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Home My WebLink About20021525.tiff INVENTORY OF ITEMS FOR CONSIDERATION APPLICANT: Veterinary Properties LLC CASE#: USR-1382 Submitted or Prepared Prior to At Hearing Hearing 1 Planning Commission Resolution 2 Department of Planning Services'Staff Review X 3 Department of Planning Services' Field Check X 4 Legal Notice X 5 Mineral Owners Notification X 6 Evidence of Posting X 7 Letter to Applicant X 8 Application X 9 Aerial Map X 10 Vicinity Map X 11 Site Map submitted by applicant X 12 Referral List, Referrals without comments X i^'• 13 Weld County Department of Public Works referral dated 4-19-02 X 14 Weld County Department of Public Health and Environment, referral dated X 4-08-02 15 Weld County Department of Building Inspection, referral dated 4-03-02 X 16 Weld County Sheriff's Office,dated received 4-10-02 X 17 Eaton Fire Protection District, referral dated 3-28-02 X 18 City of Greeley, referral received 5-01-02 X 19 Deed(s)/Certificate of Conveyance X 20 Surrounding Property/Mineral Owners X 21 Soil Survey X I hereby certify that the 21 items identified herein (Inventory of Items for Consideration-USR#1382)we subm' ed at or prior to the scheduled Planning Commission Hearing. I further certify t hese items wer b u ntly forwarded to the Weld County Clerk to the Board's Office. Lauren ight lann I94IEIT US CAP Yc 2002-1525 461"dr. LAND USE APPLICATION SUMMARY SHEET COLORADO Planner: Lauren Light Case Number: USR-1382 Hearing Date: May 21, 2002 Applicant: Veterinary Properties LLC Address: 1907 1s`Avenue, Greeley, CO 80631 Request: A Site Specific Development Plan and a Special Review Permit for a Veterinary Clinic in the A (Agricultural) Zone District Legal Description: Lot A of RE-2948; Pt. of the W2SE4 of Section 26, Township 6 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: North of and adjacent to Weld County Road 64 (O Street) and approximately 1/4 mile west of Weld County Road 35 Size of Parcel: 18 +/- 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, referral received 3/26/2002 • Weld County Department of Public Health and Environment, referral received 4/8/2002 • Weld County Department of Public Works, referral received 4/19/2002 • Weld County Department of Building Inspection, referral received 4/3/2002 • Weld County Sheriffs Office, referral received 4/10/2002 • Eaton Fire Protection District, referral received 3/28/2002 • West Greeley Soil Conservation District, referral received 3/28/2002 • Colorado Division of Wildlife, referral received 4/12/2002 • Colorado State University Cooperative Extension, referral received 4/8/2002 • USDA-APHIS Veterinary Services, referral received 3/27/2002 • City of Greeley, referral received 5/1/2002 USR-1382 Veterinary Properties LLC 1 SuS,,,, I __-R__ SPECIAL REVIEW EM ADMINISTRATIVE REVIEW wok COLORADO Planner: Lauren Light Case Number: USR-1382 Hearing Date: May 21, 2002 Applicant: Veterinary Properties LLC Address: 1907 151 Avenue, Greeley, CO 80631 Request: A Site Specific Development Plan and a Special Review Permit for a Veterinary Clinic in the A (Agricultural) Zone District Legal Description: Lot A of RE-2948; Pt. of the W2SE4 of Section 26, Township 6 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: North of and adjacent to Weld County Road 64 (O Street) and approximately 1/4 mile west of Weld County Road 35 Size of Parcel: 18 +/- acres Parcel Number: 0805 26 000021 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. Section 22-2-60.6(A. Goal 2) allows commercial uses which are directly related to or dependent upon agriculture to locate within agricultural zoning when the impact to surrounding properties is minimal and where adequate service and infrastructure are available. The proposed clinic will provide services for large animals such as equine and cattle. The Development Standards, Conditions of Approval, and Operations Standards will effectively mitigate any adverse impacts to surrounding areas. r USR-1382 Veterinary Properties LLC 2 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.A.5 of the Weld County Code provides for Veterinary clinics or hospitals 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 surrounding area consists of a gravel operation to the south, a retail nursery to the east, cropland to the west and rural residences to the north. The properties located to the south and west have been annexed into the City of Greeley. Conditions of Approval and Development Standards will ensure that the proposal is consistent with surrounding land uses. d. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future development of the surrounding area as permitted by the existing zoning and with the future development as projected by Chapter 22 of the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. This proposal does lie within the three mile referral area for the City of Greeley. The City of Greeley does not oppose the request but would like to see the City of Greeley's Development Code standards adhered to. The site is within Greeley's Long Range Expected Growth Area and this site could be annexed into the City limits in the near future due to the location within the Growth Area. e. Section 23-2-220.A.5 -- The site does not lie within any Overlay Districts. r 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 property is Lot A of Recorded Exemption 2948. A portion of the site is considered prime agricultural land by the Important Farmlands of Weld County Map, dated 1979. However, Section 22-2-60.1.1 of the Weld County Comprehensive Plan indicates that eighty (80) acres is considered the minimum lot size needed for a viable farming operation and the subject property is 18 acres in size. The application materials indicate the clinic will encompass approximately 4 acres of the site and the remainder will be utilized to grow hay. 