HomeMy WebLinkAbout771013.tiff • •
Agricultural Zone District Setback Requirements
Report and Recommendations
September 2 , 1977
The Board of Adjustment by a unanimous vote recommended to the
Weld County Planning Commission that "existing approved subdivision
plats be identified to establish the residential setback criteria
instead of relating to the original property use setback require-
ments such as agricultural" . Members of the Department of Planning
Services staff undertook the responsibility of identifying the
platted areas in question and determining and recommending a rea-
sonable setback that would be less restrictive than the present
requirement of the fifty feet frontyard setback for structures in
these areas .
The method of identification consisted of indexing all platted
areas with residential characteristics platted and recorded before
December 26 , 1973 located in the Agricultural zone district . This
entailed approximately sixty-five subdivisions and twenty unincor-
porated towns . Once the identification process was completed, field
inspections were made of a majority of the platted areas previously
identified to determine a reasonable setback for structures . This
determination took into account the existing agricultural setbacks ,
the need, if any, for changing the setback requirement to a less
restrictive one, the effect upon the immediate area, the effect on
future development of the area, and the health, saftey, and welfare
of the inhabitants of the area primarily concerning fire protection.
The findings revealed that at least seventy-five percent of the
lots located within the platted subdivisions and unincorporated towns
are developed. The unincorporated towns and the subdivisions platted
before 1925 pose the biggest problem at arriving at a reasonable set-
back because of the size of the lots, the average size being twenty-
five feet wide and one hundred twenty-five feet deep . The existing
frontyard setback varied anywhere from five feet or less to twenty
feet . It was also noted that the side and rear yard setbacks were
even less than the frontyard in most cases . It should be pointed out
that under the current Zoning Resolution there are no sideyard or
rearyard requirements in the Agricultural zone district . These areas
have excessive population densities because of the size of the lots .
In most cases there is little regard for the health and safety of the
neighbors when dwellings and accessory structures set within a few
feet of the property lines . Access to fire fighting equipment could
be limited or even restricted.
In the platted subdivisions where larger lots were characteristic
of the subdivision there were only a few lots with existing frontyard
setbacks of less than fifty feet . Almost all the dwellings and
accessory structures comply with the current Zoning Resolution . The
lots range in size from just under one acre to five or more acres .
There appeared to be no uniformity in the placement of the dwellings
in relationship to the front property line. The location on many of
the dwellings far exceed the minimum requirement now required in the
Agricultural zone district .
77/0/3
JUL ('iy/
Setback requirements specify the minimum distance that structures
be set back from property lines and public right-of-ways . Setback
requirements found in the Weld County Zoning Resolution contain
separate standards for front , side , and rear yards .
Front yard setbacks are normally required in residential areas to
maintain a feeling of openness and attractiveness and to protect vision
clearance for traffic on public right-of-ways . A minimum front yard
setback also prevents one house from blocking an adjacent property ' s
view and visual relationship to the street .
Side and rear yard requirements in residential areas are needed
primarily to reduce potential fire hazard, to provide for light and
air, and to provide access for utility servicing and in case of fire .
Side and rear requirements are also beneficial in reducing the effect
of excessive dust , noise , and similar nuisance factors which may
emanate from adjacent property . Rear yard requirements are normally
greater than side yard requirements because rear yards generally re-
ceive a great deal of use and provide a degree of privacy .
After careful study of the above criteria regarding setback
requirements and an evaluation of the inspections conducted in the
field, we are recommending that the present frontyard setback re-
quirement of fifty feet in the Agricultural zone district be reduced
to twenty feet . It was determined that this recommended reduction
would have little effect on the existing improved lots or the future
development of the unimproved lots within the platted subdivisions
or unincorporated towns . It is also recommended that a side yard
setback requirement of at least five feet and a rear yard setback
requirement of twenty feet be established in the Agricultural zone
district . This would guarantee accessibility of the platted lots to
fire equipment and utility vehicles and also provide an adequate
separation to prevent the spread of fire from a structure on one
property to that on another . It is recommended that these setback
requirements be applied only to those subdivisions and unincorporated
towns platted and recorded prior to December 26 , 1973 . An inventory
of these subdivisions and unincorporated towns is attached.
