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Home My WebLink About20080563.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Resources Inc.c/o Torrey Design Studio,LLC Case Number USR-1606 Submitted or Prepared Prior to At Hearing Hearing • 1 Staff Comments X Department of Planning Services Field Check Form X Planning Commissioner Field Check Form - Letter to Applicant X Affidavit of sign posting X Legal Notifications X 2 Application X Maps X Deed/Easement Certificate X Surrounding Property/Mineral Owners X Utilities X 3 Referral List X Referrals without comment X Weld County Zoning Compliance,referrals dated 4/19/2007 and 10/4/2007 Colorado Division of Wildlife,referral dated 10/22/2007 West Greeley Soil Conservation District,referral dated 10/11/2007 4 Referrals with comments X • N., Weld County Department of Public Health and Environment,referrals dated 11/5/2007 and 5/24/2007 Weld County Department of Public Works,referrals dated 5/26/2007 and 11/2/2007 Weld County Department of Building Inspection,referrals dated 5/22/2007 and 11/6/2007 Weld County Sheriffs Office,referrals dated 11/8/2007 and 4/29/2007 Windsor Severance Fire Protection District,referrals dated 5/1/2007 and 10/31/2007 Weld County Planning Department Landscape Referral,referrals dated 4/20/2007 and 10/1/2007 City of Greeley,referrals dated 5/12/2007 and 11/9/2007 Colorado Department of Transportation,referrals received 10/30/2007 Town of Windsor,referral dated 5/17/2007 v 5 Surrounding Property Owners-Letters - 6 PC Exhibits X a. Continuance Memo and request by applicant dated December 4°i,2007 v b. Town of Windsor letter dated November 30th,2007 and associated correspondence c. Town of Windsor 2n'referral letter dated January 4'h,2008 d, Applicant request for an indefinite continuance dated June 20,2007 I hereby certify that the items identified herein were submitted to the Department of Planning Services at or prior to • the scheduled Planning Commissioners hearing. Hannah L Hip ely P Plann r'> .v' 2008-0563 ,.1 flog • IIICOLOVt LAND USE APPLICATION SUMMARY SHEET Case Number: USR-1606 Hearing Date: January 8, 2008 continued from December 4, 2007 Applicant: Connell Resources Inc. c/o Torrey Design Studio, LLC Address: 4305 East Harmony Road, Fort Collins, CO 80528 Request: A Site Specific Development Plan and a 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 (highway construction equipment maintenance and storage facility) in the (A)Agricultural Zone District Legal Description: Lot C of RE- 2972; being part of the E2 SE4 of Section 23 and part of the SW4 Section 24, Township 6 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: East of and adjacent to Weld County Road 23 and approximately I/2 mile south of State Highway 392 Size of Parcel: 186.9 +/-acres • 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 responses from the following agencies: • Weld County Zoning Compliance, referrals dated 4/19/2007 and 10/4/2007 • Weld County Department of Public Health and Environment, referrals dated 11/5/2007 and 5/24/2007 • Weld County Department of Public Works, referrals dated 5/26/2007 and 11/2/2007 • Weld County Department of Building Inspection, referrals dated 5/22/2007 and 11/6/2007 • Weld County Sheriffs Office, referrals dated 11/8/2007 and 4/29/2007 • Windsor Severance Fire Protection District, referrals dated 5/1/2007 and 10/31/2007 • Colorado Division of Wildlife, referral dated 10/22/2007 • West Greeley Soil Conservation District, referral dated 10/11/2007 • Weld County Planning Department Landscape Referral, referrals dated 4/20/2007 and 10/1/2007 • City of Greeley, referrals dated 5/12/2007 and 11/9/2007 • Colorado Department of Transportation, referrals received 10/30/2007 • Town of Windsor, referrals dated 5/17/2007 Referrals have not been received from the following Agencies: • Colorado and Southern Railroad • Town of Severance • EXHIBIT f- USR-1606 Connell Resources Page 1 of 8 Y • ' SPECIAL REVIEW PERMIT IIIVtADMINISTRATIVE REVIEW COLORADO Planner: Hannah Hippely Case Number: USR-1606 Hearing Date: December 4, 2007 continued from July 3, 2007 Applicant: Connell Resources Inc. c/o Torrey Design Studio, LLC Address: 4305 East Harmony Road, Fort Collins, CO 80528 Request: A Site Specific Development Plan and a 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 (highway construction equipment maintenance and storage facility) in the(A)Agricultural Zone District Legal Description: Lot C of RE- 2972; being part of the E2 SE4 of Section 23 and part of the SW4 Section 24, Township 6 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: East of and adjacent to Weld County Road 23 and approximately% mile south of State Highway 392 • Parcel Size: 186.9+/-acres Parcel Number: 0807 24 000020 0807 23 000053 THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: 1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the Weld County Code. 2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance with Section 23-2-220 of the Weld County Code as follows: a. Section 23-2-220.A.1 — The proposed use is consistent with Chapter 22 and any other applicable code provisions or ordinance in effect. Section22-2-60.D.