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. r USR-1382 Veterinary Properties LLC 3 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) The attached Development Standards. (Department of Planning Services) 2) The plat shall be labeled Use by Special Review, USR-1382 (Department of Planning Services) 3) Indicate a twenty-four(24)foot opening at the access point to Weld County Road 64. (Department of Public Works) 4) Nineteen (19) parking spaces, including spaces which adhere to ADA standards. Identify separate spaces, which would not require backing, for trucks with trailers. Parking shall meet the requirements of Section 23-2- 240.6 of the Weld County Code. (Department of Planning Services, Department of Public Works) 5) The internal circulation shall be clearly indicated on the plat for trucks pulling trailers. (Department of Public Works) B. The applicant shall submit a waste handling plan (chemicals,drug disposal, carcass removal, etc), for approval, to the Environmental Health Services Division of the Weld County Department of Public Health and Environment. The plan shall include at a minimum the following: (Department of Public Health and Environment) 1) A list of wastes which are expected to be generated on site (this should include expected volumes and types of waste generated). 2) A list of the type and volume of chemicals expected to be stored on site. 3) The waste handler and facility where the waste will be disposed (including the facility name, address, and phone number). C. All signage shall be indicated by location and size and shall adhere to Section 23-4- 100.C of the Weld County Code. (Department of Planning Services) D. The applicant shall submit and have approved a landscape, screening, signage, parking and lighting plan. (Department of Planning Services) E. The applicant shall contact the Weld County Sheriffs Office to discuss safety and security issues as stated in the referral response received April 10, 2002. (Department of Planning Services) USR-1382 Veterinary Properties LLC 4 r F. The applicant shall attempt to address the requirements of the City of Greeley as stated in the referral response dated April 1, 2002. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services) G. A storm water drainage report shall be submitted to Weld County Department of Public Works in accordance with the referral received April 19, 2002. Construction shall not occur until the drainage report is approved by Weld County Department of Public Works. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services, Department of Public Works) H. 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) The applicant shall enter into a Private Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for parking and landscaping requirements. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the plat. (Department of Planning Services) J. The applicant shall address the requirements of the Department of Building Inspection as stated in the referral response received April 3, 2002 regarding building permits and requirements. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Building Inspection) 2. Prior to issuance of a Certificate of Occupancy: (Department of Public Health and Environment) 1) An individual sewage disposal system is required for the proposed facility and shall be installed according to the Weld County Individual Sewage Disposal Regulations. 2) The septic system is required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. 3. Prior to operation: 1) A stop sign shall be placed at the appropriate location prior to entering on to Weld County Road 64. (Department of Public Works) 4. A complete set of building plans shall be submitted to the Eaton Fire Protection District prior to building construction. The applicant shall attempt to comply with the requirements of the Eaton Fire Protection District in accordance with the referral received, March 28, 2002. (Eaton Fire Protection District, Department of Planning Services) USR-1382 Veterinary Properties LLC 5 5. 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 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) 6. 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 mapsaco.weld.co.us. (Department of Planning Services) 7. 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) r USR-1382 Veterinary Properties LLC 6 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS VETERINARY PROPERTIES LLC USR-1382 1. The Site Specific Development Plan and Special Use Permit is for a Veterinary Clinic in the A (Agricultural) Zone District, as indicated in the application materials on file 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. The Veterinary Clinic shall be limited to a large animal practice in accordance with the submitted application materials. The addition of small animals to the practice will require an amendment to the Special Use Permit in order to address requirements including but not limited to, boarding, kennel location, and conformance with the Pet Animal Care and Facilities Act. (Department of Planning Services) 4. Except for emergencies, hours of operation shall be from 8:00 a.m. to 5:00 p.m. Monday through Saturday. Hours of operation may be expanded with specific permission from the Board of County Commissioners. (Department of Planning Services) 5. The applicant shall remove, handle, and stockpile manure from the livestock area in a manner that will prevent nuisance conditions. The manure piles shall not be allowed to exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests, or pollutant runoff. The manure storage site shall have a water-tight surface which does not permit seepage or percolation of manure pollutants into the ground. (Department of Planning Services) 6. 