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Home My WebLink About20050900.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Stephan Brancucci Case Number USR-1493 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 Adams County Planning, referral received November 9, 2004 X Colorado Division of Wildlife, referral received November 4,2004 X Weld County Zoning Compliance, referral received November 1, 2004 and X February 3,2005 • 4 Referrals with comments X Weld County Public Works, referral received November 9,2004 and February 4, X 2005 Weld County Public Health and Environment, referral received November 30, 2004, X January 4, 2005, and February 7, 2005 Greater Brighton Fire Protection District, referral received November 5, 2004 and X February 3, 2005 Weld County Building Inspection, referral received November 16, 2004 X Patina Oil & Gas Corporation, referral received December 28, 2004 C-11-Yet ) X • 5 Surrounding Property Owners- Letters • 6 PC Exhibits X • 6.A Facsimile from Glen Droegemueller dated January 5, 2005 X • 6.B Condition Language provided by Glen Droegemueller X • 6.C Memorandum from Weld County Department of Health and Environment,dated X January 4, 2005 "r 6.D Memorandum from the Department of Planning Services, dated February 15, 2005 X I hereby certify that the twenty-one items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Boa of County Commissioners hearing. • Jacquelin?Hatch lanner :Vat ' 2005-0900 MEMORANDUM ft4 TO: Planning Commission WIiDC DATE: February 15, 2005 COLORADO FROM: Jacqueline Hatch, Planner SUBJECT: Updated USR-1493 The Department of Planning Services has provided updated comments for USR-1493 for Stephan Brancucci do Glen Doegemueller with Otis, Goan & Stewart for COPART, Inc for a Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) Zone District. Staff has also included comments that have been received since the January 4, 2005 Planning Commission hearing from referral agencies. _" EXHIBIT LAND USE APPLICATION COLORADO SUMMARY SHEET Planner: Jacqueline Hatch Case Number USR-1493 Hearing Date: December 21, 2004 continued to January 4, 2005; continued to February 15, 2005 Applicant: Stephan Brancucci c/o Glen Doegemueller with Otis, Coan & Stewart for COPART, Inc Address: 1812 56th Avenue, Greeley, CO 80634 Request: A Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) Zone District Legal Description: Pt NE4 SE4 and Lot B of RE-3932 Section 30, Township 1 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: West of and adjacent to County Road 27 and approximately ' mile north of County Road 4. Size of Parcel: 46 +/- acres Parcel Number: 1471 30 000012 & 1471 30 000025 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 November 1, 2004 and February 3, 2005 • Weld County Department of Public Health and Environment, referral received November 30, 2004; January 4, 2005 and February 7, 2005 • Weld County Department of Public Works, referral received November 9, 2004 and February 4, 2005 Stephan Brancucci USR-1493 Page 1 of 14 • Weld County Department of Building Inspection, referral received November 16, 2004 • Greater Brighton Fire Protection District, referral received November 9, 2004 and February 3, 2005 • Adams County Department of Planning, referral received November 9, 2004 • Colorado Division of Wildlife, referral received November 4, 2004 The Department of Planning Services' staff has not received responses from the following agencies: • West Adams Soil Conservation District • Town of Brighton Stephan Brancucci USR-1493 Page 2 of 14 SPECIAL REVIEW PERMIT W�`pC ADMINISTRATIVE REVIEW COLORADO Planner: Jacqueline Hatch Case Number: USR-1493 Hearing Date: December 21, 2004 continued to January 4, 2005; continued to February 15, 2005 Applicant: Stephan Brancucci c/o Glen Doegemueller with Otis, Goan & Stewart for COPART, Inc. Address: 1812 56'h Avenue, Greeley, CO 80634 Request: A Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) Zone District Legal Description: Pt NE4 SE4 and Lot B of RE-3932 Section 30, Township 1 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: West of and adjacent to County Road 27 and approximately 1/4 mile north of County Road 4. Size of Parcel: 46 +/- acres Parcel Number: 1471 30 000012 & 1471 30 000025 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 22-2-150B.4 I Policy 2.4 states: "Promote industrial development that is appropriately located in Stephan Brancucci USR-1493 Page 3 of 14 relation to surrounding land uses and that meets necessary environmental standards". Development standards and conditions of approval will ensure that the proposed use will be compatible with the region. A single family home and USR-1402 for a maintenance shop and storage are located to the north of the site. USR-969 for a water ski club is located to the west of the site. The properties to the south are zoned 1-3 (Industrial). The Union Pacific railroad is located to the east of the site along with Greenleaf Wholesale Florist, Inc. b. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the 1-3 (Industrial) Zone District. Section 23-3-330.D.3 of the Weld County Code provides for a commercial junkyard or salvage yard as a Use by Special Review in the 1-3 (Industrial) Zone District. The Special Use Permit is for COPART an insurance company for the processing and selling intact insurance damaged vehicles. c. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The site currently has a single family home on the property and is in agricultural practices. A single family home and USR- 1402 for a maintenance shop and storage are located to the north of the site. USR-969 for a water ski club is located to the west of the site. The properties to the south are zoned 1-3 (Industrial). The Union Pacific railroad is located to the east of the site along with Greenleaf Wholesale Florist, Inc. The applicant shall submit a Screening Plan for the outdoor storage of vehicles, equipment or materials from adjacent properties and future rights-of-way. 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 site is located within the three mile referral area for the Town of Brighton and Adams County. Adams County in their referral dated November 9, 2004 stated that they had no concerns with the application. The Town of Brighton did not respond to the referral indicating no concern with their interests. e. Section 23-2-220.A.5 -- The site does not lie within any Overlay Districts. 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) f. 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. Stephan Brancucci USR-1493 Page 4 of 14 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 scheduling a Board of County Commissioners hearing: A. The-applicant-shall submit a -detailed- signage-plan to theWeld County Department of Planning Services. Unless other wise specified the 13 (Industrial) Zone District allows for a maximum of two identification signs not to exceed one hundred and fifty (150) square feet each face per Section 23 1 100 of the Weld County Code. (Department of Planning Services) B. Section 22-5-100.A of the Weld County Code states "oil and gas exploration and production should occur in a manner which minimizes the impact to agricultural uses and the environment and reduces the conflicts between mineral development and current and future surface uses." Section 22-5-100.B of the Weld County Code states "...encourage cooperation, coordination and communication between the surface owner and the mineral owner/operators of either the surface or the mineral estate." Section 22-5-100.B.1 of the Weld County Code also states "new development should be planned to take into account current and future oil and gas drilling activity to the extent oil and gas development can reasonably be anticipated." The applicant shall either submit a copy of an agreement with the property's mineral owner/operators stipulating that the oil and gas activities have been adequately incorporated into the design of the cite or show evidence that an adequate attempt has been made to mitigate the--sencerns of the mineral owner/operators. Drill envelopes can be delineated on the plat in accordance with the State requirements as an attempt to mitigate concerns. The plat shall be amended to include any poc-ible future drilling sites. The applicant shall indicate that an agreement can be reached between the mineral holders at least five days prior to the Board of County Commissioners hearing. In the alternative the applicant would show evidence that an adequate attempt has been made to mitigate the concerns. If that cannot be proven the Board of County Commissioners has the option of denying the Use by Special Review application. (Department of Planning Services) 2. Prior to recording the plat: A. The applicant shall provide the Department of Public Works with a storm water drainage report and erosion control plan for review and approval. The proposed detention/water quality control pond shall be located outside the future right-of- way identified for County Road 27. Evidence of approval shall be submitted to the Department of Planning Services. (Department of Public Works) B. The applicant shall attempt to address the requirements (concerns) of the Greater Brighton Fire Protection District, as stated in the referral response dated Stephan Brancucci USR-1493 Page 5 of 14 November 5, 2004 and February 3, 2005. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services) C. The applicant shall submit to the Department of Planning Services Screening Plan for review and approval. The plan shall include the method of screening the outdoor storage of vehicles, equipment or materials from adjacent properties and future rights-of-way. Given that the landscape treatment is established, staff will not require additional landscape treatment. The applicant shall maintain compliance with Section 23-2-250.6.7 of the Weld County Code at all times. (Department of Planning Services) D. The applicant shall submit to the Department of Planning Services with a property maintenance plan for review and approval. The maintenance plan shall be in compliance with Section 23-2-250.B.7 of the Weld County Code. (Department of Planning Services) E. In the event, the applicant intends to wash vehicles or equipment on site the following shall apply: The applicant shall provide evidence that any vehicle washing area will be designed and constructed to capture all effluent and prevent any discharges from the washing of vehicles or equipment in accordance with the Rules and Regulations of the Water Quality Control Commission and the Environmental Protection Agency. Evidence that there will or will not be any vehicles or equipment washing on site shall be submitted to the Department of Public Health and Environment for review and approval. Evidence of approval from the Department of Public Health and Environment shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) F. The mobile home on the property shall be removed or re-permitted as a security/caretaker home. Evidence of such submittal shall be submitted to the Department of Planning Services. (Department of Planning Services) G. 