HomeMy WebLinkAbout20021266.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Cristie Nicklas, along with amendments to Development Standard #14, delete Development
Standard #17, delete Condition of Approval 1 B, 2D and 2F, 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: USR-1370
Planner: Kim Ogle
Applicant: City of Longmont for St. Vrain Archers & Bowhunters Association
Address: 350 Kimbark Street, Longmont, CO 80501
Request: A Site Specific Development Plan and a Special Review Permit for a Private
Recreational Facility (St. Vrain Archers & Bowhunters Association) in the A
(Agricultural)Zone District
Legal Description: Part of the S2 NE4 Section 8, Township 2 North, Range 68 West of the 6th
P.M., Weld County, Colorado
Location: South of Vista View Drive in Vista Commercial Center and west of and adjacent
to Weld County Road 5, on land that was formerly the Longmont Landfill
be recommended favorably to the Board of County Commissioners 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 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 22-5-50.A.2 (O.Policy 1)
states "(e]ncourage the location of park, recreation and open space areas in floodplain,
seep area, geological fault areas and non-productive agricultural areas." This facility is
located on the closed City of Longmont Landfill.
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.C.8 of the Weld County Code provides for a
Private Recreational Facility(St. Vrain Archers & Bowhunters Association) 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. As stated previously, this site is the closed City of
Longmont Landfill facility. To the north is Vista Commercial Center; to the west is
agricultural land; to the east is open space land planned for acquisition by the City of
Longmont(Boulder Creek Estates); to the south is the Aggregate Industries mining
facility (4thAmUSR 877) and the St. Vrain River. Conditions of Approval and
Development Standards ensure that the proposal will be 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 a three mile referral area of the
City of Longmont, and the Towns of Frederick and Firestone. The City of Longmont �. O
stated they support the application. The Town of Frederick found no conflicts with their m m
interests and the Town of Firestone did not respond. The Conditions of Approval and
Development Standards will ensure the health, safety and welfare of the citizens of
Weld County. W Vs11
2002-1266 rvewxnemersi
Resolution USR-1370
City of Longmont
Page 2
e. Section 23-2-220.A.5 --The application complies with Section 23-5-230 of the Weld
County Code. The site is located within the Mixed Use Development and the Flood
Hazard Overlay District, per FIRM Community Panel Map 080266 0850 C, dated
September 28, 1982. The site is also located within the Southwest Weld Road Impact
Program area 1; therefore, effective December 1, 1999, Building Permits issued on the
lot will be required to adhere to the fee structure of this program.
f. Section 23-2-220.A.6 --The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use. The land is the
former site of the City of Longmont Landfill and is not considered farmable.
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. A restroom utilizing an approved sewage disposal system is required for the proposed
use. The system shall either be a community sewer system or an appropriately
permitted septic system designed by a Colorado Registered Professional Engineer
according to the Weld County Individual Sewage Disposal Regulations. Any system that
would discharge to the subsurface must be appropriately located in consideration of the
existing land filled areas of the property. (Department of Public Health and
Environment)
B. The applicant shall provide evidence that the installation of any utility line is constructed
to prevent the migration of landfill gases. (Department of Public Health and
Environment)
D. The plat shall be amended to delineate the following:
1. The off-street parking spaces, at the parking lot, including the access drive shall
be surfaced with gravel, asphalt, concrete or the equivalent and shall be graded
to prevent drainage problems. The area shall be delineated on the USR Plat.
(Department of Public Works)
Due to the type of use of this facility and the low estimated traffic volume, the
applicant may ask the Board of County Commissioners to waive the paving
requirements for the approach road and parking lot facility. If the traffic volume
exceeds 200 vehicles (AADT), paving will be required. (Department of Public
Works)
2. Forty (40) parking spaces shall be delineated on the plat, per the requirements
of Section 23-4-40 and Appendix 23-A of the Weld County Code. (Department
of Planning Services)
3. Each parking space shall be equipped with wheel guards or curb stops to
prevent vehicles from extending beyond the boundaries of the spaces and from
Resolution USR-1370
City of Longmont
Page 3
coming into contact with other vehicles, the wall, fences, or plants.