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• . •
*- .BEFORE THE WELD COUNTY PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMI ` SIONERS
Moved by _ Marge Yost that the following resolution be intro-
duced for passage by the Weld County Planning Commission :
Be it therefore Resolved Jy te Weld County Planning Commission
that the following be adoptei by the Board of County Commissioners :
Proposed amendments to Sections 3.14A and 3.14E of the Weld County
Zoning Resolution relating to setback requirements in the "A"
Agricultural District.
To be recommended favorably to the Board of County Commissioners Xfl
Motion seconded by Harry Ashley
Vote : For Passage Abstain Against
Bette Kountz
Percy Hiatt
Den Nix
Marge Yost _
Harry Ashley
Chuck Carlson _
ThE Chairman declared the motion passed and ordered that a certified
copy of this Resolution be forwarded with the file of this case to the
Board of County Commissioners for further proceedings .
A
CERTiFIC1JIOf„ OF COPY
I , Shirley A. Phillips , Recording Secretary of the Weld County
Planning Commission , do hereby :ertify that the above and foregoing
Resolution is a true copy of th R .ulution of the Planning Commission
of Weld County , Colorado . r :'opted on December 6, 1377 and re-
corded in Book No . V of the proceedings of the said Planning
Commission .
Dated the _ 8 day of December 19 _
SSeccreta -s1:\
Aryl c:uItural Zone Ilisl. l i - 1 Setback Ifecptirement
Report and S iiiiiiendatiii a
September 7. , 1977
I'd Or Ad ills l.nent. by a iin:inimctu:-; vote recommended to the
1 Weld County Diann inf; COMM] I5S; IOU LhaL "ON :; l 11111 approved subdivision
plals he identified Lu establish the residential setback eli ter ia
instead of relntinf; Le I.he or IL; inaI property use setback reyui re-
men l :; such :i,; :i i' t 'uIIiir;il lLanln•r:; of I.IN. Uepartmonl ol I' I :iiininu;
;.-H CY Ii'ea (11.01 ) wide rlo. ih. I.he r,..;ltnnailti I i Ly ul i den t. fyilit; the
plat Iet] dreal . in ileesl ion :iud rmiliin„ and recommend ll5 :1 rea-
:;uuah hnl ,.1 )u ld he Il'H re ; l.ricl vc' 1.11:111 Ile• pre";enl.
repli renr•nl. of 1.be I i I Ly Feet Front yard setback far structures in
these ;u'eas .
The method of identification consisted of indexing all platted
areas wi th residential characteristics pinl I, cl and recorded before
December 26 , 1972 lord Led in the Agricultural zone district. . This
entailed approximately .sixty-flue subdivisions and twenty unincor-
ltoraLed towns . Once the identification process was completed , field
uspe( Lions tvei'e made ul. a major it.y of the plotted areas previously
t i den t. ilied to de term a reasonahlc, set hack for structures . This
t del ermination Look into account, the existing a;;rieulturaI setbacks ,
ihu need , it any , for changing, the se I. hack rumen I, to a iess
rest rIetIvi, one , the eIrect upon the immediate area , the effect all
future development of Lit' :1 tea and the health , saftoy , and welfare
of the inhabitants of the area primarily can cvrnin« fire I)ro Leo Lion .
The fi nil' nrg's revealed I hat at least seventy- five percent of the
lets located within t.he plat I.ed subdivisions and onincerporaLed towns
are developed . The unincorporated towns and the subdivisions platted
be fore 1925 pose t he hi gres;L problem at arr i v i 115 a t, a reasonable ie -
hurl: because of the size or the lots , the average size being t.wenty-
five feel wide and one hundred twenty- five feet deep . The existing
Iron tyard setback varied nliyuhere from five feet or less to I.wt:uty
feet. . It was also noted Iluit the side and rear yard se1hai'lcs were
even less than thci frantyard in most cases . It should be puinLed out
I. hit l. under the current Zoning Itesalul. ion there are no sideynrd or
rea rya rd reclitiruments in the Art-icul [ lira I zone district. . Those areas
have excessive population densities because of the size at the lots .
c In most cases there is little regard For the health and safety of the
neighbors when dwellings and accessory -;t.ructures set within a low
fret of the properly lines . Access to fire fighting equipment could
he limited or trven rest ricln'd .
