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BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Cristie Nickles, along with the changes to Development Standard#4A and Development
Standard #4B and the Request description, 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-1359
Planner: Sheri Lockman
Applicant: John & Ruth Traupe
Address: 2800 W. 147th Court
Broomfield, CO 80020
Request: A Site Specific Development Plan and a Special Review Permit
for a Use allowed by Right in the (C-2) Commercial Zone District
(storage building for commercial uses, i.e. trophy parts) in the
(A)Agricultural Zone District
Legal Description: Lot 1, Block 1 - Ranch Eggs Subdivision, Part of NW4 Section
34, Township 1 North, Range 68 West of the 6th P.M., Weld
County, Colorado
Location: South of and adjacent to Weld County Road 4 and east of and
adjacent to Weld County Road 7
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 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 ordinances in effect.
b. Section 23-2-220.A.2--The proposed use is consistent with the intent of the A(Agricultural)
Zone District. Section 23-3-4.O of the Weld County Code provides for Home Businesses
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 proposed use is located in an existing agriculturally zoned
subdivision (Ranch Eggs). The proposed use will be located indoors and will generate few
vehicle trips.
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 otherapplicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. The proposed use is located adjacent to Broomfield and is located within
the 3-mile referral areas for the City of Northglenn, City of Broomfield and Town of Erie.
Referrals from Erie and Northglenn received October 31, 2001 and October 26, 2001
indicated no conflicts with their interests.
No referral from the City of Broomfield was received indicating a conflict with their interests.
2 EXHIBIT
2002-0043 L49Z*135q
RESOLUTION, USR-1359
John Traupe
r- Page 2
e. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County
Code. 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 2.
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 proposed site is
designated "Urban and Urban Build Up Land" by the 1979 Soil Conservation Service
Important Farmlands of Weld County Map.
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 Planning Departments staff recommendation for approval is conditional upon the following:
1. The attached Development Standards for the Special Review Permit shall be adopted and placed
on the Special Review Plat prior to recording. The completed plat shall be delivered to the Weld
County Department of Planning Services and be ready for recording in the Weld County Clerk and
Recorder's Office within 30 days of approval by the Board of County Commissioners. (Department
of Planning Services)
2. Prior to recording the plat:
A. The plat shall be amended to delineate the following:
1) The special review plat shall satisfy submittal requirements outlined in Section 23-
2-260.D of the Weld County Code, including the following:
A) The special use permit number(USR-1359)shall be indicated on the plat.
B) Weld County Road 4 is designated on the Southwest Study Capacity
Improvement Needs as a paved rural road, which requires 60 feet of
right-of-way at full build out. There is presently 60 feet of right-of-way. A
total of 30 feet from the centerline of Weld County Road 4 shall be
delineated on the plat as right-of-way. This road is maintained by Weld
County.
C) Weld County Road 7 is designated on the Southwest Study Capacity
Improvement Needs as a paved rural road, which requires 60 feet of
right-of-way at full build out. There is presently 60 feet of right-of-way. A
total of 30 feet from the centerline of Weld County Road 7 shall be
delineated on the plat as right-of-way. This road is maintained by Weld
County.
D) The vicinity map shall be drawn at a scale of 1 inch =600-feet and shall be
revised to include the following information per Section 20-2-260.D.4 of the
Weld County Code:
RESOLUTION, USR-1359
John Traupe
/ 1 Page 3
1) The general classification and distribution of soils over the parcel
under consideration. Soil classification names and agricultural
classifications must be noted in the legend.
2) Location of all residences within a on-half-mile radius,any abutting
subdivision outlines and names, and the boundaries of any
adjacent municipality.
E) The plot plan shall be revised to include the following information per
Section 20-2-260.D.5 of the Weld County Code:
1) All utility easements or rights-of-way for telephone, gas, electric,
water and sewer lines.
2) Location of areas of moderate or severe soil limitations as defined
by the Natural Resources Conservation Service or by a soil survey
or a study prepared by a soils engineer or scientist for the uses
and associated structures proposed for the parcel.
3. Prior to operation:
A. The applicants shall attempt to address the requirements of the Mountain View Fire
Protection District outlined in their referral received October 31,2001. (Mountain View Fire
Protection District)
B. The applicants shall address the requirements of the Weld County Department of Building
Inspection outlined in their referral received October 26, 2001. (Weld County Department
of Building Inspection)
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)
Motion seconded by Stephan Mokray.
VOTE:
For Passage Against Passage
Michael Miller
Bryant Gimlin
Cristie Nicklas
Cathy Clamp
Stephan Mokray
John Folsom
Lous 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.
RESOLUTION, USR-1359
John Traupe
Page 4
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 December 4, 2001.
Dated the 4th of December, 2001.
Voneen Macklin
Secretary
n
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
John & Ruth Traupe
USR-1359
1. The Site Specific Development Plan and Special Use Permit is for a Home Business (storage and
warehousing (with occasional pickup/delivery)of trophy components) 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 business shall adhere to the requirements for a Home Business as defined in Section 23-1-90
of the Weld County Code. These requirements are:
A) The use is conducted primarily within a dwelling unit or accessory structure and
principally carried on by the family resident therein.
B) The use is clearly incidental and secondary to the principal permitted use and
shall not change the character thereof. (Department of Planning Services)
4. Vehicle trips for this facility shall be limited to the following as stated by the applicants in their
application:
A) One delivery truck three times a week.
B) One UPS truck five times a week.