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) 7. 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) 8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris,and other potential nuisance conditions. (Department of Public Health and Environment) 9. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment) ^ USR-1382 Veterinary Properties LLC 7 10. 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) 11. Adequate hand washing and toilet facilities shall be provided for employees and patrons of the facility. (Department of Public Health and Environment) 12. 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. All chemicals must be stored and handled in a safe manner in accordance with product labeling. (Department of Public Health and Environment) 14. The facility shall utilize the existing public water supply(North Weld County Water District). (Department of Public Health and Environment) 15. 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) 16. The applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health and Environment) 17. No parking or staging of vehicles shall be allowed on Weld County Road 64 ("O" Street). Utilize on-site parking areas. (Department of Public Works) 18. The off-street parking spaces, including the access drive, shall be surfaced with gravel, asphalt, concrete, or equivalent, and shall be graded to prevent drainage problems. (Department of Public Works) 19. Each parking space shall be equipped with wheel guards when necessary to prevent vehicles from extending beyond the boundary of the space and coming into contact with other vehicles, walls, fences, sidewalks or planting. (Department of Public Works) 20. Parking lots shall conform to all standards of the American with Disabilities Act requirements. (Department of Public Works) 21. The landscaping on site shall be maintained in accordance with the approved landscape plan. (Department of Planning Services) 22. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 23. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. USR-1382 Veterinary Properties LLC 8 24. Personnel from the Weld County Departments of Public Health and Environment, Planning Services and Public Works 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. 25. 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. 26. The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners. r r USR-1382 Veterinary Properties LLC 9 reit IDEPARTMENT OF PLANNING SERVICES W�`p�. PHONE (970) 353-6100, EXT.3540 FAX (970)304-6498 N. 17T 1H AVENUE COLORADO GREELEY, COLORADO 80631 April 3, 2002 Veterinary Properties LLC 1907 1'Avenue Greeley CO 80631 Subject: USR-1382- Request for a Site Specific Development Plan and a Special Review Permit for a Veterinary Clinic in the A(Agricultural)Zone District on a parcel of land described as Lot A of RE-2948;part of the W2 SE4 of Section 26, T6N, R66W of the 6th P.M., Weld County, Colorado. Dear Applicant: 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 May 21, 2002, at 1:30 p.m. This meeting will take place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, 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 Planning Commission for their review and comments. Please call Greeley at(970)350 9780 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 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. Respectfully, -4C33•Jk;C Lauren Light Planner EXHIBIT 4. . a .. . w_ . a I.,,, it tit ii II ;.409 iiiiillt in ( 1) i, (PI} `^ i Ii 4 i'dIi1I (I � ri(ti s ( I ;ii Old t ur r I 'i 'i tI} 'lolly '(t:I•jy\*I lt° +� ��'Ii;i 1) IIill lip,,,tI,I il� its 'AIT I ,,ri INt if•• I 'O (ytlir;,,i, 4i luil S t�Iii ii tiiiiiiii` (s iii!ii ( !I' III! i i9, II it .. k it) IISt i . h II .iii i �i,r iii AME t t p . tut , �. ma '' ..,,,ii hl' li` 'i hi4iiT e G \ i Ii a ♦e !IE ij it ll; l REQVES / fw k V. i+G < ti � rj it t r 4iIt i t �iyr e ®`i lt r It t '�T^ t San lty y,. i�, .t."*liiti "iiiitil In (!Viii iit Iiii Ctii l7 'iinC!willow pti ant w r "witiii .I l y� r 4 iii I I Gl up t i • _ s ' (\�fyyy_rtrtrt 4 t i 7 i d'I"i hi l� B i''! 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K x • • Name: MVC-001S.JPG Dimensions: 640 x 480 pixels POSTED 5/9/02 r MBIT 16 FIELD CHECK Inspection date: April 15, 2002 CASE NUMBER: USR-1382 APPLICANT: Veterinary Properties LLC LEGAL Lot A of RE-2948; Pt. of the W2SE4 of Section 26, Township 6 North , DESCRIPTION: Range 66 West of the 6th PM, Weld County, CO LOCATION: North of and adjacent to Weld County Road 64 (O Street); approximately 1/4 mile west of Weld County Road 35. Zoning Land Use N A (Agricultural) N Vacant E A (Agricultural) E Single family residential/Greenhouse S City of Greeley S Gravel operation W A (Agricultural)/City of W Crop Greeley COMMENTS: There is a large gravel operation directly south of this parcel. There is a greenhouse to the east which is proposing retail sales. This property is adjacent to City of Greeley annexations on the south and west. Lauren Light, Planner SMUT Hello