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." The proposed facility is located in an industrializing are of the county; located in the area is a bottling plant, ethanol plant, wind turbine blade plant, and the Eastman- Kodak facility. Adequate services are available to serve the use; the applicant will receive water service from either North Weld County Water District or the Town of Windsor and sanitary sewer will be will be handled by septic system. Currently the area is facing some regional transportation difficulties as the industrialization and general growth in the area has put • USR-1608 Connell Resources Page 2 of 8 pressure on the existing transportation network. Of particular concern is the intersection of State Highway 392 and County Road 23. County Road 23 is an off set intersection and does not maintain its alignment on the section line. The applicant is currently • working toward the resolution of existing regional transportation difficulties, which will result in the realignment of County Road 23 through the applicant's property. Conditions of Approval and Development Standards will ensure compatibility with the area and that the regional transportation issues are resolved. 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.R of the Weld County Code provides for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts as a Use by Special Review 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 properties to the south of the site are industrial in nature, to the north is the residential neighborhood of Willow Springs Estates, agricultural uses exist to the east and west. The applicant is proposing significant screening and landscaping in order to mitigate the visual impacts on the residents of the Willow Springs neighborhood to the north. Impacts from lighting will be minimal as evidenced by the Site Lighting and Photometric Plan provided by the applicant. Other impacts will be addressed through the Conditions of Approval and Development Standards. 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 City of Greeley and the Town of Windsor lie within the three mile referral area. The City of Greeley in the referral dated 5/12/2007 found no conflicts with their comprehensive plan. The Town of Windsor in the referral dated 5/17/2007 • notes that the western portion of the property is located in an area described as Light Industrial by the Town's Land Use Plan Map (this portion of the property lies inside Windsor's self defined Growth Management Area (GMA)). The eastern portion of the property lies outside of the Town's GMA and is depicted as Estate Residential on Windsor's Land Use Plan Map. The proposed facility is no longer planned to be located on the portion of the property inside of Windsor's GMA however, it will be located on the eastern portion of the property. The Town of Windsor requested denial of this application a request which is based on Town Land Use Policies which require annexation; the request for denial is not based on an incompatibility with the Town's comprehensive plan. However, the proposed use is compatible with the uses described by the Land use Plan map for the area within the Town's GMA. At this time the property is not contiguous with the Town of Windsor. e. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County Code. The property does not lie within any Overlay Districts. 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) 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) • USR-1606 Connell Resources Page 3 of 8 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. Approximately 34 acres of the 187 total acres will be used for this Use by Special Review the remainder of • the site will continue to be used for agricultural purposes. g. Section 23-2-220.A.7 — 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 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 plat shall be amended to delineate the following: 1. All pages of the plat shall be labeled USR-1606. (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. The proposed lighting plan is acceptable as shown; this plan shall be delineated in the plat. (Department of Planning