In the plat Led subdivisions where larger lots were char:detet' istic
of ( hr suhdivi :; ion there were only n few Iola; with exist f ion Lyard
aelhat'I:a of less thin filly I'e, • L . Almost all the dweIIin;'a and
accessory structures comply with the current Zoning kesolul.ion . The
lots range in size from just under one acre to Iive or more acres .
There appeared to he uu nn i form i t.y i n I he. p l ace:min i o f Lhe chvu l l i ngs
n relationship to the Front properly line . The location on many of
the dwellings far c'xccetl the minimum rutini (anent now retluired in the
X11,r i ru I I iir;i I ;Boni di I. I. r i rl. .
( 'I• )
• S
Setback requirements specify the minimum distance that structures
be set back from property lines and public right-of-ways . Setback
requirements found in the Weld County Zoning Resolution contain
separate standards for front , side, and rear yards .
Front yard setbacks are normally required in residential areas to
maintain a feeling of openness and attractiveness and to protect vision
clearance for traffic on public right-of-ways . A minimum front yard
setback also prevents one house from blocking an adjacent property ' s
view and visual relationship to the street .
Side and rear yard requirements in residential areas are needed
primarily to reduce potential fire hazard , to provide for light and
air, and to provide access for utility servicing and in case of fire .
Side and rear requirements are also beneficial in reducing the effect
of excessive dust , noise, and similar nuisance factors which may
eminate from adjacent property. Rear yard requirements are normally
greater than side yard requirements because rear yards generally re-
ceive a great deal of use and provide a degree of privacy .
After careful study of the above criteria regarding setback
requirements and an evaluation of the inspections conducted in the
field, we are recommending that the present frontyard setback re-
quirement of fifty feet in the Agricultural zone district be reduced
to twenty feet . It was determined that this recommended reduction
would have little effect on the existing improved lots or the future
development of the unimproved lots within the platted subdivisions
or unincorporated towns . It is also recommended that a side yard
setback requirement of at least five feet and a rear yard setback
requirement of ten feet be established in the Agricultural zone dis-
trict . This would guarantee accessibility of the platted lots to
fire equipment and utility vehicles and also provide an adequate
separation to prevent the spread of fire from a structure on one
property to that on another. It is recommended that these setback
requirements be applied only to those subdivisions and unincorporated
towns platted and recorded prior to December 26 , 1973 . An inventory
of these subdivisions and unincorporated towns is attached.
(5)
SUBDIVISIONS UNINCORPORATED TOWNS
Antelope Hills 1-2 Barnesville
Apollo Bracewell
Apollo Replat Briggsdale
Aristocrat Ranchettes 1-2-3 Buckingham
Arrowhead Carr
Baker Cornish
Bil-Lar Acres Fosston
Black Hollow Acres Gill
Buffalo Acres Hardin
Carmacar Ranchettes Dearfield
Carol Heights Lucerne
Casa Grande Estates 1 Rinn
Country Estates Purcell
Dream Acres Puritan
Enchanted Hills Wattenburg
Espanola Roggen
Evanston Prospect Valley
Fairway Living Ranchettes Vollmar
Gilbaugh Appaloosa' s Acres Masters
Grandview Highland Estates Stoneham
Green Acres
Hunt & Clayton' s tracts
Indian Hills
Jacobucci
JB Acres
JoAnn
Kennedy
Kersey Colony
Lake Meadows
Leisure Living
Magnuson
McDonald
Milton Lake Estates
Nelson
North Johnstown *Note:
Northmoor Acres 1-2 The above lists were compiled by
Northwest Estates the Weld County Department of
Olinger Planning Services, and are, to
Peaceful Acres the best of the Department ' s
Peterson knowledge, complete. However,
Pinnacle Park 1-2 the inadvertent omission of any
Poudre City qualifying subdivision or
Pulliam unincorporated town from these
Ranch Eggs lists does not exempt a resident
Sandy Knolls Estates 1 from the applicable setback
Schmidt requirements.
Scotts Acres
Sebold
Silas Chambers Tracts
Sunny Acres
T.W.C.
