HomeMy WebLinkAbout20050211.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Trevethick Case Number USR-1490
Prior Prepared
to Submitted
a �iedorAt
g Hearing I
1 Staff Comments X
Department of Planning Services Field Check Form X
Letter to Applicant X
Legal Notifications X
Sign Posting Affidavit and sign picture 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
USDA APHIS Veterinary Service referral received 9/13/2004 X
4 Referrals with comments X
Weld County Department of Public Works referral received 9/17/2004 (3 pages) X
Weld County Department of Public Health and Environment referral received X
10/14/2004 (3 pages)
Weld County Zoning Compliance Officer referral received 9/16/2004 X
Weld County Department of Building Inspection referral received 10/4/2004 X
Department of Planning Services Landscape referral received 9/13/2004 (6 pages) X
Mountain View Fire Protection District referral received 9/28/2004 (2 pages) X
Town of Mead referral received 9/30/2004 X
Colorado Department of Agriculture (Division of Animal Industry) referral received X
9/13/2004
I hereby certify that the 13 items identified herein were submitted to the Department of Planning Services at or prior to the scheduled
Planning Commission hearing.
4�H4'Gh-
Chris Gathman Planner EXHIBIT
2005-0211
ferrn
"lige COLORADO LAND USE APPLICATION
SUMMARY SHEET
Case Number: USR-1490 Hearing Date: November 16, 2004
Applicant: Nicole Trevethick Address: 1879 County Road 32, Longmont, CO 80504
Request: A Site Specific Development Plan and a Special Review Permit for a veterinary
hospital in the A(Agricultural)Zone District
Legal Description: Lot B of RE-1930; Pad of the SE4 of Section 17, Township 3 North, Range 68
West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 32 and approximately 500 feet west of
Weld County Road 5
Size of Parcel: +/-24 acres (Entire Site)
+/- 2 acres (USR Site)
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit are 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 9/26/2004
• Weld County Department of Public Health and Environment, referral received 10/14/2004
• Weld County Department of Public Works, referral received 9/17/2004
• Weld County Department of Building Inspection, referral received 10/4/2004
• Mountain View Fire Protection District, referral received 9/30/2004
• Weld County Landscape referral, referral received 9/13/2004
• Town of Mead, referral received 9/30/2004
• Colorado Department of Agriculture—Division of Animal Industry, referral received 9/13/2004
• USDA/APHIS Veterinary Service, referral received 9/13/2004
Responses were not received from the following agencies:
Weld County Attorney's
• Boulder County
•
EXHIBIT
Trevethick USR-1490 I
fat;
SPECIAL REVIEW PERMIT
W�`D 0 • ADMINISTRATIVE REVIEW
COLORADO
Planner: C. Gathman
Case Number: USR-1490 Hearing Date: November 16, 2004
Applicant: Nicole Trevethick Address: 1879 County Road 32, Longmont, CO 80504
Request: A Site Specific Development Plan and a Special Review Permit for a veterinary
hospital in the (A)Agricultural Zone District
Legal Description: Lot B of RE-1930; Part of the SE4 of Section 17, Township 3 North, Range 68
West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 32 and approximately 500 feet west of
County Road 5
Parcel Size: +/-24 acres (entire site) Parcel Number: 1207 17 400039
+/-2 acres (USR site)
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services'staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
a. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect. Section 22-2-60.D.A Goal 4 states:
"Conversion of agricultural land to nonurban residential, commercial and industrial uses
will be accommodated when the subject site is within an area can support such
development."
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.B.5 of the Weld County Code provides for
veterinary clinics or hospitals as a Use by Special Review in the A (Agricultural)Zone
District.
Trevethick USR-1490 2
c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the
existing surrounding land uses. There are two single family residences to the east of the
site; Cropland is located to the south; a water treatment facility and cropland are located
to the west; cropland and an existing livestock confinement operation approved for 900
head of cattle (USR-686) are located to the north of the site. Development standards and
conditions of approval will ensure that the proposed use is compatible with the existing
surrounding land uses.
d. Section 23-2-220.A.4 --The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities. The site is not located within an urban growth boundary but is
located within the 3-mile referral area for the Town of Mead. The Town of Mead, in their
referral response received September 30, 2004 indicates that they want the applicant to
petition the Town of Mead for annexation. The applicants are not obligated to annex to
the Town of Mead as they are outside of Mead's existing urban growth area.
