HomeMy WebLinkAbout20092125.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Robert Grand, that the following resolution be introduced for passage by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER:
APPLICANT:
PLANNER'.
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR-1699
Dennis & Denise Coyne
Kim Ogle
A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (dog agility and dog obedience training
for 35 dogs) and a Kennel for five (5) dogs in the A (Agricultural) Zone District.
Lot A of RE -1796 being part of the W2 of Section 27, T2N, R67W of the 6th
P.M., Weld County, Colorado.
East of and adjacent to CR 19 and south of CR 18.
be recommended favorably to the Board of County Commissioners for the following reasons:
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 Planning Commission that the applicant has shown compliance with Section
23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-150D.A Goal 4 states: "Conversion of agricultural land to nonurban residential,
commercial and industrial uses will be accommodated when the subject site is in an area that
can support such development. Such development shall attempt to be compatible with the
region." Development Standards and Conditions of Approval will ensure that the proposed
use will be compatible with the area. The surrounding property is primarily residential in
nature. Section 23-2-240.A.10 of the Weld County Codes states "...that buffering or
screening of the proposed use from adjacent properties may be required in order to make the
determination that the proposed use is compatible with the surrounding uses." The applicant
has already installed landscaping that adequately screens the use from surrounding
properties and public rights of way.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural (A)
Zone Districts. Sections 23-3-40. R and 23-3-40.H 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, dog agility and dog obedience training for up to 35 dogs and a Kennel for up to 5
dogs in the A (Agricultural) Zone District
Currently the property is in violation (ZCV08-00346) for the operation of Skyline Kennels
without an approved and recorded Use by Special Review permit (USR). If the USR is
approved, the violation will be closed. If denied, the case shall be refereed to the County
Attorney's office but delay legal action for 30 days in order to give the applicant time to
ensure that the business has been removed from the property.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The surrounding property to the north, south, east and west are zoned Agricultural (A) with
single family homes. The property is located with the three mile referral areas for the City o
Fort Lupton, City of Dacono, Towns of Firestone and Frederick. The City of Dacono indicated
in their referral dated 4/16/09 no conflicts with the proposed development. The Weld County
Department of Planning Services has not received a referral from the City of Fort Lupton and
the Towns of Firestone and Frederick. Therefore, given the minimal impact of the proposed
2009-2125
Resolution USR-1699
Dennis & Denise Coyne
Page 2
use (dog agility and dog obedience training for 35 dogs and a Kennel for 5 dogs) the use will
be compatible with the surrounding land uses.
The surrounding area is Agricultural in nature with a few single family residences in the area.
Staff believes that the Conditions of Approval and Development Standards will ensure that
the use will be compatible with existing 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 property is not located within an Intergovernmental Agreement Area but does lies within
the three mile referral area for the City of Fort Lupton, City of Dacono, Towns of Firestone
and Frederick. The City of Dacono indicated in their referral dated 4/16/09 no conflicts with
the proposed development. The Weld County Department of Planning Services has not
received a referral from the City of Fort Lupton and the Towns of Firestone and Frederick.
The surrounding area is Agricultural in nature with a few single family residences in the area.
Staff believes that the Conditions of Approval and Development Standards will ensure that
the use will be compatible with existing surrounding land uses.
E. Section 23-2-220.A.5 -- The application complies with Article V of the Weld County Code.
The existing site is within the County Road Impact Fee Area, Capital Expansion Impact Fee,
and the Stormwater/Drainage Impact Fee area.
Effective January 1, 2003, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
Effective August 1, 2005, Building permits issued on the subject site will be required to
adhere to the fee structure of the Capital Expansion Impact Fee and the
Stormwater/Drainage Impact Fee. (Ordinance 2005-8, Section 5-8-40)
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 subject site is classified as "Prime irrigated Farmland of National Importance" and
"Irrigated Land Not Prime" as delineated on the Important Farmlands of Weld County map,
dated 1979. This size of the parcel (8.75 acres) and is currently developed therefore it is not
conducive to agricultural uses.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of health, safety, and
welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section
23-2-250, Weld County Code), Conditions of Approval and Development Standards can
ensure that there are adequate provisions for the protection of health, safety, and welfare of
the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Planning Commission recommendation for approval is conditional upon the following:
1. The plat shall be amended to delineate the following:
A. All sheets of the plat shall be labeled USR-1699. (Department of Planning Services)
Resolution USR-1699
Dennis & Denise Coyne
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B. The attached Development Standards. (Department of Planning Services)
C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
D. The applicant shall delineate the trash collection areas. Section 23-3-350.H of the Weld
County Code addresses the issue of trash collection areas. Areas used for storage or trash
collection shall be screened from adjacent public rights -of -way and adjacent properties.
These areas shall be designed and used in a manner that will prevent wind or animal
scattered trash. (Department of Planning Services)
2. The applicant shall address the requirements (concerns) of Weld County Building Department, as
stated in the referral response dated 4/16/09. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Weld County Building Department)
3. The applicant shall address the requirements (concerns) of Central Weld County Water District as
stated in the referral response dated 4/16/09. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. (Weld County Building Department)
4. Upon completion of 1 - 3 above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies the applicant shall submit a Mylar plat along with all other documentation required as
Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and
Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with
the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional
requirements shall be submitted within thirty (30) days from the date of the Board of County
Commissioners resolution. The applicant shall be responsible for paying the recording fee.
