mini -Storage, RV
Camping, and Commercial Tractor Trailer Storage) 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 Lots A and B of RECX13-0008 being part of SW4 Section 24, T1 N, R68W of the
Description: 6th P.M., Weld County, CO
Location: North and adjacent to County Road 6 and approximately .5 miles west of County
Road 13 (Colorado Blvd)
Size of
Parcel:
+/- 57.76 acres
Parcel No. 1467-24-3-00-003
Zoning 1,Land
Use
N
Municipal
N
RV Storage
E
A (Agricultural)
E
Agricultural
s
A (Agricultural)
s
RV Storage
W
A (Agricultural)
W
Railroad
COMMENTS:
The site is located adjacent to the Town of Erie's corporate limits and outside of their Urban
Growth Boundary. The adjacent properties are a mix of RV storage facilities, rural residences,
agricultural uses, and some commercial and industrial uses. The nearest residence is located
approximately 1,200 feet east of the east property line. The access point[s] has not yet been
constructed. The property is currently vacant land.
Diana A�ungst, Planner
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