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. Evidence of approval from the Department of Public Health and Environment shall be submitted to the Department of Planning Services. 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). (Department of Public Health and Environment) Stephan Brancucci USR-1493 Page 6 of 14 H. The septic system serving the existing warehouse/onion shed 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) The plat shall be amended to delineate the following: 1. All sheets shall be labeled USR-1493 (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. County Road 27 is designated on the County Road Classification Plan as major arterial road, which requires 140 feet of right-of-way at full build out. There is presently 60 feet of right-of-way. A total of 70 feet from the centerline of County Road 27 shall be delineated on the plat as right-of- way reservation for future expansion of County Road 27. This road is maintained by Weld County. (Department of Public Works) 4. The existing north access by the office building shall be abandoned near the proposed parking area. Evidence of closure shall be submitted to the Department of Planning Services. (Department of Public Works) 5. The three acres adjacent to the existing office and warehouse area shall be paved. The paving shall match the existing grades. The remaining storage lot for vehicles shall be surfaced with a minimum of six inches of gravel and shall be delineated on the plat. (Department of Public Works) 6. The applicant shall submit a plan demonstrating the turning radiuses onto and off of County Road 27 to the Department of Public Works for review and approval. Evidence of approval shall be submitted to the Department of Planning Services. The plat shall delineate the approved adequate turning radiuses onto and off of County Road 27. (Department of Public Works) 7. The plat shall delineate all on-site circulation as approved by the Department of Public Works and the Greater Brighton Fire Protection District. (Department of Planning Services and Greater Brighton Fire Protection District) 8. The forty-one (41) parking spaces as outlined on the plat shall be appropriately striped and equipped with wheel guards where needed to prevent vehicles for extending beyond the boundaries of their space and Stephan Brancucci USR-1493 Page 7 of 14 coming into contact with other vehicles, walls, fences, sidewalks, or plantings. (Department of Planning Services) 9. The applicant shall provide a Lighting Plan. Should exterior lighting be a part of this facility, all light standards shall be delineated on the plat and be in accordance with Section 23-3-250.B.6 of the Weld County Code. (Department of Planning Services) 10. The location of the dumpster shall be delineated on the plat. Areas used for trash collection shall be screened from public rights-of-way and all adjacent properties. These areas shall be designed and used in a manner that will prevent wind- or animal-scattered trash as outlined in Section 23-3-250.A.6 of the Weld County Code. (Department of Planning Services) 11. The four acre "non-standard vehicle area" shall be identified on the plat along with the proposed markers. (Department of Planning Services) J. 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) K. The applicant shall complete all proposed improvements including those regarding landscaping, screening, access improvements and parking lot requirements or enter into an Improvements Agreement according to policy regarding collateral for improvements (access drive, parking areas, plant materials, fencing, screening, etcetera) and post adequate collateral for all required materials. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the USR plat. (Department of Planning Services) 3. Upon completion of 1. and 2. 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) 4. The Department of Planning Services respectively requests the surveyor provide a digital copy of this 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 mapsco.weld.co.us. (Department of Planning Services) Stephan Brancucci USR-1493 Page 8 of 14 5. Prior to the issuance of building permits: A. The applicant shall provide a written sign-off from the Greater Brighton Fire Protection District to the Department of Planning Services. (Department of Planning Services) 6. 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) Stephan Brancucci USR-1493 Page 9 of 14 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Stephan Brancucci USR-1493 1. The Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) 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. 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) 4. 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) 5. 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) 6. The applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health and Environment) 7. Fugitive dust and fugitive particulate emissions shall be controlled on this site. (Department of Public Health and Environment) 8. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as delineated in 25-12-103 C.R.S., as amended. (Department of Public Health and Environment) 9. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility. (Department of Public Health and Environment) 10. 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) Stephan Brancucci USR-1493 Page 10 of 14 11. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department of Public Health and Environment) 12. 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 (HAP's) and volatile organic compounds (VOC's). (Department of Public Health and Environment) 13. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. (Department of Public Health and Environment) 14. If applicable, 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) 15. If applicable, 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) 16. The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 17. A building permit shall be obtained prior to the construction of any new building, addition or remodel of existing buildings. A building permit is required for change of use of any existing buildings. (Department of Building Inspection) 18. The buildings will probably be classified as follows: Mixed Use B (Office) and S-1 (Warehouse) occupancies. Mixed use S-1 (Warehouse) and S-2 (Vehicle Storage). Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Weld County Code. (Department of Building Inspection) 19. 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 2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 20. Building height shall be measured in accordance with the 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. Offset and setback requirements are measured to the farthest projection from the building. (Department of Building Inspection) Stephan Brancucci USR-1493 Page 11 of 14 21. Building height, wall and opening protection and limitations and separation of buildings of mixed occupancy classifications shall be in accordance with the Building Code. Setback and offset distances shall be determined by the Weld County Code. (Department of Building Inspection) 22. The maximum amount of indoor and outdoor storage of nonflammable solids and nonflammable and non combustible liquids shall not exceed the amounts in Table 414.2.4 of the International Building Code. (Departments of Building Inspection and Planning Services) 23. The site will be limited to the storage of a range of vehicles assigned to the user of the property by insurance companies for potential sale. Those vehicles have included: cars, trucks, sport utility vehicles, vans, recreational vehicles, buses, semi's, tractor-trailers, trailers, motorcycles, all-terrain vehicles, scooters, mopeds, boats, jet-skis, small tractors, backhoes, and bulldozers passenger vehicles, including autos, trucks, and motorcycles as indicated in the application material. (Department of Planning Services) 24. The hours of operation are 7:00am to 6:00pm Monday through Friday. There shall be no weekend hours as indicated in the application material. (Department of Planning Services) 25. The site shall not have more then ten (10) twenty (20) employees on site at any given time as indicated in the application material. (Department of Planning Services) 26. No vehicle dismantling, crushing, or sale of parts shall occur on site. (Department of Planning Services) 27. Parking of vehicles shall be limited to exterior surface parking only, no stacking of vehicles is allowed. The warehouse structures shall not be utilized to store vehicles or vehicle parts. (Department of Planning Services) 28. The Special Use Permit is for COPART(an insurance company for the processing and selling intact insurance damaged vehicles) and shall not be transferable to any successors in interest to the prescribed property and shall terminate automatically upon conveyance or I ace of the property to others for operation of the facility. The Special Use Permit was originally granted to COPART (a company that provides services to insurance companies relating to the processing and selling of intact insurance damaged vehicles). This Special Use Permit may be transferred by COPART to any company which acquires COPART and intends to continue the operation of the Property without change from those conditions identified in this Special Use Permit. In the alternative, COPART may transfer this Special Use Permit to any "Related Entity" which is defined to mean an entity in which COPART is a shareholder, member of a limited liability company, or an owner of a company which is a subsidiary of COPART or a related entity of COPART provided that COPART delivers to Weld County a Notice of Transfer 30 days prior to the completion of that transfer and identifies the relationship or ownership interest that COPART will have in the related entity. No other transfer by COPART of this Special Use Permit shall be permissible. Any other transfer of interest of the Stephan Brancucci USR-1493 Page 12 of 14 prescribed property shall cause automatic termination of the Use by Special Review. (Department of Planning Services) 29. The application does not propose any portion of the site to be leased to another party. In the event that a portion of the building is proposed to be leased to another party in the future, the applicant shall submit a copy of the lease agreement and information regarding the proposed use of the leased portion to the Weld County Building Inspection Department, Greater Brighton Fire Protection District and the Department of Planning Services for review. Based upon the proposed use and/or impacts of the leased portion, the Department of Planning Services may require an Amended Use by Special Review application. This condition shall not prevent COPART from leasing a portion of a building as an office to an insurance company with whom COPART regularly conducts business. COPART shall notify Weld County of any such lease and provide Weld County with a copy of the lease, but such leasing shall not require an Amended Use By Special Review Application. (Department of Planning Services) 30. All outdoor storage materials exceeding eight (8) feet in height shall be located within the four acre "non-standard vehicle area" as shown on the plat for the screening of the outdoor storage. (Department of Planning Services) 31. The four acre "non-standard vehicle area" shall be identified and maintained on site at all times. (Department of Planning Services) 32. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services) 33. The landscaping on site shall be maintained in accordance with the approved Screening Plan. (Department of Planning Services) 34. 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) 35. Larger equipment, semi tractor trailer rigs — low boys, shall not utilize County Road 6 to access the site. (Department of Public Works) 36. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 37. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 38. 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. Stephan Brancucci USR-1493 Page 13 of 14 39. 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. 40. 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. Stephan Brancucci USR-1493 Page 14 of 14 Oftv; WIIDc LAND USE APPLICATION COLORADO SUMMARY SHEET Planner: Jacqueline Hatch Case Number: USR-1493 Hearing Date: December 21, 2004 continued to January 4, 2005 Applicant: Stephan Brancucci do Glen Doegemueller with Otis, Coan & Stewart for COPART, Inc Address: 1812 56th Avenue, Greeley, CO 80634 Request: The Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) Zone District Legal Description: Pt NE4 SE4 and Lot B of RE-3932 Section 30, Township 1 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: West of and adjacent to County Road 27 and approximately 1/4 mile north of County Road 4. Size of Parcel: 46 +/- acres Parcel Number: 1471 30 000012 & 1471 30 000025 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 November 1, 2004 • Weld County Department of Public Health and Environment, referral received November 30, 2004 • Weld County Department of Public Works, referral received November 9, 2004 • Weld County Department of Building Inspection, referral received November 16, 2004 • Greater Brighton Fire Protection District, referral received November 9, 2004 Stephan Brancucci USR-1493 Page 1 of 12 • Adams County Department of Planning, referral received November 9, 2004 • Colorado Division of Wildlife, referral received November 4, 2004 The Department of Planning Services' staff has not received responses from the following agencies: • West Adams Soil Conservation District • Town of Brighton Stephan Brancucci USR-1493 Page 2 of 12 SPECIAL REVIEW PERMIT Wi`pC ADMINISTRATIVE REVIEW COLORADO Planner: Jacqueline Hatch Case Number: USR-1493 Hearing Date: December 21, 2004 continued to January 4, 2005 Applicant: Stephan Brancucci do Glen Doegemueller with Otis, Coan & Stewart for COPART, Inc. Address: 1812 56th Avenue, Greeley, CO 80634 Request: The Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) Zone District Legal Description: Pt NE4 SE4 and Lot B of RE-3932 Section 30, Township 1 North, Range 66 West of the 6th P.M., Weld County, Colorado Location: West of and adjacent to County Road 27 and approximately Y mile north of County Road 4. Size of Parcel: 46 +/- acres Parcel Number: 1471 30 000012 & 1471 30 000025 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 22-2-150B.4 I Policy 2.4 states: "Promote industrial development that is appropriately located in Stephan Brancucci USR-1493 Page 3 of 12 relation to surrounding land uses and that meets necessary environmental standards". Development standards and conditions of approval will ensure that the proposed use will be compatible with the region. A single family home and USR-1402 for a maintenance shop and storage are located to the north of the site. USR-969 for a water ski club is located to the west of the site. The properties to the south are zoned I-3 (Industrial). The Union Pacific railroad is located to the east of the site along with Greenleaf Wholesale Florist, Inc. b. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the 1-3 (Industrial) Zone District. Section 23-3-330.D.3 of the Weld County Code provides for a commercial junkyard or salvage yard as a Use by Special Review in the 1-3 (Industrial) Zone District. The Special Use Permit is for COPART an insurance company for the processing and selling intact insurance damaged vehicles. c. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The site currently has a single family home on the property and is in agricultural practices. A single family home and USR- 1402 for a maintenance shop and storage are located to the north of the site. USR-969 for a water ski club is located to the west of the site. The properties to the south are zoned 1-3 (Industrial). The Union Pacific railroad is located to the east of the site along with Greenleaf Wholesale Florist, Inc. The applicant shall submit a Screening Plan for the outdoor storage of vehicles, equipment or materials from adjacent properties and future rights-of-way. 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 site is located within the three mile referral area for the Town of Brighton and Adams County. Adams County in their referral dated November 9, 2004 stated that they had no concerns with the application. The Town of Brighton did not respond to the referral indicating no concern with their interests. e. Section 23-2-220.A.5 --The site does not lie within any Overlay Districts. 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) f. 