HomeMy WebLinkAbout20051684.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Union Pacific Railroad Case Number USR-1501
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Letter dated March 28, 2005 from Dean Andersen
l
Memo dated March 25, 2005 from Lee Morrison
Planning Commissioner Rohn Field Check Form
Department of Planning Services Field Check Form
Letter to Applicant
Affidavit and photograph of sign posting
Legal Notifications
2 Application X
Maps
Deed/Easement Certificate/Certificate of Conveyance
Surrounding Property/Mineral Owners
Utilities
`i 3 Referral List X
Referrals without comment
Weld County Zoning Compliance
4 Referrals with comments X
City of Greeley
Weld County Department of Public Health and Environment
Weld County Department of Building Inspection
Weld County Department of Public Works
West Greeley Soil Conservation District
Eaton Fire Protection District
5 Surrounding Property Owners- Letters (,3j j P0_ 1:x44.)*,k' x
Letter dated February 21, 2005 from Melvin Dinner, P.C.
Letter dated February 28, 2005 from Ed Monson
Letter dated March 15, 2005 from Zabka Farms
Letter dated March 11, 2005 from Hungenberg Produce, Inc.
Letter dated March 24, 2005 from Five M Farm Co.
IBR
4 2005-168 LSD`
N. Letter dated March 21, 2005 from Thomas and Diana Troudt
\' 6 PC Exhibits
6a petition x
• 6b photo board x
\' 6c deeds of acquisition by Railroad x
• 6d colored plat x
7 Planning Commission Resolution
I hereby certify that the 6 items identified herein were submitted to the Department of Planning Services at or prior to the
Aa
scheduled Planning Commissioners hearing.
c zPo ril
Sheri Lockman • Planner II
LAND USE
APPLICATION
SUMMARY SHEET
COLORADO
Planner: Sheri Lockman
Case# : USR-1501 Hearing Date: April 5, 2005
Applicant: Union Pacific Railroad Company
Address: do Tony K. Love, General Manager, Real Estate, 1400 Douglas Street, Stop 1690, Omaha,
NE 68179-1690
Request: A Site Specific Development Plan and a Special Review Permit for a business permitted as
a use by right or an accessory use in the Industrial Zone District (Railroad car loading area
for recyclable materials from Andersen's Salvage Yard) in the A (Agricultural) and R-1
(Residential)Zone District
Legal
Description: Part of the E2 of Section 29,Township 6 North, Range 65 West of the 6'h P.M.,Weld County,
Colorado
Location: /z mile north of"O"Street(County Road 64), approximately 600 feet east of County Road 39
1/2 and approximately 430 feet west of County Road 41
Parcel #: 0803 29 000081 Parcel Size: 9.084 +/- acres
• POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Zoning Compliance, referral received 2/1/2005
• Weld County Department of Public Health and Environment, referral received 3/8/2005
• Weld County Department of Public Works, referral received 2/16/2005
• Weld County Department of Building Inspection, referral received 2/23/2005
• Eaton Fire Protection District, referral received 3/14/2005
• City of Greeley, referral received 2/24/2005
• West Greeley Soil Conservation District, referral received 2/8/2005
The Department of Planning Services' staff has not received responses from the following agencies:
• Weld County Sheriffs Office
• Eaton Draw Ditch Company
USR-1501 Union Pacific Railroad 1
EXHIBIT
A64rg SPECIAL REVIEW PERMIT
will C. ADMINISTRATIVE REVIEW
COLORADO
Planner: Sheri Lockman
Case# : USR-1501 Hearing Date: April 5, 2005
Applicant: Union Pacific Railroad Company
Address: do Tony K. Love, General Manager, Real Estate, 1400 Douglas Street, Stop 1690, Omaha,
NE 68179-1690
Request: A Site Specific Development Plan and a Special Review Permit for a business permitted as
a use by right or an accessory use in the Industrial Zone District(Railroad car loading area
for recyclable materials from Andersen's Salvage Yard) in the A (Agricultural) and R-1
(Residential)Zone District
Legal
Description: Part of the E2 of Section 29,Township 6 North, Range 65 West of the 6'" P.M.,Weld County,
Colorado
Location: /z mile north of"O"Street(County Road 64),approximately 600 feet east of County Road 39
1/2 and approximately 430 feet west of County Road 41
Parcel #: 0803 29 000081 Parcel Size: 9.084 +/- acres
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 in an area that can support such development. Such development shall
attempt to be compatible with the region.
b. Section 23-2-220.A.2--The proposed use is consistent with the intent of the A(Agricultural)Zone
District. Section 23-3-40.R of the Weld County Code provides for a Use by Right, an Accessory
Use,or a Use by Special Review in the Industrial Zone District as a Use by Special Review in the
A (Agricultural) Zone District. Conditions of approval ensure that the Use by Special Review
boundary is removed from the R-1 (Residential)Zone District.