(Department of Planning Services)
5. In accordance with Weld County Code Ordinance 2006-7 approved June 1, 2006, should the plat not
be recorded within the required thirty (30) days from the date the Board of County Commissioners
resolution a $50.00 recording continuance charge shall added for each additional 3 month period.
(Department of Planning Services)
6. The Department of Planning Services respectively requests the surveyor provide a digital copy of this
Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable
GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is .e00.
The preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
sent to dhuerter{p�co weld.co us (Department of Planning Services)
The Special Review activity shall not occur nor shall any building or electrical permits be issued on the
property until the Special Review plat is ready to be recorded in the office of the Weld County Clerk
and Recorder. (Department of Planning Services)
Motion seconded by Bill Hall.
Resolution USR-1699
Dennis & Denise Coyne
Page 4
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VOTE:
For Passage
Robert Grand
Bill Hall
Tom Holton
Erich Ehrlich
Mark Lawley
Nick Berryman
Against Passage Absent
Doug Ochsner
Roy Spitzer
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission, do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on August 4, 2009.
Dated the 4'" of August, 2009.
4<,
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Dennis and Denise Coyne
USR-1699
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, dog
agility and dog obedience training for up to 35 dogs and a Kennel for up to 5 dogs in the A
(Agricultural) Zone District and subject to the Development Standards stated hereon.
(Department of Planning Services)
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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. Animal and feed wastes, bedding, debris and other organic wastes shall be disposed of so that
vermin infestation, odors, disease hazards, and nuisances are minimized. Such wastes shall be
removed at least weekly from the facility and disposed of every other week by a commercial hauler.
(Department of Public Health and Environment)
4. 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 and
Environment)
5. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health and Environment)
6. 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 and Environment)
7. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
8. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry. (Department of Public Health and Environment)
9. 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)
10. 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 and
Environment)
11. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility,
at all times. (Department of Public Health and Environment)
12. Sewage disposal for the facility shall be by septic system. Any septic system located on the property
must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal
Systems. (Department of Public Health and Environment)
13. The facility shall utilize the existing public water supply, (Central Weld County Water District).
(Department of Public Health and Environment)
14. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department
of Public Health & Environment, Water Quality Control Division. (Department of Public Health and
Environment)
Resolution USR-1699
Dennis & Denise Coyne
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15. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
16. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning
Services)
17. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the
fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee.
(Ordinance 2005-8 Section 5-8-40) (Department of Planning Services)
18. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
19. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
20. A building permit shall be obtained prior to the change of use, or construction of any new structures.
(Department of Building Inspection)
21. A plan review is required for each building for which a building permit is required. Two complete sets
of plans are required when applying for each permit. Include a Code Analysis Data sheet provided by
the Weld County Building Department with each Building permits Submittal plans shall include a floor
plan showing the specific uses of each area for the building. The Occupancy Classification will be
determined by Chapter 3 of the 2006 International Building Code. The plans shall also include the
design for fire separation and occupancy separation walls, when required by Chapter 5 and 7 of the
2006 International Building Code. Fire Protection shall conform to Chapter 9 and exiting requirements
• by Chapter 10. (Department of Building Inspection)
22. Buildings shall conform to the requirements of the various codes adopted at the time of permit
application. Currently the following has been adopted by Weld County: 2006 International Building
Code; 2006 International Mechanical Code; 2006 International Plumbing Code; 2006 International
Fuel Gas Code; and the 2008 National Electrical Code and Chapter 29 of the Weld County Code.
(Department of Building Inspection)
23. All building plans shall be submitted to Fort Lupton Fire Protection District for review and approval
prior to issue of Building Permits. (Department of Building Inspection)
24. 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 constructed as traffic control devices. (Department of Planning
Services)
25. The Screening on site shall be maintained in accordance with the approved Screening Plan.
(Department of Planning Services)
26. Hours of operation for the dog agility and dog obedience training shall be from October 1 — March 31:
9am — 7pm and from April 1 — September 31: 8am — 8pm. (Department of Planning Services)
27. The hours of operation for the kennel shall be 24 hours a day 7 days a week. Dogs for the kennel
shall be kept indoors during night-time hours (7 am — 8 pm).
• 28. Thirty five (35) is the maximum number of adult dogs allowed on the site at any one time. Dogs over
the age of six (6) months are counted in the maximum number of adult dogs in accordance with
Section 23-1-90 of the Weld County Code. (Department of Planning Services)
Resolution USR-1699
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29. The number of employees for the kennel and dog obedience and agility training shall be limited to six
(6).
30. 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)
31. Personnel from the Weld County Government 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
Development Standards stated herein and all applicable Weld County regulations.
32. The historical flow patterns and runoff 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)
33. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Substantial changes from the plans or
Development Standards as shown or stated shall require the approval of an amendment of the Permit
by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services.
