HomeMy WebLinkAbout20021439.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant William Ward Case Number USR-1385
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments (10 pages) X
3 Department of Planning Services field check form (5 pages) X
4 Planning Commissioner Field Check Form (1 page) X
5 Letter to Applicant X
6 Legal Notifications (3 pages) X
7 Application (6 pages) X
8 Maps (1 page) X
9 Referral List X
10 Referrals without comments(2 pages) X
Referrals with comments
11 Weld County Department of Public Works, referral received X
05/02/02(3 pages)
12 Weld County Department of Public Health and Environment, X
referral dated 04/26/02 (2 pages)
13 Weld County Department of Building Inspection, referral dated X
04/22/02 (3 pages)
14 Office of the State Engineer, Division of Water Resources, X
referral received 04/17/02 (2 pages)
15 Weld County Sheriff's Office, referral received 04/10/2002 X
(1 page)
16 Weld County Zoning Compliance Officer, referral dated 04/04/02 X
(1 page)
17 Colorado Division of Wildlife, referral received 04/18/02 X
18 Deeds (14 pages) X
19 Surrounding Property/Mineral Owners (11 pages) X
20 Utilities X
21 Soil Survey(18 pages) X
22 Platte Valley Soil Conservation District, referral received X
05/17/02
4. Error
2002-1439 et}3$5
I hereby certify that the 22 items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded
to the Clerk to the Board's office.
acia
Chris Gathman ❖ Planner
WIWDc LAND USE
APPLICATION
SUMMARY SHEET
COLORADO
Case Number: USR-1385 Hearing Date: May 21, 2002
Applicant: William Ward Address: 12524 Weld County Road 251/2
Request: A Site Specific Development Plan and a Special Review Permit for a Use by Right,
an Accessory Use,or a Use by Special Review in the Commercial or Industrial Zone
District (Slide in truck camper sales, indoor storage of slide in truck camper parts,
RV Service & Repair(not including chassis or engine repair), sale of RV parts and
accessories, embroidery/sewing of slide in truck camper cushions and hats and
jackets and sales of hats and jackets) in the A (Agricultural) Zone District
Legal Description: Lot A of RE-2235; part of the SW4 NE4 Section 31, Township 3 North,
Range 66 West of the 6th P.M., Weld County, Colorado
Location: East of and adjacent to Weld County Road 251/2 , Approximately 1/2 mile south of
Weld County Road 28
Size of Parcel: +/- 3 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 4/4/2002
• Weld County Department of Public Health and Environment, referral received 4/26/2002
• Weld County Department of Public Works, referral received 4/30/2002
• Office of State Engineer - Division of Water Resources, referral received 4/17/2002
• Town of Platteville, referral received 4/23/2002
• Weld County Sheriffs Offices, referral received 4/10/2002
• Colorado Division of Wildlife, referral received 4/18/2002
• Weld County School District RE-1, referral received 4/15/2002
• Weld County Department of Building Inspection, referral received 4/22/2002
EXHIBIT
USR 1385 (Ward) 1
r
The Department of Planning Services' staff has not received responses from the following
agencies:
• Colorado Department of Transportation
• Union Pacific Railroad
• Platte Valley Soil Conservation
r
USR-1385 (Ward)2
PMIT
SPECIAL REVIEW REVIEW
ADMINISTRATIVE REVIEW
WUDe
COLORADO
Planner: Chris Gathman
Case Number: USR-1385 Hearing Date: May 21, 2002
Applicant: William Ward Address: 12524 Weld County Road 251/2
Request: A Site Specific Development Plan and a Special Review Permit for a Use by Right,
an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts (Slide in truck camper sales, indoor storage of slide in truck camper parts,
RV Service & Repair (not including chassis or engine repair), sale of RV parts and
accessories, embroidery/sewing of slide in truck camper cushions and hats and
jackets and sales of hats and jackets) in the A (Agricultural) Zone District
Legal Description: Lot A of RE-2235; part of the SW4 NE4 Section 31, Township 3 North,
Range 66 West of the 6th P.M., Weld County, Colorado
Location: East of and adjacent to Weld County Road 251/2 , Approximately 1/2 mile south of
Weld County Road 28
Parcel Size: +/- 3 Acres Parcel Number: 1211 31 000051
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 not
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. Section 22-2-150 C.Goal
2 of the Weld County Code states "Ensure the compatibility of commercial land
uses with adjacent land uses." This facility is located adjacent to an existing Oil
and Gas Support and Service facility (Rocky Mountain Oil Tools, Inc.) that was
approved under Special Use Permit 1216. With the exception of storage of slide in
truck campers, all materials will be stored inside and relatively few vehicle trips will
be generated by this operation. The applicants are proposing a one-hundred twenty
(120) square foot lighted sign along the eastern property line. The property in
question is zoned A(Agricultural). Section 23-4-90 of the Weld County Code allows
USR-1385 (Ward)3
one identification sign per principal use in the Agricultural zone district be allowed
provided the sign does not exceed sixteen (16) square foot in area. The proposed
identification sign (due to its location in proximity to Highway 85) shall not exceed
36 square feet.