USR-1501 Union Pacific Railroad 2
c. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.Vacant Agriculturally zoned properties lie to the north.Agricultural zoned
property lies to the south with Hungenberg Produce to the southwest. 1-3 (Industrial)zoning lies
along the Highway 85 corridor to the west of the site. Conditions of Approval and Development
Standard require stockpiles of recycled material to be fully screened from surrounding properties
and road rights-of-way. A maximum of nine railcars may be parked at this site. Because of the
elevation of the railroad track it is not feasible to screen the railroad cars.
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. In a
referral response dated February 22, 2005 the City of Greeley voiced concerns with outdoor
storage, impacts to air quality,screening and the haul route.All of Greeley's concerns have been
addressed in the Conditions of Approval and Development Standards.
e. Section 23-2-220.A.5--The application complies with Section 23-5 of the Weld County Code.A
portion of the site along the eastern boundary lies within the flood overlay district. Conditions of
approval ensure that construction of the earthen bumper at the end of the rail addresses flood
plain issues.
Effective January 1,2003, Building Permits issued on the lot 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 agricultural value of the
property is limited by its size, shape and changing elevations.
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 the 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 submit a noise study for the unloading and loading of salvaged material (All
grades) as described in the application materials. (Department of Planning Services)
2. Prior to recording the plat:
A. The applicant shall submit a Landscape/Screening Plan to the Department of Planning Services
for review and approval. The plan can include the use of landscaping, solid fencing, or walls of
sufficient height to fully screen all outdoor storage from surrounding properties and public rights-
USR-1501 Union Pacific Railroad 3
of-way.Any landscaping should provide year-round screening of a sufficient height to fully screen
all stored material. This does not include screening of rail cars or the loading tractor.
(Department of Planning Services)
B. The applicant shall submit a haul route to the Department of Planning Services for review and
approval. (Department of Planning Services)
C. The applicant shall submit evidence that the plat for Subdivision Exemption 1051 has been
recorded in the office of the Weld County Clerk and Recorder.(Department of Planning Services)
D. The applicant shall attempt to address the requirements(concerns)of the Eaton Fire Protection
District, as stated in the referral response dated March 9, 2005. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Eaton Fire Protection
District)
E. The Eaton Fire Protection District has indicated that the access road must have an unobstructed
width of not less that 20 feet. The applicant shall provide the Departments of Public Works and
Planning Services with verification that the width of the access and lane is adequate for
emergency response purposes. (Department of Public Works)
F. The applicant shall submit a dust abatement plan for review and approval, to the Weld County
Department of Planning Services for review and approval by Environmental Health Services,
Weld County Department of Public Health&Environment and Weld County Department of Public
Works. The dust abatement plan shall include an alternate plan to crushed concrete if there are
related dust complaints. (Departments of Public Health and Environment and Public Works)
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
Department of Public Health & Environment approval 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)
H. The applicant shall submit an Improvements Agreement that addresses all improvements
associated with this development (access drive, parking and circulation areas, plant materials,
fencing, screening, utilities, etcetera), per compliance with Section 24-9-10 of the Weld County
Code or complete all improvements to the satisfaction of the Weld County Departments of Public
Works and Planning Services.The agreement shall be approved by County Staff and accepted
by the Board of County Commissioners prior to recording the plat. (Department of Planning
Services)
Application materials indicate that an earthen berm will be installed and changes will be made to
the elevation in the flood plain. The applicant shall submit evidence that delineates compliance
with the Flood Hazard Overlay District as outlined in Chapter 23,Article V, Division 3,of the Weld
County Code. (Department of Planning Services)
J. The applicant shall submit evidence that an agreement has been reached with the surrounding
property owners to allow the relocation of the ditch to the south of the property. If no agreement
USR-1501 Union Pacific Railroad 4
is reached the ditch shall remain on the Union Pacific Railroad property.(Department of Planning
Services)
K. The plat shall be amended as follows:
1) All pages of the plat shall be labeled USR-1501. (Department of Planning Services)
2) The attached Development Standards shall be shown on the plat.(Department of Planning
Services)
3) The boundaries of the USR shall be adjusted to be outside of the R-1 (Residential)Zone
District on the east side of the site. (Department of Planning Services)
4) The applicant shall submit an access and utility easement agreement showing permanent
access across the Union Pacific Railroad property west of the site onto County Road 39
/z. (Department of Planning Services)
5) The approved Landscape/Screening Plan. (Department of Planning Services)
6) If the agreement between Andersen's Properties, LLC and Hungenberg Produce is
finalized, the plat shall be amended to indicate the proposed changes to the site plan.