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.6 --The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use. The site is located
on land that is designated as "prime" per the 1979 USDA Prime Farmlands Map of Weld
County. However, the facility will only cover 2 acres of the existing 24 acre parcel.
g. Section 23-2-220.A.7 --The Design Standards (Section 23-2-240, Weld County Code),
Operation Standards (Section 23-2-250,Weld County Code), Conditions of Approval and
Development Standards ensure that there are adequate provisions for the protection of
health, safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services'staff recommendation for approval is conditional upon the
following:
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant has not delineated any on-site sign(s). If applicable, and an on-site
sign(s) is desired, the applicant shall submit a sign plan to the Department of
Planning Services. If no sign plan is submitted the site shall adhere to Section
23-4-90.A and .B of the Weld County Code which states one identification sign
per principal use shall be allowed, provided that the sign does not exceed sixteen
(16) square feet in area per face... (Department of Planning Services)
B. The applicant shall either submit to the Weld County Department of Planning
Services a copy of an agreement with the properties mineral owners stipulating
that the oil and gas activities have adequately been incorporated into the design
of the site or show evidence that an adequate attempt has been made to mitigate
the concerns of the mineral owners. (Department of Planning Services)
Trevethick USR-1490 3
2. Prior to recording the plat:
A. All sheets of the plat shall be labeled USR-1490 (Department of Planning Services)
B. The applicant shall submit a dust abatement plan for review and approval, to the Weld
County Department of Public Health and Environment. Evidence of Health Department
approval shall be submitted to the Department of Planning Services. (Department of
Public Health and Environment)
C. The Department of Public Health and Environment was unable to locate a septic permit
for the existing residence. Any septic system which is not currently permitted through the
Weld County Department of Public Health & Environment will require an I.S.D.S
evaluation prior to the issuance of the required septic permit(s). In the event the
system(s) is found to be inadequate, the system(s)must be brought into compliance with
current I.S.D.S. regulations. Evidence of Health Department approval shall be submitted
to the Department of Planning Services. (Department of Public Health and Environment)
D. The applicant shall submit a manure and 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 this site (this should
include expected volumes and types of waste generated).
2) A list of the type and volume of chemicals 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 Health Department approval shall be submitted to the Department of
Planning Services. (Department of Public Health and Environment)
E. The applicant shall attempt to address the requirements of the Town of Mead as stated in
their referral dated September 28, 2004. Written evidence of such shall be submitted to
the Department of Planning Services. (Department of Planning Services)
F. There are currently two residences located on the property. The applicant shall either:
1) Submit a nonconforming use application for one of the residences on the property for
review and approval by the Department of Planning Services.
OR
2) Submit a recorded exemption application that will create a separate legal parcel for
each residence that is located on the property. (Department of Planning Services)
G. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
Trevethick USR-1490 4
2. The applicant shall identify a parking plan on the plat. The applicant shall
provide a minimum of 10 parking spaces (1 space per 250 square feet of gross
floor area) in addition to 1 parking space per every 2 employees. (Department of
Public Works/Planning Services)
3. County Road 32 is designated on the Weld County Road Classification as a local
gravel road, which requires 60-feet of right-of-way at build out. There is presently
60-feet of right-of-way. A total of 30-feet from the centerline of County Road 32
shall be indicated on the plat. (Department of Public Works)
4. The approved Landscape Plan. (Department of Planning Services)
H. The applicant shall submit a Landscape Plan for review and approval by the Department
of Planning Services. The Landscape Plan shall address screening of the parking area
from adjacent residences to the east of the site. (Department of Planning Services)
The applicant shall complete all proposed improvements regarding access improvements
and parking lot requirements and landscaping to the satisfaction of the Department of
Public Works and Department of Planning Services or enter into an Improvements
Agreement according to policy regarding collateral for improvements 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)
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)
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 maps{a�co.weld.co.us. (Department of Planning Services)
5. Prior to Release of Building Permit:
A. A building permit shall be obtained prior to the construction of any new building.
(Department of Building Inspection)
B. A plan review is required for each building for which a building permit is required. Plans
shall include a floor plan. Plans are required to bear the wet stamp of a Colorado
Registered architect or engineer. (Department of Building Inspection)
C. 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
Trevethick USR-1490 5
Plumbing Code; 2003 International Fuel Gas Code; the 2002 National Electrical Code
and Chapter 29 of the Weld County Code. (Department of Building Inspection)
D. Building height shall be measured in accordance with the 2003 International Building
Code for the purpose of determining the maximum building size and height for various
uses and types of construction and 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
from the offset and setback requirements. Offset and setback requirements are
measured to the farthest projection from the building. (Department of Building Inspection)
E. Building classification, 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 Chapter 23 of the Weld County
Code. (Department of Building Inspection)
F. The applicant shall attempt address the requirements of the Mountain View Fire
Protection District as stated in their referral dated September 28, 2004. (Mountain View
Fire Protection District)
6. Prior to Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed Veterinary Hospital
and shall be installed according to the Weld County Individual Sewage Disposal
Regulations. (Department of Public Health and Environment)
B. The septic system is required to be designed be a Colorado Registered Engineer
according to the Weld County Individual Sewage Disposal Regulations. (Department of
Public Health and Environment)
C. A final inspection of the occupancy will be required by a member of the Mountain View
Fire Protection District. (Mountain View Fire Protection District)
7. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
Trevethick USR-1490 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Nicole Trevethick
USR-1490
1. The Site Specific Development Plan and Special Use Permit is for a Veterinary Hospital 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. 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.(Department of Public Health and Environment)
4. 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)
5. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be
operated in accordance with the approved dust abatement plan at all times. (Department of
Public Health and Environment)
6. 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)
7. 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)
8. 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
(HAPs) and volatile organic compounds (VOCs). (Department of Public Health and Environment)