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 any use permitted as a Use by Right, an Accessory Use, or a 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. This facility is located adjacent to an existing Oil
and Gas Support and Service facility (Rocky Mountain Oil Tools, Inc.). State
Highway 85 is located immediately east of this site. Farmground and vacant land
is located west of and south of the site.
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 proposed use is located within the 3-
mile referral area for the Town of Platteville. The Town of Platteville, in a referral
received April 23, 2002, indicated no conflict with their interests.
e. Section 23-2-220.A.5 —The site does not lie within any Overlay Districts.
f. Section 23-2-220.A.6—The applicant has demonstrated a diligent effort has been
made to conserve prime farmland in the locational decision for the proposed use.
The proposed use is located on land designated "Prime" by the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. However,the size
of the site(3 acres)and location of existing improvements and concrete access and
parking areas on the property make the property impractical to farm.
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 are sufficient to 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.
Should the Planning Commission motion to approve this application, Planning Staff
recommends the following conditions:
USR-1385 (Ward)4
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 scheduling a Board of County Commissioners hearing:
A. The applicant shall submit a detailed plan outlining how irrigation will be provided
for on-site landscaping. (Department of Planning Services)
3. Prior to recording the plat:
A. The plat shall be labeled USR-1385. (Department of Planning Services)
B. 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. (Department of Planning
Services)
2) The attached Development Standards. (Department of Planning Services)
3) The approved Landscape Plan. (Department of Planning Services)
4) The camper display area.
5) WCR 25.5 is designated on the Transportation Plan Map as a local gravel
road, which requires a 60-foot right-of-way at full build out. There is
presently a 60-foot right-of-way. A total of 30-feet from the centerline of
WCR 25.5 shall be designated on the plat. (Department of Public Works)
C. A Landscape Plan shall be submitted for review and approval by the Department
of Planning Services. Plant types, sizes and heights shall be indicated on the plan.
The landscaping plan shall address screening along Highway 85, the parking area
and open areas adjacent to Weld County Road 25.5. Proposed landscaping in clear
vision areas shall be no more than 2.5 feet height. (Department of Planning
Services)
D. The septic system serving the embroidery/sewing shop shall be reviewed by a
Colorado Registered Professional Engineer. The review shall consist of observation
of the system and a technical review describing the systems ability to handle the
proposed hydraulic load.The review shall be submitted to the Environmental Health
Services Division of the Weld County Department of Public Health and
Environment. In the event the system is found to be inadequately sized or
constructed the system shall be brought into compliance with current Regulations.
Evidence of approval shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
USR-1385 (Ward)5
E. The applicant shall submit a waste handling plan,for approval,to the Environmental
Health Services Division of the Weld County Department of Public Health &
Environment. The plan shall include at a minimum, the following:
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).Evidence
of approval shall be submitted to the Department of Planning
Services. (Department of Public Health and Environment)
F. The application shall address the requirements of the Weld County Department of
Public Works in regards to the existing drainage pond. Evidence of Department of
Public Works approval shall be submitted to the Department of Planning Services.
(Department of Public Works)
G. Upon completion of items 3A through 3F, 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)
4. Prior to operation:
A. The applicant shall address the requirements of the Weld County Department of
Building Inspection as outlined in their referral received April 22, 2002. (Department
of Building Inspection)
5. The applicant shall provide a copy of the approved augmentation plan and the well permit
for irrigation of landscaping to the Department of Planning Services. (Department of
Planning Services)
6. Upon completion of 3 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)
7. 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
filemaybesenttomaps@co.weld.co.us. (Department of Planning Services)
USR-1385(Ward)6
8. 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-1385(Ward)7
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
William Ward
USR-1385
1. The Site Specific Development Plan and Special Use Permit is for a Use by Right,
an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
District(Slide in truck camper sales, indoor storage of slide in truck camper parts, RV
Service & Repair (not including chassis or engine repair), sale of RV parts and
accessories, embroidery/sewing of slide in truck camper cushions and hats and
jackets and sales of hats and jackets) 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 on-site identification sign proposed adjacent to State Highway 85 shall not
exceed 36 square feet. (Department of Planning Services)
4. Any on-site signs to be illuminated shall be internally illuminated. (Department of
Planning Services)
5. Hours of operation shall be from 8:30 A.M to 5:30 P.M. Monday through Saturday as
indicated in the application. (Department of Planning Services)
6. RV (Recreational Vehicle) service and repair work shall be conducted within
enclosed buildings. No outside RV storage shall be allowed. (Department of
Planning Services)
7. The off-street parking spaces including the access drive shall be surfaced with
gravel, asphalt, concrete or the equivalent. It shall be graded to prevent drainage
problems. (Department of Public Works)
8. The applicant shall utilize the existing access from WCR 25.5. (Department of Public
Works)
9. The applicant shall utilize the parking areas designated on the plat. (Department of
Public Works)
10. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for
final disposal in a manner that protects against surface and groundwater
contamination. (Department of Public Health and Environment)
USR-1385(Ward)8
11. 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)
12. 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 Works and Environment)
13. Fugitive dust shall be controlled on this site. (Department of Public Health and
Environment)
14. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25-12-103 C.R.S., as amended. (Department of
Public Health and Environment)
15. All pesticides, fertilizer, and other potentially hazardous chemicals must be stored
and handled in a safe manner in accordance with product labeling. (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. Adequate handwashing and toilet facilities shall be provided for employees and
patrons of the facility. (Department of Public Health and Environment)
18. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes. (Department of Public Health and Environment)
19. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
20. The property owner or operator shall be responsible for complying with the
Operation Standards of Section 23-2-250, Weld County Code.