Valley View
Vantage Acres
Ward Acres
Westridge 1-4
Wiesner
Willowwood
Wolf Gardens (6)
I •
Minimum Residential Setbacks
in
Weld County Municipalities
Front Rear Side
Ault 25 ' 30 ' 10 '
Dacono 15% of lot depth 10 ' 5 '
Eaton 25 ' 25 ' 5 '
15 ' abutting street
Erie 20 ' 15 ' 8 '
Fvans 25 ' 20 ' 5 '
Fort Lupton 25 ' 25 ' 5 '
Frederick 35 ' 10 ' 5 '
25 ' on corner
Gilcrest 25 ' 5 ' 10 '
Greeley 25 ' 20 ' 5 '
Johnstown 20 ' 5 ' 5 '
Hudson 20 ' 10 ' 5 '
Keenesburg 20 ' 10 ' 5 '
Kersey 25 ' 30 ' 10 '
LaSalle 25 ' Principal : 30 ' 5 '
Accessory: 5 ' 15 ' abutting street
Mead 20 ' 15 ' 5 '
Pierce Principal : 25 ' Principal : 30 ' Principal : 10 '
Accessory : 25 ' Accessory : 5 ' Accessory : 5 '
20 ' abutting street
Platteville 25 ' 5 '
Windsor 20 ' from any street - 5 ' from any property line
(7)
I • USE AND DENSITY SCHEDULES
3 . 14 PERMITTED USES IN ALL ZONING DISTRICTS SHALL COMPLY WITH THE
FOLLOWING SCHEDULE FOR MINIMUM SETBACK OF BUILDINGS , MINIMUM
LOT AREA PER PRINCIPAL USE , THE MINIMUM WIDTH PER PRINCIPAL
J USE , AND MAXIMUM HEIGHT OF BUILDINGS . ALL DISTANCES OR HEIGHTS
GIVEN ARE IN FEET UNLESS OTHERWISE NOTED . ( Rev . ) .
I
MINIMUM MINIMUM
LOT AREA MINIMUM FRONT YARD
DISTRICT IN SQ . FT . ( 1 ) LOT WIDTH SETBACK ( 5 )
A
Irrigated 80 Acres 180 (4 )Dry 160 Acres 180 (4 )
E 13 , 000 90 20
R 13 , 000 60 20
' Alternate S ( 2 ) 6 , 500 60 20
H 13 , 000 60 20
Alternate S (2 ) 6 , 500 60 20
MH - Park 6 , 000 50 5
NH - Subdivision 6 , 500 50 20
T 13 , 000 60 25
Alternate S ( 2 ) 6 , 500 60 25
B ( 3 ) ( 3 ) 25
C ( 3 ) ( 3 ) 25
I ( 3 ) ( 3 ) 25
S 40 , 000 180. 25
C-0 20 Acres 600 50
A- P N/A N/A N/A
I
MINIMUM
MINIMUM SIDE REAR' YARD MAXIMUM HEIGHT
DISTRICT YARD SETBACK ( 6 ) SETBACK ( 7 ) OF BUILDINGS
A (4 )---- ( 4 ),-----. NR
E 20 20 40
R 10 20 40
I H 10 2n 40
NH - Park ( 9 ) ( 9 ) 40
MU - Subdivision ( 10 ) ( 10 ) 40
T 5 20 40
B NR 20 40
C NR 20 40
I NR 20 HR
S 10 20 40
' . C-0 50 50 40
A- P N/A N/A See Airport Zone M
N/A - Not Applicable
NR - No Requirement
( ) - See the Following pages for the referenced Footnotes .
( ,; )
•
• •
( 1 ) Larger lot areas may be required by the Weld County Health
Department where soil conditions and percolation tests
indicate that leaching fields from a septic tank require
additional space . Such percolation tests shall be conducted
wherever a lot is not connected to a public sewage system.
( 2 ) When a dwelling is connected to a public sewage system and
to a public water system.
( 3 ) Due to varying requirements , minimum standards shall be
/lc ,.
established for each use by the Weld County Health Department .
( j( ( 4) The minimum setbacks in the Agricultural District are as
� follows :
A a . For all areas other than subdivisions or unincor-
porated towns platted and recorded prior to
December 26 , 1973 , the minimum setbacks are :
1 . Minimum frontyard setback : 50 feet
A 2 . Minimum side and rear yard setbacks : 3 feet
b . For all subdivisions or unincorporated towns platted and
recorded prior to December 26 , 1973 , the minimum set-
' backs are :
Minimum frontyard setback : 20
Minimum side yard setback : 5
Minimum rear yard setback : 1.0
( 5 ) The front yard setback shall be measured from the adjacent
edge of the right-of-wav line of the abutting public road .