34. 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.
35. 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
Resolution USR-1699
Dennis & Denise Coyne
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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.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, August 4, 2009
A regular meeting of the Weld County Planning Commission was held in the Weld County Department of
Planning Services, Hearing Room, 918 10th Street, Greeley, Colorado. The meeting was called to order by
Chair, Tom Holton, at 1:30 p.m.
ROLL CALL ABSENT
Tom Holton
Nick Berryman
Erich Ehrlich
Robert Grand
Bill Hall
Mark Lawley
Doug Ochsner
Roy Spitzer
Also Present: Kim Ogle, Chris Gathman, and Michelle Martin, Department of Planning Services; Don Dunker,
Clay Kimmi, and Janet Carter, Department of Public Works; Troy Swain and Lauren Light, Department of
Health; Bruce Barker, and Cyndy Giauque, County Attorney, and Kris Ranslem, Secretary.
Robert Grand moved to approve the July 7, 2009 Weld County Planning Commission minutes, seconded by
Erich Ehrlich. Motion carried.
The Chair opened up the nominations for Chair of the Planning Commission. Erich Ehrlich nominated Tom
Holton for Chair, seconded by Robert Grand. Mr. Holton accepted the position.
Erich Ehrlich nominated Mark Lawley for Vice -Chair, seconded by Nick Berryman. Mr. Lawley accepted the
nomination as Vice -Chair.
The Chair read the first case into the record.
CASE NUMBER: USR-1683
APPLICANT: Highland Ditch Company
PLANNER: Michelle Martin/Kim Ogle
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for an
Expansion of a Non -conforming use (water ski club) in the A (Agricultural) Zone
District.
LEGAL DESCRIPTION: Highland Reservoir#1 being part of Section 22, T3N, R68W of the 6th P.M.,
Weld County, Colorado.
LOCATION: Approximately 700 feet south of CR 32 and approximately 1,200 feet east of CR
7.
Michelle Martin, Planning Services, stated that the applicants in their email dated July 27, 2009 and letter
dated July 28, 2009 are requesting an indefinite continuance until legal matters have been resolved.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Erich Ehrlich moved that Case USR-1683 be continued indefinitely, seconded by Nick Berryman. Motion
carried.
The Chair read the next case into record.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
USR-1699
Dennis & Denise Coyne
Michelle Martin/Kim Ogle
A Site Specific Development Plan and Use by Special Review Permit for a Use
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LEGAL DESCRIPTION
LOCATION:
Permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (dog agility and dog obedience training
for 35 dogs) and a Kennel for five (5) dogs in the A (Agricultural) Zone District.
Lot A of RE -1796 being part of the W2 of Section 27, T2N, R67W of the 6th
P.M., Weld County, Colorado.
East of and adjacent to CR 19 and south of CR 18.
Michelle Martin, Planning Services, stated that she has spoken with the applicants and they wish for this
item to remain on the consent agenda.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
CASE NUMBER: USR-1698
APPLICANT: Matthew & Kristina Green
PLANNER: Kim Ogle
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a child
care center (daycare up to 12 children) in the A (Agricultural) Zone District.
LEGAL DESCRIPTION: Lot A RE -3524 located in Part of the SW4 of Section 16, T6N, R66W of the 6th
P.M., Weld County, Colorado.
LOCATION: North of and adjacent to State Highway 392 and approximately' miles east of
CR 29.
Kim Ogle, Planning Services, stated that the applicants wish for this case to remain on the consent agenda.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Robert Grand moved to approve the Consent Agenda which includes cases USR-1698 and USR-1699 and
that they be forwarded to the Board of County Commissioners along with the Conditions of Approval and
Development Standards with the Planning Commission's recommendation of approval, seconded by Bill Hall.
Motion carried.
The Chair read the following case into record.
CASE NUMBER: USR-1691
APPLICANT: Marcos Sanchez
PLANNER: Chris Gathman
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (recreational vehicle storage) in the A
(Agricultural) Zone District.
LEGAL DESCRIPTION: Part NW4SW4 of Section 23, T5N, R66W of the 6th P.M., Weld County,
Colorado.
LOCATION: East of and adjacent to CR 35 and approximately ''% mile south of State Hwy 34.
Chris Gathman, Planning Services, stated that this application is for a recreational vehicle storage ranging
from small boats and trailers to larger RVs.
The storage area is located in the eastern half of the parcel. The proposed keyed/gated entry to the site would
allow for 24 hour availability for customer access. An on -site manager will be on the property and will be
staying in the existing single family residence.
The site is currently in violation (ZCV-08-00223). If this Use by Special Review application is approved
and the plat is recorded the property will be in compliance. If approved, this will correct the violation. If
denied, the violation case will proceed accordingly through a violation hearing and possibly district court.
The use borders two residential subdivisions located within the City of Greeley and the City of Evans to the
north and to the east. A vacant parcel is located immediately to the north of the site and single-family
residences are located immediately to the east of the site. A single-family residence is located across 47th
Avenue. Two existing Use by Special Review Permits for storage of recreational vehicles and a daycare
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