21. Personnel from the Weld County Departments of Public Health and Environment,
Public Works 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.
22. 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.
/'`
USR-1385(Ward)9
23. 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-1385(Ward) 10
DEPARTMENT OF PLANNING SERVICES
(iik
W�`��. PHONE (970) 353-6100,AX (97 E04-6498
FAX (970) 304-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
April 3,2002
William Ward
12524 WCR 251/2
Ft Lupton CO 80621
Subject: USR-1385- Request for a Site Specific Development Plan and Special Use Permit for a Use by Right,an
Accessory Use,or a Use by Special Review in the Commercial or Industrial Zone Districts(Slide in Truck
Camper sales, indoor storage of slide in truck camper parts, embroidery/sewing of slide in truck camper
cushions,hats and jackets,and sales of hats and jackets on a parcel of land described as LotAof RE-2235;
part of the SW4 NE4 of Section 31, T3N, 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 Platteville Planning Commission for their review and comments.
Please call Platteville at (970) 785-2245 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 Platteville 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.
Reesspp�ectfully,
Chris Gathman
EXHIBIT
Planner 5
PLANNING COMMISSION SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS: MrA., I , THE SIGN SHALL BE
POSTED ADJACENT TO AND VISIBLE FROM A PUBLICLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE
EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A
PUBLICLY 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 PUBLICLY MAINTAINED
ROAD RIGHT-OF-WAY.
I HEREBY CERTIFY UNDER THE PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE
PROPERTY AT LEAST 10 DAYS BEFORE THE PLANNING COMMISSION HEARING FOR USR- 1 3 85
THE SIGN WAS POSTED BY:
NAME OF PERSON POSTING SIGN
aln
SIGNATURE FOR PERSON POSTING SIGN
STATE OF COLORADO)
)ss.
COUNTY OF WELD )
`,)'1✓L
SUBSCRIBED AND SWORN TO ME THIS V DAY OF .11)CLV. f9 aD 0
ciKAJ '
NOTARY PUBLIC
MY COMMISSION EXPIRES: / "•A9 "0 Co
..� THIS FORM SHALL BE PLACED IN THE APPROPRIATE FILE FOR THE ABOVE CASE.
FIELD CHECK
CASE NUMBER: USR-1385 DATE OF INSPECTION: -0 71/4 2-
APPLICANT'S NAME: William Ward
PLANNER: Chris Gathman
REQUEST: Site Specific Development Plan and Special Use Permit for a Use by Right, an Accessory Use,
or a Use by Special Review in the Commercial or Industrial Zone Districts (Slide in Truck
Camper sales, indoor storage of slide in truck camper parts,embroidery/sewing of slide in truck
camper cushions, hats and jackets, and sales of hats and jackets.
LEGAL DESCRIPTION: Lot A of RE-2235; part of the SW4 NE4 of Section 31,T3N, R66W of the 6th P.M.,
Weld County, Colorado.
LOCATION: East of and adjacent to WCR 25'1;; approximately,ly 1/2/mile south of WCR 28.
LAND USE: N T.-etcee_-pLG' ≤ �� 677.4,e4 e2'72e--2-dree---f
E AV £15: are'cry
S �ii�C--a ana'/
2 �LG2Lr Q6'QJ C W)
ZONING: N A(Agricultural)
E A(Agricultural)
S A(Agricultural)
W A (Agricultural)COMMENTS: 677? 2 i
S'- S .to a o�� tezue4c «D/Le�c„ft
(L 2?l-t z O C Oaard�iQLG �E�
cxe fa no a& 4 ,Q.0-e-LE��/r-E, al e
P.C. Member
EXHIBIT
� y
FIELD CHECK inspection date: 4/25/02
CASE NUMBER: USR-1385
APPLICANT: William Ward
LEGAL DESCRIPTION: Lot A - RE 2235; Part of SW4 NE4 31-3-66
LOCATION: East of and adjacent to WCR 25.5, Approx. 1/2 mile south of WCR
28
Zoning Land Use
N A (Agricultural) N Oil & Gas Support facility Business (Rocky
Mountain Oil Tools, Inc.)
E A(Agricultural) E Highway 85
S A (Agricultural) S Vacant land
W A (Agricultural) W Farmground
COMMENTS:
* Existing steel building on-site that houses operation.
* Concrete parking area.
• Display area for trailers immediately adjacent to State Highway 85
• Existing single family residence on-site to the south of the Business.
d
Chris Gathman, Current Planner
EXHIBIT
13
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