9. The facility shall utilize the existing public water supply (Little Thompson Water District).
(Department of Public Health and Environment)
10. If applicable, the applicant shall obtain a Storm Water Discharge Permit from the Colorado
Department of Public Health and Environment, Water Quality Control Division. (Department of
Public Health and Environment)
11. The applicant shall operate in accordance with the approved "waste handling plan". (Department
of Public Health and Environment)
12. The access to the property should be at least 24 feet in width to accommodate two-way traffic
with adequate turning radiuses onto County Road 32. (Department of Public Works)
13. The off-street parking including the access drive shall be surfaced with gravel, asphalt or concrete
and shall be graded to prevent drainage problems. (Department of Public Works)
Trevethick USR-1490 7
14. Each parking space shall be equipped with wheel guards where needed to prevent vehicles from
extending beyond the boundaries of this space and from coming into contact with other vehicles,
walls, fences, sidewalks or plantings. (Department of Public Works)
15. There shall be no staging or parking on County Road 32. (Department of Public Works)
16. If the facility is to be gated or closed at night, the gate shall be set back off the right-of-way to
allow a vehicle to pull off County Road 32 to open the gate. (Department of Public Works)
17. The historical flow patterns and run-off amounts will be maintained on site in such a manner that
it will reasonably preserve the natural character of the area and prevent property damage of the
type generally attributed to run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
18. A building permit shall be obtained prior to the construction of any new building. (Department of
Building Inspection)
19. A plan review is required for each building for which a building permit is required. Plans shall
include a floor plan. Plans are required to bear the wet stamp of a Colorado Registered architect
or engineer. (Department of Building Inspection)
20. 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; the 2002 National Electrical Code and Chapter 29 of the Weld
County Code. (Department of Building Inspection)
21. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and 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 from the offset and setback requirements. Offset
and setback requirements are measured to the farthest projection from the building. (Department
of Building Inspection)
22. Hours of operation shall be Monday, Thursday and Friday from 7:30 am-5:30pm; Tuesday from
10:OOam-7:OOpm; and Saturday from 8:OOam-12:OOpm as stated in the application materials.
(Department of Planning Services)
23. The facility shall have a maximum of 10 employees as stated in the application materials.
(Department of Planning Services)
24. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department
of Planning Services)
25. The landscaping on site shall be maintained in accordance with the approved Landscape Plan.
(Department of Planning Services)
26. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
r
Trevethick USR-1490 8
27. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250,Weld County Code.
28. 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.
29. 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.
30. 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.
Trevethick USR-1490 9
a
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
918 10th STREET
GREELEY, COLORADO 80631
COLORADO
September 9, 2004
Nicole Trevethick
1879 CR 32
Longmont CO 80504
Subject: USR-1490- Request for a Site Specific Development Plan and Special Review Permit for a Veterinary
Hospital in the A(Agricultural)zone district on a parcel of land described as Lot B of RE-1930; part of the
SE4 of Section 17,T3N, R68W 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 November 16, 2004, at 1:30 p.m. This meeting will take place in the
Hearing Room, Southwest Weld County Planning Department, 4209 CR 24-1/2, 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 Mead Planning Commission for their review and comments. Please
call Mead at(970)535-4477 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 Mead 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,
Chris Gathman
Planner
-- PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS November 6, 2004. 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, Voneen Macklin, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN
WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR USR-1490 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
Voneen Macklin
Name of Person Posting Sign
Signature of Person Posting Sign
STATE OF COLORADO
)ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me thiAay Qf LLS x�y 04.
WITNESS my hand and official seal.
1Th irn091711)
Notary Public
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FIELD CHECK inspection date: October 29, 2004
CASE NUMBER: USR 1490
APPLICANT: Nicole Trevethick
LEGAL DESC: Part of Lot B RE 1930; being part of the SE4 of Section 17, Township 3
North, Range 68 West of the 6th PM, Weld County, CO
LOCATION: North of and adjacent to County Road 32; Approximately 500 feet west of
County Road 5.
Zoning Land Use
N A (Agricultural) N Cropland/Dairy
E A (Agricultural) E Two Single Family Residences
S A (Agricultural) S Cropland
W A (Agricultural) W Water treatment facility
Two existing residences and outbuildings on property.
SA:O
Chris Gathman Planner II, AICP
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