If the abutting public road is not designated to be upgraded
to a higher classification as defined by the Weld County
Thoroughfare Plan , the front yard setback shall he measured
from the existing right-of-way line of the public road . If
the abutting public road is designated to he upgraded to a
higher classification as defined by the Weld County Thorough-
4 fare Plan necessitating additional right-of-way , then the
setback shall be measured from the future right-of-way line .
The future right-of-way line is determined by adding the
distance of the additional needed right-of-way to the
existing right-of-way line .
The following is a list of the right-of-way needed for road
designations as defined in the Weld County Thoroughfare Plan :
a . Arterial or Rural Arterial - 100 ' Row
b . Expressway - 130 ' Row
c . Rural Expressway - 200 ' Row
d . Freeway - 250 ' Row
The future right-of-way line (measured from the centerline of
the road ) i determined by dividing the needed right-of-way
a '. defined ahuve in halt .
it
•( 6 ) The minimum side yard along a street on a corner lot shall
• be the same as the front setback requirement for such zone .
( 7 ) The minimum rear yard shall be measured from the centerline
of an alley where an alley abuts the rear lot line .
(8 ) Airport - Zone District Map must be checked for further
height restrictions .
( 9 ) The side and rear yard setback requirements in Mobile Home
Parks shall be based on the distance between mobile home
units as follows :
a . - 10 ' between mobile homes if the units are placed end
(width ) to end (width ) .
b . 15 ' between mobile homes if the units are placed side
( length ) to side ( length ) .
c . 12 . 5 ' between mobile homes if the units are placed
• side ( length ) to end (width ) .
d . For the purpose of this section , the ends (width ) of
mobile homes that are greater tban 16 ' in width , such
as double wide mobile homes , shall be considered to be
sides of the mobile home in measuring distances between
mobile home units .
e . A mobile home shall have a minimum setback of 5 ' from
the perimeter of the mobile home park or from any
adjacent property which is not approved to be utilized
for a mobile home .
ij f . Accessory buildings and structures on the same lot or
space as a mobile home shall have a minimum clearance
of 10 ' from any structure or mobile home on any other
lot .
g . Commonly owned or utilized buildings which are accessory
to the park shall have a minimum clearance of 10 ' from
any other structure or mobile home .
I +
( 10 ) The side and rear yard setback requirements in the Mobile
Home Subdivisions shall be as follows :
• a . The side ( length ) of a mobile home shall be placed no
less than 7 . 5 feet from any rear or side yard lot line .
b . The end (width ) of a mobile home shall be placed no less
than 5 feet from any rear or side yard lot line .
c . For the purpose of this section , the ends (width ) of
mobile homes that are greater than 16 feet in width
shall be considered to he sides ( lengths ) of mobile
homes for the purpose of measuring setbacks .
( 10 )
I , , • •
• d . Accessory buildings and structures on the sane lot
or space as a mobile home shall have a minimum rear
and side yard setback from the lot line of 5 feet .
e . Commonly owned or utilized buildings which are
accessory to the subdivisions shall have minimum
side and rear yard setback from the lot line of
10 feet .
i
•
( II )
•
Planning Commission Minutes
Page 3
APPLICANT: Dora Saliman etal --N`'•'\\.) , \^.\]�
CASE NUMBER: Z-292 : 77 : 10
LEGAL DESCRIPTION: Pt. NW*, Section 32, T2N, R66W
LOCATION: Approximately N mile north of Ft . Lupton - Southeast of
junction of U. S. 85 and County Road 16
SUBJECT: Change of Zone - Agricultural to Commercial
APPEARANCE: Richard Pfeifer of Colorado National Bank
DISCUSSION: This case was brought before the Planning Commission on
November 15 and tabled pending the receipt by the staff of the well
permit. Mr. Pfeifer has since that time submitted the well permit .
There being no discussion or questions, Ken McWilliams then read the
staff 's recommendation and Development Standards . Mr. Nix asked who
would be responsible for the maintenance of the Development Standards.
Ken responded by stating that the landowners would be. Mr. Pfeifer
also added that the property is now being cleaned up and the corrals
are being removed.