(Department of Public Works)
4. The location of the approved sanitary sewer disposal system/restroom facility.
(Department of Public Health and Environment)
5. The location of the water supply. (Department of Public Health and
Environment)
6. The attached Development Standards for the Special Review Permit shall be
adopted and placed on the Special Review Plat prior to recording. (Department
of Planning Services)
E. The applicant shall provide written evidence from the State of Colorado, Hazardous
Materials and Waste Management Division that a duplicate copy of the letter received by
the Hazardous Materials and Waste Management Division on June 20, 2001 from
Richard Lee, City of Longmont addressing the concerns of Cindi Etcheverry, Weld
County Department of Public Health and Environment electronic mailing of June 11,
2001 has been met. (Department of Planning Services)
F. The applicant shall submit an on-site (Private) Improvements Agreement that addresses
all improvements associated with this development, per compliance with Section 24-9-
10 of the Weld County Code. (Department of Planning Services)
G. Upon completion of items 1.A and 1.F, the applicant shall submit a paper copy of the
plat for preliminary approval to the Weld County Department of Planning Services. Upon
approval of the paper copy 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. (Department of Planning Services)
2. Prior to operation:
A. Proper building permits shall be obtained in accordance with the referral response from
the Weld County Building Inspection Department dated January 23, 2002, prior to any
construction, demolition, or excavation. Part of the permit application process includes a
complete plan review. (Department of Planning Services, Department of Building
Inspection)
B. The applicant shall permanently post signs informing patrons/members of potential
hazards associated with this site being on a reclaimed landfill. These signs should warn
individuals of landfill concerns such as subsidence, hazardous trash, landfill gas, etc.
that may exist on the site. The sign(s) shall disclose the names, address, and phone
numbers of the responsible party. (Department of Public Health and Environment)
3. 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)
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
City of Longmont -St. Vrain Archers & Bowhunters Association
USR-1370
1. The Site Specific Development Plan and Special Use Permit is for a Private Recreational Facility
(St. Vrain Archers & Bowhunters Association) 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 off-street parking spaces, at the parking lot, including the access drive shall be surfaced with
gravel, asphalt, concrete or the equivalent and shall be graded to prevent drainage problems.
(Department of Public Works)
4. 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)
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,
blowing debris, and other potential nuisance conditions. (Department of Public Health and
Environment)
7. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
8. The applicant shall permanently post signs informing patrons/members of potential hazards
associated with this site being on a reclaimed landfill. (Department of Public Health and
Environment)
9. 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., as amended. (Department of Public Health and
Environment)
10. The applicant shall provide additional adequate toilet facilities (port-a-potty) during occasional
archery competitions. (Department of Public Health and Environment)
11. The applicant shall provide an adequate water supply for drinking and sanitary purposes.
(Department of Public Health and Environment)
12. Adequate handwashing and toilet facilities shall be provided for employees and the public.
(Department of Public Health and Environment)
13. Any structure(s) built on the landfill shall be constructed so that the structure(s) is compatible with
conditions that are inherent to closed landfills. These conditions, include but are not limited to
subsidence, landfill gas, etc. (Department of Public Health and Environment)
14. Hours of operation are daylight hours only. (Department of Planning Services)
15. Proper building permits shall be obtained in accordance with the referral response from the Weld
County Building Inspection Department dated September 5, 2001, prior to any construction,
demolition, or excavation. Part of the permit application process includes a complete plan review.
(Department of Planning Services)
Resolution USR-1370
City of Longmont
Page 2
r
16. Effective December 1, 1999, Building Permits issued on the lot will be required to adhere to the fee
structure of the(Southwest Weld Road Impact Program area 1.)(Department of Planning Services)
17. Mature trees on site shall not be disturbed to the greatest extent possible. (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. 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.
21. 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.
22. 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.
Motion seconded by Stephan Mokray.
VOTE:
For Passage Against Passage
Michael Miller
Bryant Gimlin
Cristie Nickles
Fred Walker
Stephan Mokray
John Folsom
Luis Llerena
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, Voneen Macklin, 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 May 7, 2002.
Dated the7th of May, 2002.
Voneen Macklin
Secretary
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