Services) 4. The landscaping plan has been approved as proposed; this plan shall be delineated on the plat. (Department of Planning Services) • 5. Spaces reserved for the parking of vehicles and all loading zones shall be delineated on the plat. This facility shall adhere to the number of on-site parking spaces indicated in Appendix 23-B of the Weld County Code. The total number of on-site parking for this facility shall be twenty four (24) spaces. Each parking space shall be equipped with wheel guards or curb stops when necessary to prevent vehicles from extending beyond the boundaries of the space and from coming into contact with other vehicles, walls, fences, or plantings. (Department of Planning Services) 6. The applicant shall address and adhere to the American with Disabilities Act (ADA) and ADA standards for this facility at all times. Should the applicant elect to not adhere to the Federal Standards, this office requests that the applicant outline how their proposed site design mitigates the requirements of the American's with Disabilities Act or how the proposal is not subject to ADA requirements. (Department of Planning Services) 7. The application materials do not identify the location of the trash collection area on the plat. The plat shall delineate the screened enclosure as outlined in Section 23-3-250.A.6 of the Weld County Code. (Department of Planning Services) 8. Any existing oil and gas facilities located on the property shall be delineated on the plat along with their respective setback radii in accordance with section 23-3-50.E of the Weld County Code. (Department of Planning Services) • USR-1606 Connell Resources Page 4 of 8 B. The applicant shall address the concerns of the Department of Public Works as detailed in their referrals dated 5/26/2007 and 11/2/2007. Written evidence that the Department of Public Works concerns have been satisfactorily addressed shall be submitted to the Department of Planning • Services. (Department of Planning Services) C. The applicant shall address the concerns of the Windsor-Severance Fire Protection District as outlined in the referrals dated 5/1/2007 and 10/31/2007. Written evidence that these concerns have been addressed shall be submitted to the Department of Planning Services. (Department of Planning Services) D. The applicant shall address the requirements outlined by the Department of Public Health and Environment in their referral dated 5/24/2007. Written evidence that these requirements have been complied with shall be submitted to the Department of Planning Services. (Department of Planning Services) E. The applicant shall submit a Private Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for all landscaping, transportation (access drive, parking areas, etcetera) and non-transportation (plant materials, fencing, screening, water, signage etcetera). The applicant shall submit to the Department of Planning Services an itemized landscaping bid for review. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the Use by Special Review plat. Or the applicant may submit evidence that all the work has been completed and approved by the Department of Planning Services and the Department of Public Works. (Department of Planning Services) F. The applicant shall submit two(2) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. (Department of Planning Services) 2. Upon completion of 1. above the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office • of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County • Code. The Mylar plat and additional requirements shall be submitted within ninety(90)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. The Department of Planning Services respectively requests the surveyor provide a digital copy of this Recorded Exemption/Subdivision Exemption/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 maps4co.weld.co.us. (Department of Planning Services) 4. 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) • USR-1606 Connell Resources Page 5 of 8 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT • DEVELOPMENT STANDARDS Connell Resources Inc. USR- 1606 1. The Site Specific Development Plan and Special Use Permit is for a use permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A (Agricultural) Zone District and subject to the Development Standards stated hereon. (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. Most all equipment repairs will be performed within the buildings. Fully staffed hours of operation shall be 6:00am to 6:00pm Monday through Saturday. Second shift work with minimal activity after hours, as necessary for emergencies or occasional late drop off of equipment and supplies shall be permitted. (Department of Planning Services) 4. The facility shall be limited to 15 on site employees. (Department of Planning Services) 5. 