MOTION: Be it therefore resolved to recommend approval with the
Development Standards to the Board of County Commissioners. Motion
by Percy Hiatt, seconded by Marge Yost . A vote of "aye" by Bette
Kountz, Percy Hiatt , Ben Nix, Marge Yost , and Chuck Carlson. Motion
carried.
r
itk
Proposed Amendments to Sections 3 . 14A and 3. 14B of the Weld County
Zoning Resolution relating to setback requirements inc,t e "A"
Agricultural District . -ST\.\ji \,7 > f.
h
Ken McWilliams explained that the proposed amendments basically covered
two items . The first amendment consisted of instituting a minimum 3 '
side and rear yard setback requirement in the Agricultural District .
Presently there is no side and rear yard setback requirement in the
Agricultural District . The implementation of a 3 ' side and rear yard
setback would make the Zoning Resolution consistent with the fire code
part of the Building Code. The seconded amendment consisted of
implementing the following setback requirements in the Agricultural
District for subdivision or unincorporated towns platted and recorded
prior to December 26, 1973 :
Minimum feet from front lot line(s) : 20
Minimum feet from side lot line(s) : 5
Minimum feet from rear lot line(s) : 10
The reason for this proposed amendment is to institute a residential
type of setback requirement in those areas that are residential in
nature in the Agricultural District .
r
Planning Commission Minutes
Page 4
JOSS
Proposed Amendments to Sections 3 . 14A and 3 . 14B of the Weld County
Zoning Resolution relating to setback requirements in the "MR"
Mobile Home District . Ce‘3_ \\L��'�
'N t� "K^,_v ,kL:`-\\
Ken McWilliams indicated that the proposed setback amendments in the
Mobile Home District were intended to affect the setback requirements
in Mobile Home Parks . The first proposed amendment consisted of
changing the front yard setback requirement in the Mobile Home District
from 10' to 5 ' . The other basic proposal was to base the side and
rear yard setback on distances between mobile home units and not on the
distance from lot or property line.
There being no further business, the meeting adjourned.
Respectfully submitted,
Shirley A. Phillips
r • ,c2P c- / 972
711
NOTICE OF PUBLIC HEARING
The Weld County Planning Commission will conduct a public hearing
at 1 : 30 p .m. on Tuesday, December 6, 1977, in the County
Commissioners Hearing Room, first floor, Weld County Centennial
Center, 915 10th Street , Greeley, Colorado, for the purpose of
considering proposed amendments to the setback requirements in
the Agricultural District . These proposed amendments include
instituting a minimum 3 foot side and rear yeard setback require-
ment in the Agricultural District and implementing the following
setback requirements in the Agricultural District for Subdivisions
or unincorporated towns platted and recorded prior to December 26,
1973 :
Minimum feet from front lot line(s) : 20
Minimum feet from side lot line(s) : 5
Minimum feet from rear lot line(s) : 10
The Planning Commission will review and formulate a recommendation
to the Board of County Commissioners on these proposed amendments
to Sections 3. 14 and 3. 15 of the Weld County Zoning Resolution.
The text of the proposed amendments are available for public
inspection in the office of the Department of Planning Services,
Room 310, Weld County Centennial Center , 915 10th Street , Greeley,
Colorado (356-4000, Ext . 404) .
To be published in the : Greeley Journal
Publication Date : ovember 2, 1977
Received by:
Date : 2 T 7 7
(3 )
TYPE OF ACTT `� QSOt`�C.;\ I\VI M&1t14 DATE O SOLUTIOi�k 1t ,_141if
3• ` �•K/`W{/4� DATE OF POTION Oh `1) writ
A/v�. `` �•` `Off _ �APPROVEDENI ED
CASE NU'EIER
I. PLANING CCI`TIISSICN HEARINGS PRIOR TO OFFICIAL ACTION
11ATF IbrAJIEs TAPE NO.
(LOC. NO.)
ADVERTISED YE DATE PAPER
S 0R IC
DATE_ MINUTES TAPE No,
CLDC. No.)
ADVERTISED DATE • PAPER
YES OR NO
DATE _SI'MITES TAPE No.
(inc. NO.)
ADVERTISED DATE PAPER
(YES OR NO)
FINAL ACTION BY PLANNING CCI'MISSION
RECOMMENDED APPROVAL PEccne4oED DENIAL - DATE TAPE NO.
II. COUNTY CCNMISSICNER HEARINGS PRIOR TO OFFICIAL ACTION
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