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. Stephan Brancucci USR-1493 Page 4 of 12 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 scheduling a Board of County Commissioners hearing: A. The applicant shall submit a detailed signage plan to the Weld County Department of Planning Services. Unless other wise specified the 1-3 (Industrial) Zone District allows for a maximum of two identification signs not to exceed one hundred and fifty (150) square feet each face per Section 23-4-100 of the Weld County Code. (Department of Planning Services) B. Section 22-5-100.A of the Weld County Code states "oil and gas exploration and production should occur in a manner which minimizes the impact to agricultural uses and the environment and reduces the conflicts between mineral development and current and future surface uses." Section 22-5-100.6 of the Weld County Code states "...encourage cooperation, coordination and communication between the surface owner and the mineral owner/operators of either the surface or the mineral estate." Section 22-5-100.B.1 of the Weld County Code also states "new development should be planned to take into account current and future oil and gas drilling activity to the extent oil and gas development can reasonably be anticipated." The applicant shall either submit a copy of an agreement with the property's mineral owner/operators stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owner/operators. Drill envelopes can be delineated on the plat in accordance with the State requirements as an attempt to mitigate concerns. The plat shall be amended to include any possible future drilling sites. (Department of Planning Services) 2. Prior to recording the plat: A. The applicant shall provide the Department of Public Works with a storm water drainage report and erosion control plan for review and approval. The proposed detention/water quality control pond shall be located outside the future right-of- way identified for County Road 27. Evidence of approval shall be submitted to the Department of Planning Services. (Department of Public Works) B. The applicant shall attempt to address the requirements (concerns) of the Greater Brighton Fire Protection District, as stated in the referral response dated November 5, 2004. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services) C. The applicant shall submit to the Department of Planning Services Screening Plan for review and approval. The plan shall include the method of screening the Stephan Brancucci USR-1493 Page 5 of 12 outdoor storage of vehicles, equipment or materials from adjacent properties and future rights-of-way. Given that the landscape treatment is established, staff will not require additional landscape treatment. The applicant shall maintain compliance with Section 23-2-250.B.7 of the Weld County Code at all times. (Department of Planning Services) D. The applicant shall submit to the Department of Planning Services with a property maintenance plan for review and approval. The maintenance plan shall be in compliance with Section 23-2-250.6.7 of the Weld County Code. (Department of Planning Services) E. In the event, the applicant intends to wash vehicles or equipment on site the following shall apply: The applicant shall provide evidence that any vehicle washing area will be designed and constructed to capture all effluent and prevent any discharges from the washing of vehicles or equipment in accordance with the Rules and Regulations of the Water Quality Control Commission and the Environmental Protection Agency. Evidence that there will or will not be any vehicles or equipment washing on site shall be submitted to the Department of Public Health and Environment for review and approval. Evidence of approval from the Department of Public Health and Environment shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) F. The mobile home on the property shall be removed or re-permitted as a security/caretaker home. Evidence of such submittal shall be submitted to the Department of Planning Services. (Department of Planning Services) G. 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. Evidence of approval from the Department of Public Health and Environment shall be submitted to the Department of Planning Services. 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). (Department of Public Health and Environment) Stephan Brancucci USR-1493 Page 6 of 12 H. The plat shall be amended to delineate the following: 1. All sheets shall be labeled USR-1493 (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. County Road 27 is designated on the County Road Classification Plan as major arterial road, which requires 140 feet of right-of-way at full build out. There is presently 60 feet of right-of-way. A total of 70 feet from the centerline of County Road 27 shall be delineated on the plat as right-of- way reservation for future expansion of County Road 27. This road is maintained by Weld County. (Department of Public Works) 4. The existing north access by the office building shall be abandoned near the proposed parking area. Evidence of closure shall be submitted to the Department of Planning Services. (Department of Public Works) 5. The three acres adjacent to the existing office and warehouse area shall be paved. The paving shall match the existing grades. The remaining storage lot for vehicles shall be surfaced with a minimum of six inches of gravel and shall be delineated on the plat. (Department of Public Works) 6. The applicant shall submit a plan demonstrating the turning radiuses onto and off of County Road 27 to the Department of Public Works for review and approval. Evidence of approval shall be submitted to the Department of Planning Services. The plat shall delineate the approved adequate turning radiuses onto and off of County Road 27. (Department of Public Works) 7. The plat shall delineate all on-site circulation as