C) One Ford pickup and One Ford Explorer Monday-Friday. (Department of Planning
Services)
5. Number of employees shall be limited to a maximum of two full-time employees and one
part-time employee as stated by the applicants in their application. (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. 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)
8. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
9. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone
District as delineated in 25-12-103, C.R.S. (Department of Public Health and Environment)
10. Adequate toilet and handwashing facilities shall be provided for employees. (Department of Public
Health and Environment)
11. The facility shall utilize the existing public water supply(Left Hand Water District). (Department of
Public Health and Environment)
RESOLUTION, USR-1359
John Traupe
re% Page 2
12. Animal and food wastes, bedding, debris and other organic wastes shall be disposed of so that
vermin, infestation, odors, disease hazards and nuisances are minimized, (Department of Public
Health and Environment)
13. The applicant shall utilize all existing access points. No new accesses will be granted. (Department
of Public Works)
14. 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 2. (Department of Planning Services)
15. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
16. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
17. Personnel from the Weld County Departments of Public Health and Environment and Planning
Services 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.
18. 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.
19. 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.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, December 4, 2001
A regular meeting of the Weld County Planning Commission was held Tuesday 2001, in the Weld County
Public Health/Planning Building, (Room 210), 1555 N. 17th Avenue, Greeley, Colorado. The meeting was
called to order by Chair, Michael Miller, at 1:30 p.m.
ROLL CALL
Michael Miller
Bryant Gimlin
Cristie Nicklas H
Fred Walker Absent
John Folsom
Stephan Mokray
Cathy Clamp
Luis Llerena
Bruce Fitzgerald Absent
Also Present: Don Carroll, Robert Anderson, Sheri Lockman, Lauren Light, Pam Smith
The summary of the last two regular meeting of the Weld County Planning Commission held on November
6, 2001, was approved as read. The November 20, 2001 minutes were approved with amendments.
Case: County Code 2001-XX
Planner: Robert Anderson
Applicants: Reynolds & Reynolds Woods
Robert Anderson, read into the record a letter requesting a continuance to January 15, 2002.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Stephen Mokray moved to continue Case County Code 2001-XX to January 15, 2002. Cristie Nicklas
seconded. Motion carried unanimously.
— Case Number: USR-1359
Planner: Sheri Lockman
Applicant: John & Ruth Traupe
Address: 2800 W. 147`" Court
Broomfield, CO 80020
Request: A Site Specific Development Plan and a Special Review Permit for
a Home Business (storage and warehousing (with occasional
pickup/delivery)of trophy components)in the(A)Agricultural Zone
District
Legal Description: Lot 1, Block 1 -Ranch Eggs Subdivision, Part of NW4 Section 34,
Township 1 North, Range 68 West of the 6th P.M., Weld County,
Colorado
Location: South of and adjacent to Weld County Road 4 and east of and
adjacent to Weld County Road 7
Sheri Lockman,Department of Planning Services presented Case USR-1359,reading the recommendation
and comments into the record. The Department of Planning Services is recommending approval of the
application along with the Conditions of Approval and Development Standards.
John Folsom asked about Staff recommendation 2E and Development Standard#14 and if the town of Erie Z pl
signed on for the Road Impact Fee. Mr. Morrison stated that Erie had not. Mr. Folsom stated that it was just K
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the City of Longmont and the Town of Frederick. Mr. Morrison stated that it would apply due to the fact that
the area is still included in the formula and the roads are included. As long as it lies within the defined area
it will apply to the Impact Fee Ordinance.
Sheri Lockman stated that in the past they had placed the condition on if they were in the area. The project
will come before the review board so if it is not applicable they will not have to pay.
Cristie Nicklas asked Don Carroll about the access. Mr. Carroll stated that the accesses are existing. The
residential access is off WCR 7 while the two additional access the outbuildings. They are legitimate
accesses.
Ruth Traupe,the applicant, provided a brief summary with regard to the need for the property. They have an
existing business and need the addition space for storage. The existing buildings were one of the benefit to
the property.
John Folsom asked about the number of vehicle trips and if there would be a need in the future to have that
increases. Mrs. Traupe stated she would like to have more trips if it was possible. The trips are stated as
what they do now.
Cristie Nicklas asked if they were to live on the property as a primary residence. Ms. Traupe stated at the
present time they are not. They will have someone live there. Ms. Nicklas asked if that would be a problem
with the USR. Sheri Lockman stated that they need to change the request from a home business. Ms.
Lockman suggested that the request be changed to"A Site Specific Development Plan and a Special Review
Permit for a Use allowed by Right in the C-2 Commercial Zone District(storage building for commercial uses,
i.e. trophy parts) in the(A)Agricultural Zone District."
Michael Miller asked if it would be sufficient if they read that into the record or would they need to change the
application. Mr. Morrison stated it was advertised as a home business and described as a storage building
for trophy pars. The description should be reflected in the resolution.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Cristie Nicklas moved that Case USR-1359, along with the change to Development Standard #4A to one
delivery truck three times a week, #4B to one UPS truck five times a week, and the change to the request,
be forwarded to the Board of County Commissioners along with the Conditions of Approval and Development
Standards with the Planning Commissions recommendation of approval. Stephan Mokray seconded the
motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom,yes;Stephan Mokray,yes; Michael Miller,yes;Bryant Gimlin,yes;Cathy Clamp,yes;Cristie Nickles,
yes; Luis Llerena, yes. Motion carried unanimously.
Case Number: USR-1362
Planner: Lauren Light
Applicant: Theodore Schrage
0866 State Highway 60
Loveland, CO 80537
Request: A Site Specific Development Plan and a Special Review Permit
for a Single Family Dwelling Unit, Other than Those Permitted
under Chapter 23,Article III, Division 1, Section 23-3-20.A, in the
A(Agricultural)Zone District.
Legal Description: Lot B of RE-2509; Pt. of the NE4 of Section 6, Township 4 North,
Range 68 West of the 6th P.M., Weld County, Colorado
Location: South of and adjacent to State Highway 60; west of and adjacent
to Weld County Road 3
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