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 and Environment) 6. 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 solid wastes in the Solid Wastes Disposal Sites and facilities Act, 30-20-100.5,C.R.S., as amended. (Department of Public Health and Environment) 7. 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) 8. The applicant shall operate in accordance with the approved 'waste handling plan'. (Department of Public Health and Environment) 9. The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank Regulations(7 CCR 1101-14). (Department of Public Health and Environment) 10. Any vehicle washing area(s) shall capture all effluent and prevent discharges in accordance with the Rules and Regulations of the Water Quality Control Commission, and the Environmental Protection Agency. (Department of Public Health and Environment) 11. 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) 12. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone District as delineated in 25-12-103, C.R.S. (Department of Public Health and Environment) • USR-1606 Connell Resources Page 6 of 8 13. Adequate hand-washing and toilet facilities shall be provided for employees and patrons of the facility. (Department of Public Health and Environment) • 14. An I.S.D.S is required for the proposed facility and shall be installed according to the Weld County I.S.D.S. Regulations. (Department of Public Health and Environment) 15. The septic system is required to be designed by a Colorado Registered Professional Engineer according to the Weld County I.S.D.S. Regulations. (Department of Public Health and Environment) 16. The facility shall utilize a public water supply. (Department of Public Health and Environment) 17. If applicable, the applicant shall obtain a Storm Water Discharge Permit from the Colorado Department of Public Health and Environment, Water Quality Control Division. (Department of Public Health and Environment) 18. All potentially hazardous chemicals must be stored and handled in a safe manner in accordance with product labeling and in a manner that minimizes the release of hazardous air pollutants (HAPs)and volatile organic compounds (VOCs). (Department of Public Health and Environment) 19. The operation shall comply with all applicable rules and regulations of State and federal agencies and the Weld County Code. (Department of Public Health and Environment) 20. Building permits shall be obtained prior to the construction of any building. Buildings that meet the definition of an Ag Exempt Building per the requirements of Section 29-1-20 and Section 29-3- 20.B.13 of the Weld County Code do not need building permits, however, a Certificate of Compliance must be filed with the Planning Department and an electrical and/or plumbing permit is required for any electrical service to the building or water for watering or washing of livestock or poultry. (Department of Building Inspection) • 21. A plan review is required for each building for which a building permit is required. Plans shall include a floor plan. Plans shall bear the wet stamp of a Colorado registered architect or engineer.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 application. (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: 2003 International Building Code; 2003 International Mechanical Code; 2003 International Plumbing Code; 2003 International Fuel Gas Code; and the 2005 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 23. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of determining the maximum building size and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset and setback requirements. When measuring buildings to determine offset and setback requirements, buildings are measured to the farthest projection from the building. Property lines shall be clearly identified and all property pins shall be staked prior to the first site inspection. (Department of Building Inspection) 24. All building plans shall be submitted to the Windsor-Severance Fire Protection District for review and approval prior to issue of Building Permits. (Department of Building Inspection) • USR-1606 Connell Resources Page 7 of 8 25. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services) • 26. 