approved by the Department of Public Works and the Greater Brighton Fire Protection District. (Department of Planning Services and Greater Brighton Fire Protection District) S. The parking spaces shall be appropriately striped and equipped with wheel guards where needed to prevent vehicles for extending beyond the boundaries of their space and coming into contact with other vehicles, walls, fences, sidewalks, or plantings. (Department of Planning Services) 9. The applicant shall provide a Lighting Plan. Should exterior lighting be a part of this facility, all light standards shall be delineated on the plat and be in accordance with Section 23-3-250.B.6 of the Weld County Code. (Department of Planning Services) 10. The location of the dumpster shall be delineated on the plat. Areas used for trash collection shall be screened from public rights-of-way and all adjacent properties. These areas shall be designed and used in a manner that will prevent wind- or animal-scattered trash as outlined in Stephan Brancucci USR-1493 Page 7 of 12 Section 23-3-250.A.6 of the Weld County Code. (Department of Planning Services) 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) J. The applicant shall complete all proposed improvements including those regarding landscaping, screening, access improvements and parking lot requirements or enter into an Improvements Agreement according to policy regarding collateral for improvements (access drive, parking areas, plant materials, fencing, screening, etcetera) and post adequate collateral for all required materials. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the USR plat. (Department of Planning Services) 3. Upon completion of 1. and 2. 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) 4. The Department of Planning Services respectively requests the surveyor provide a digital copy of this 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 mapsco.weld.co.us. (Department of Planning Services) 5. Prior to the issuance of building permits: A. The applicant shall provide a written sign-off from the Greater Brighton Fire Protection District to the Department of Planning Services. (Department of Planning Services) 6. 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) Stephan Brancucci USR-1493 Page 8 of 12 SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Stephan Brancucci USR-1493 1. The Site Specific Development Plan and Special Use Permit for a use permitted as a Use by Special Review in the Industrial Zone District (Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial) 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. 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) 4. 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) 5. 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) 6. The applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health and Environment) 7. Fugitive dust and fugitive particulate emissions shall be controlled on this site. (Department of Public Health and Environment) 8. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as delineated in 25-12-103 C.R.S., as amended. (Department of Public Health and Environment) 9. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility. (Department of Public Health and Environment) 10. 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) Stephan Brancucci USR-1493 Page 9 of 12 11. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department of Public Health and Environment) 12. 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 (HAP's) and volatile organic compounds (VOC's). (Department of Public Health and Environment) 13. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. (Department of Public Health and Environment) 14. If applicable, 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) 15. If applicable, 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) 16. The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 17. A building permit shall be obtained prior to the construction of any new building, addition or remodel of existing buildings. A building permit is required for change of use of any existing buildings. (Department of Building Inspection) 18. The buildings will probably be classified as follows: Mixed Use B (Office) and S-1 (Warehouse) occupancies. Mixed use S-1 (Warehouse) and S-2 (Vehicle Storage). Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Weld County Code. (Department of Building Inspection) 19. 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 2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 20. Building height shall be measured in accordance with the 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. Offset and setback requirements are measured to the farthest projection from the building. (Department of Building Inspection) Stephan Brancucci USR-1493 Page 10 of 12 21. Building height, wall and opening protection and limitations and separation of buildings of mixed occupancy classifications shall be in accordance with the Building Code. Setback and offset distances shall be determined by the Weld County Code. (Department of Building Inspection) 22. The maximum amount of indoor and outdoor storage of nonflammable solids and nonflammable and non combustible liquids shall not exceed the amounts in Table 414.2.4 of the International Building Code. (Departments of Building Inspection and Planning Services) 23. The site will be limited to the storage of passenger vehicles, including autos, trucks, and motorcycles as indicated in the application material. (Department of Planning Services) 24. The hours of operation are 7:00am to 6:00pm Monday through Friday. There shall be no weekend hours as indicated in the application material. (Department of Planning Services) 25. The site shall not have more then ten (10) employees on site at any given time as indicated in the application material. (Department of Planning Services) 26. No vehicle dismantling, crushing, or sale of parts shall occur on site. (Department of Planning Services) 27. Parking of vehicles shall be limited to exterior surface parking only, no stacking of vehicles is allowed. The warehouse structures shall not be utilized to store vehicles or vehicle parts. (Department of Planning Services) 28. The Special Use Permit is for COPART(an insurance company for the processing and selling intact insurance damaged vehicles) and shall not be transferable to any successors in interest to the prescribed property and shall terminate automatically upon conveyance or lease of the property to others for operation of the facility. (Department of Planning Services) 29. The application does not propose any portion of the site to be leased to another party. In the event that a portion of the building is proposed to be leased to another party in the future, the applicant shall submit a copy of the lease agreement and information regarding the proposed use of the leased portion to the Weld County Building Inspection Department, Greater Brighton Fire Protection District and the Department of Planning Services for review. Based upon the proposed use and/or impacts of the leased portion, the Department of Planning Services may require an Amended Use by Special Review application. (Department of Planning Services) 30. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services) Stephan Brancucci USR-1493 Page 11 of 12 31. The landscaping on site shall be maintained in accordance with the approved Screening Plan. (Department of Planning Services) 32. 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) 33. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 34. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 35. 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. 36. 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. 37. 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. Stephan Brancucci USR-1493 Page 12 of 12 (it DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.3540 FAX (970) 304-6498 918 10th STREET GREELEY, COLORADO 80631 COLORADO March 1, 2005 Stephan Brancucci c/o Glen Droegmueller 1812 56th Avenue Greeley CO 80634 Subject: USR-1493- Request for A Site Specific Development Plan and Special Review Permit for a Use by Special Review in the Industrial Zone District(Commercial Junkyard or Salvage Yard)in the 1-3 (Industrial) Zone District on a parcel of land described as Pt NE4 SE4 and Lot B of RE-3932; Section 30, -11 N, 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 December 21, 2004, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 4209 CR 24 '/2, Longmont, 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 Brighton Planning Commission for their review and comments. Please call Brighton at 303-655-2023 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 Brighton 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, Jacqueline Hatch Planner PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS (Z( u I°`( 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, Jacqueline Hatch, HEREBY CERTIFY UNDER PENAL $ OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST 1F€N/I WtEEfd DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR th - I-in 3 IN THE A (AGRICULTURAL) ZONE DISTRICT. Name of Person Posting Sign • Signal of Person Posting Sign STATE OF COLORADO )ss. COUNTY OF WELD The foregoing instrument was subscribed and sworn to me this 1 day of QQQ;in 0_s QC) 1 2004.WITNESS my hand and official seal. No ary Public G j • My Commission Expires: ► ► ► Ili I I I II � IIIl , IE i k . I/ - It a a rY. 4. r NOT ea..; ',?14c,'r,i4h A. ii��Wk hAwi Ile Mil i 1 / / 11 ft I ) • a• a { ' 1 _ n ,•� ' A ,'`�-sram r a. SW r. • ._, tt, a /l, � ' , •/ ♦� •� l- A�'� \ ,t, — ~Yr` `i,'r. . - -c0, INL.r1rq t' a / • .:..;,„„r, l' .'s 44 '4•04•i � �'.' h!'V : z s' I its . �..�. :vie.? • ," .fit ' At h .� ._b o: 1 "� dli Ilici •-••••1/4 • :..y- ,aw-- .. 1 1 I Y, - • _ _ _ _ . . _ se .. . 44.-.��r . _ �==MMM�L :"..t ....a _ amil — a ._ SS __ is ._, e.!4117 . �.iaK , � , , Q4,!+ , ^. KS , . . .v a • • - Y, S. • 1.4i '.V y. . 'j '� ' t f S , _ -� y. r - 4� ta „�. Y� ` Tdets 1 _ . . y- - - - --^� _k•, - vS�i l l...l at , ypp�// y1] may• 4•‘% :4.1. t • h,3ar . . . ••:; i-% ? ` .. - ,lt, .. r4 tit.-, - ... „.. f_ - rr- . i r1 1 � • • f,sic ;; i , ,- -••• - - '�f!- are _+-f['•,. 1t9• iiii6rabire - ^ = M ,- FIELD CHECK Inspection Date: 12/8/04 APPLICANT: Stephan Brancucci do Glen Groegemueller CASE# : USR-1493 REQUEST: A Site Specific Development Plan and a Special Review Permit for a Use by Special Review in the Industrial Zone District(Commercial Junkyard or Salvage Yard) in the 1-3 (Industrial)Zone District. LEGAL: Pt NE4 SE4 and Lot B of RE-3932 Section 30, T1N, R66W of the 6t" P.M., Weld County, CO. LOCATION: West of and adjacent to CR 27 (Highway 85 Business); approximately 14 mile north of CR 4. PARCEL ID#: 1471 30 000012& 1471 30 000025 ACRES: 46 +/-acres Zoning Land Use I N 1-3 (Industrial) N 1-3 (Industrial) E A (Agricultural) E A (Agricultural) S 1-3 (Industrial) S 1-3 (Industrial) W A (Agricultural) W A (Agricultural) COMMENTS: Two homes (one stick built, one mobile) Two barns Property currently farmed Single family home to the north Storage facility to the north Farm ground to the south Jacque)tj 1e Hatch, Planner Hello