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) 27. Connell Resources Inc. agrees to dedicate 80 feet of right of way for the realignment of County Road 23 once the alignment has been finalized. (Department of Planning Services and Department of Public Works) 28. The landscaping on site shall be maintained in accordance with the approved landscape plan, dead or diseased plants shall be replaced at the earliest possible time. (Department of Planning Services) 29. The property owner shall allow any mineral owner the right of ingress or egress for the purposes of exploration development, completion, recompletion, re-entry, production and maintenance operations associated with existing or future operations located on these lands. (Department of Planning Services) 30. The property owner acknowledges that mineral owners and lessees have real property interests that entitle them to surface use in accordance with Colorado State Statutes and applicable Colorado Oil and Gas Conservation Commission regulations. (Department of Planning Services) 31. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240,Weld County Code. 32. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250,Weld County Code. • 33. 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. 34. 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. 35. 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. • USR-1606 Connell Resources Page 8 of 8 DEPARTMENT OF PLANNING SERVICES NORTH OFFICE 918 10TH Street • GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 IFAX: (970) 304-6498 WI`Dc. COLORADO April 17, 2007 Connell Resources, Inc. do Torrey Design Studio, LLC 3200 Norwood Ct Fort Collins CO 80525 Subject: USR-1606- Request for a Site Specific Development Plan and a Special Review Permit fora use permitted as a Use by Right,Accessory Use,or Use by Special Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility)in the A(Agricultural)Zone District on a parcel of land described as Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Dear Applicants: Your application and related materials for the request described above are being processed. I have scheduled a meeting with the Weld County Planning Commission for July 3, 2007, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members may have. • It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. 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 shall provide the Weld County Planning Department with written certification indicating the above requirements have been met. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property 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 Greeley, Severance and Windsor Planning Commission for their review and comments. Please call Greeley at 970-350-9770,Severance at 970-686-1218 and Windsor at 970-686-7476 for further details regarding the date,time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Greeley, Severance and Windsor Planning Commission meeting to answer any questions the Commission members may have with respect to your application. 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. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission hearing to make arrangements to obtain the recommendation. If you have any questions concerning this matter, please call. Respectf ly, • Han h Hippe Planner Oil DEPARTMENT OF PLANNING SERVICES (liLe. NORTH OFFICE 918 10TH Street • GREE61 0 CO 83541PHONE: (970) 353-6100, Ext. 3540 ' FAX: (970) 304-6498 111k COLORADO October 2, 2007 Connell Resources, Inc. do Torrey Design Studio, LLC 3200 Norwood Ct Fort Collins CO 80525 Subject: USR-1606- Request for a Site Specific Development Plan and a 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 (highway construction equipment maintenance and storage facility)in the A(Agricultural)Zone District on a parcel of land described as Lot C of RE-2972 Sections 23 and 24, T6N, R67W of the 6th P.M., Weld County, Colorado. Dear Applicants: Your application and related materials for the request described above are being processed. I have scheduled a meeting with the Weld County Planning Commission for December 4, 2007, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members may have. • It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. 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 shall provide the Weld County Planning Department with written certification indicating the above requirements have been met. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property 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 Greeley, Severance and Windsor Planning Commission for their review and comments. Please call Greeley at 970-350-9770,Severance at 970-686-1218 and Windsor at 970-686-7476 for further details regarding the date,time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Greeley, Severance and Windsor Planning Commission meeting to answer any questions the Commission members may have with respect to your application. 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. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission hearing to make arrangements to obtain the recommendation. If you have any questions concerning this matter, please call. Respettfully • Hanrlah Hippel Planner 0 4101 PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS 6/23/2007 THE SIGN SHALL BE POSTED • ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, Hannah L Hippely , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE BOARD OF COMMISSIONERS HEARING FOR A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Spatial Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A (Agricultural) Zone District. Hannah L Hippely Name of Person Posting Sign�.4 j . Signature of Person Posting Sign • STATE OF COLORADO ) ) ss. COUNTY OF WELD ) I / Ay �� The foregoing instrument was subscribed and sworn to me thi.D day of ju , 2007. WITNESS my hand and official seal. ji iud i, /�� WENDI INLOES / NOTARY PUBLIC STATE OF COLORADO Notary Public /�Q My Commission Expires: ii I G/VU • a. ''I'''''s 1 ; rm ,:14.1±,q. rf i e {.S f .p 4 r:-:•,.,,-. ; '` 1 1 • �@ try .y iRRR..• � t L xy f' yk':e xt:il to . . i r , sib' i,,. A 3,7;,,,i9;* it.. o L 'r � +', t 'litfc ;IIt a ' . 1.1 t . i ', �1p y Uj � rr x �i'I. Ai' y a tf 4 i} y ' ,.•}4,'`•,t1.;',! !";',. ayy{.}e'rz ` t # , YrtY<r'� t v',�'�$,t' n .',";.1-; ,.4-"! L F' ,{I � 'C 1. ��. 4 t , t \ifi 1 r t i! 4X '<�f µ 1 9 1-4, d r tom" /. 1. 4 ,� ti's', n d ^x i y r vt/ti.??,,"I ,g., i ' i r# ' ` .pct i yy � 1• I !• '1 4 • 3 ; 4tit, I• 'r *-61'ia, 'v i'li= y{ls.,, r ,1 1 a i % 4I o 'It iIt, r• Y4 it 1 • t. { Tio 4#2R „ , t, �,*, ,,,. .t ', :°t$ 1 3.F. rk 1 ' ,t 1 7} 1 4) 1 q: (t �li.) .Y�' spyAe. �4 $ h^ r., 1. 5:1 •fr,j�' 4 1 • VP9 _{� ✓ }-Is 4 4, pkp,' •'t Sy • 3's•E i,u a usd2k+S`t" r fi 4,,:,E' i �' 1 t r v ¢ 'L,ye y F '�f Ia{ ( �.ny 5^ 4 ,*CSR; C y :) 4 st . �y .�tf s "1, tr Ldd . a 1 t d gg . : I i .k °[ „ ' r �� •;/' jf is k' TYi ryi ••• S • f r ,yl :. r . t � y + . ab e i y. % { f t ? 1 , fM'.. S t �V j ° , '114 . • • PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS 11/24/2007 THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, Hannah L Hippely , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE BOARD OF COMMISSIONERS HEARING FOR A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Spatial Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. Hannah L Hippely Name of Person Posting Sign Signature of Person Po ting Sig • STATE OF COLORADO )ss. 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I • �i Y • ti • ra, -ti 4.1,1..,: ,. . 4 ilia c • ' ' j1 J‘ d . S r �: r �,It • *44 : -1 4 IA ALL cur > , • .r•Sr .t• . - 1/4 ` y ' : ' `` a �. r a L.tom r 'i s .4.•• t t... , -.Y. •. 1-, 11[114 . J ,; ), ' _ 1 •'..• 4 %, p i, R• -1f tip• - 1. v7 3 • ii. 4 II I A., , 1- .. . •W . . A II t ,. G , P 0 , 1 . . • © ►' y • ~-,• I CD •irk i I CO``IIII ._ _ 4. , f 1 II '{F r . 'II ,ice. �s • • . r, r l� fit` �'. — eI , 1 • • - . r . , r ' a : , %.. t t , k Ape I. ) . r • i r 11/4' •• 1 ill r F.I. M1 i • ,L .. / 1 1 • •I! 1 ,ti tl. 1 •I i. . . 1� • .1r. 1 p• ' p u' f , . �i d sY• V • e 441 -11.4- ci 1 . • I • 4I Y I -44 • ' \ •,1 q l r. .l ... {Is;. . Zc ,• L • . , ' Mli i I. •...—. 1 -.T" '. • . as ' +S • t } ` 0 ft i 1 • I� •. / - Y • ♦ 4 . �,tt 1 •1, • ,I 1 J (C: t • ( 0 I . . 4 • , r FIELD CHECK Inspection Date: lv/lAcneri • APPLICANT: Connell Resources Inc. CASE#: USR-1606 REQUEST: A Site Specific Development Plan and a Special Review Permit for a use permitted as a Use by Right, Accessory Use, or Use by Spatial Review in the Commercial or Industrial Zone Districts (highway construction equipment maintenance and storage facility) in the A(Agricultural)Zone District. LEGAL: Lot C of RE-2972Sections 23 and 24 T6N, R67W of the 6th P.M.,Weld County, CO LOCATION: East of and adjacent to County Road 23 and % mile South of State Highway 392. PARCEL ID #: 0807 24 000020 and 0807 23 000053 ACRES: 186.9 +/- Zoning Land Use N AG/PUD ° / 2E3 E AG Q S I-3 S � 2 W AG W � . Comments: / AS O' talky Q.� (Act-h, `CTo. Y (, 4H'�/✓r^t� 7'}) o 1\QH_ I V," g I^A w l t - L?-,fr-eAS 2 U7�-(010 t 13 No AY11yV1G\15 D - go struoh-vQ /J 3 Own q a rfs2-714) Hannah pely, a ner House(s) / Derelict Vehicles % Outbuilding(s) 7' Non-commercial junkyard (list components) if Access to Property / Irrigation Sprinkler fif Crop Productions /Crops Site Distance ,zY Wetlands V Mobile Home(s) / Oil & Gas Structures Other Animals On-Site / Wildlife Water Bodies V Utilities On-Site (transmission lines) • b Ditch p Topography Note any commercial business/commercial vehicles that are operating from the site. Hello