(Department of Planning Services)
L. 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 mapsco.weld.co.us. (Department of Planning Services)
5. Prior to issuance of building permits:
A. A stormwater discharge permit may be required for a development/redevelopment/construction
site where a contiguous or non-contiguous land disturbance is greater than or equal to one acre
in area. Contact the Water Quality Control Division of the Colorado Department of Public Health
and Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information. (Department
of Public Health and Environment)
6. Prior to operation:
A. An individual sewage disposal system is required (a vault system with a handwash station is an
option) and shall be installed according to the Weld County Individual Sewage Disposal
Regulations. (Department of Public Health and Environment)
USR-1501 Union Pacific Railroad 5
B. The septic system is required to be designed by a Colorado Registered Professional Engineer
according to the Weld County Individual Sewage Disposal Regulations. (Department of Public
Health and Environment)
C. Crushed concrete shall be placed on the access and the internal road system throughout the
stockpile/loading area including the 50-foot turnaround cul-de-sac. (Department of Public Works)
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)
USR-1501 Union Pacific Railroad 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Union Pacific Railroad
USR-1501
1. The Site Specific Development Plan and Special Use Permit is for a business permitted as a use by
right or an accessory use in the Industrial Zone District (Railroad car loading area for recyclable
materials from Andersen's Salvage Yard) 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. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the County Road Impact Program.(Ordinance 2002-11)(Department of Planning Services)
4. The landscaping/screening on site shall be maintained in accordance with the approved
Landscape/Screening Plan. (Department of Planning Services)
5. The off-street loading spaces shall be surfaced with gravel, asphalt, or concrete and shall be graded
to prevent drainage problems. Each space should be equipped with wheel guards where necessary to
prevent vehicles from extending beyond the boundaries of the space and from coming into contact with
other vehicles, walls, fences, or plantings. (Department of Public Works)
6. 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)
7. 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)
8. 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)
9. The applicant shall operate in accordance with the approved "waste handling plan". (Department of
Public Health and Environment)
10. 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)
11. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25 12 103 C.R.S., as amended. (Department of Public Health and Environment)
12. Adequate handwashing and toilet facilities shall be provided for employees. A conventional septic
system or a permanent vaulted restroom facility(similar to a rest area or park service)shall be provided
for employees. (Department of Public Health and Environment)
13. North Weld County Water District is able and intends to provide water service to the site. (Department
of Public Health and Environment)
USR-1501 Union Pacific Railroad 7
14. 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)
15. 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)
16. A building permit shall be obtained prior to the construction of any new building.(Department of Building
Inspection)
17. A plan review is required for each building for which a building permit is required. Plans shall include
a floor plan. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two
complete sets of plans are required when applying for each permit. Include a Code Analysis Data sheet
provided by the Weld County Building Department with each Building permit application. (Department
of Building Inspection)
18. 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)
19. The Future vehicle storage building will be classified as S-2 occupancy. Hazardous materials shall not
exceed the amounts in table 307.7(1). Contact Eaton Fire Protection District, for their requirements.
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)
20. 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 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)
21. All construction or improvements occurring in the flood plain as delineated on Federal Emergency
Management Agency FIRM Community Panel Map 080266 0628 C dated September 28, 1982, shall
comply with the Flood Hazard Overlay District requirements of Chapter 23, Article V, Division 3 of the
Weld County Code.
22. As indicated in application materials no more than 9 rail cars shall be on the site at one time.
(Department of Planning Services)
23. The operation shall be conducted during the hours of daylight Monday through Saturday. (Department
of Planning Services)
24. As indicated in application materials no more than 1 track hoe shall be on the site at one time for
loading material into the rail cars. (Department of Planning Services)
25. Tractor-trailer trucks used to haul material to the site shall not be parked on site. (Department of
Planning Services)
26. As indicated in application materials no more than 5 employees shall be on the site at one time.
(Department of Planning Services)
USR-1501 Union Pacific Railroad 8
27. The property owner or operator shall be responsible for complying with the Design Standards of Section
23-2-240, Weld County Code.
28. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
29. Weld County personnel 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.
30. 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.
31. The property owner or operator shall be responsible for complying with all of the foregoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
USR-1501 Union Pacific Railroad 9
esitTO: Sheri Lockman
octi 64rpo---
FROM: Lee D. Morrison, Assistant County Attorney
Willi' DATE: March 25, 2005
O
RE: Operations in Railroad Right of Way
COLORADO
You have asked if loading of railcars and storage in the Railroad right of way would be allowed
without a special use permit where there are no facilities being constructed.
The Code does not expressly recognize existing railroads but the County recognizes them
as pre-existing uses. What complicates matters is that there is a substantial level of Federal and
State preemption of local regulation of Railroads. The Surface Transportation Board ("STB") at
the Federal level has jurisdiction over "transportation by rail carriers," and "the construction,
acquisition, operation, abandonment, or discontinuance of spur, industrial, team, switching, or
side tracks, or facilities . . . ." 49 USCS Section 10501(b). The term "transportation" in the
ICCTA includes any facility or equipment "of any kind related to the movement of passengers or
property, or both, by rail . . .," and "services related to that movement, including . . . storage,
handling, and interchange of passengers and property." 49 USCS Section 10102(9).
To the extent the Federal government has not asserted jurisdiction the Colorado PUC may
have. A private railway carrying passengers would be considered a "common carrier" under
C.R.S. Section 40-9-101; see also 40-1-103(1)(a). Section 40-9-102 further defines a "railroad"
as "all bridges used or operated in connection with any railroad; all roads in use by any
corporation operating a railroad . . .; all switches, spurs, tracks, and terminal facilities of every
kind used or necessary in the transportation of persons or property; all freight depots, yards, and
grounds used or necessary in the transportation of persons or property; and all freight depots,
yards, and grounds, used or necessary in the transportation or delivery of any of said property."
State law does allow local regulation of public utilities under C.R.S.§ 30-28-127 but it is subject
to over ride by the PUC.
The further area of inquiry is whether the County would be precluded from regulating the
tenant of the railroad who is argued to be a operating freight depots, yards, and grounds used or
necessary in the transportation of property. The Federal cases indicate that who is conducting the
associated operation is significant. The County regulations are more likely to be upheld the less
the Railroad controls the property, loading and stockpiling and the more Andersen is in charge.
See, e.g., Florida East Coast Railway Company v. City of West Palm Beach, 266 F.3d 1324 (11
Cir. 2001)Hi Tech Trans, LLC v New Jersey, 382 F.3d 295 ( 3d Cir. 2004).
My conclusion is that the activity of stockpiling and storing material without construction
of structures for loading onto the railroad is an activity that is likely exempt from regulation by
the County if considered to actually be part of the Railroad freight yard or depot. However, if
this activity were entirely controlled and operated by Andersen, it would likely require zoning
approval.
/s/
Lee D. Morrison
Assistant Weld County Attorney
•
a
DEPARTMENT OF PLANNING SERVICES
PHONE (970)353-6100, EXT.3540
I FAX (970) 304-6498
918 10th STREET
GREELEY, COLORADO 80631
COLORADO January 31, 2005
UPRR
Tony Love
1400 Douglas St. Stop 1690
Onaha NE 68179-1690
Subject: USR-1501- Request for A Site Specific Development Plan and Special Review Permit for a
business permitted as a use by right or an accessory use in the Industrial Zone District(Railroad
car loading area for recyclable materials from Anderson's Salvage Yard) in the A (Agricultural)
Zone District on a parcel of land described as Part of the E2 of Section 29,T6N, R65W 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 April 5, 2005, at 1:30 p.m. This meeting will take
place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado. It is
recommended'that you and/or a representative be in attendance to answer any questions the Planning
Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all
mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County
Planning Department with written certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Greeley Planning Commission
for their review and comments. Please call Greeley at 970-350-9780 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
Greeley 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.
Res ectfully
Sheri Lockman
Planner
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A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD AT: .- -
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FOR MORE INFORMATION CALL
- WELD COUNTY DEPARTMENT OF
PLANNING SERVICES AT
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FIELD CHECK
CASE NUMBER: USR-1501 DATE OF INSPECTION: 4 ,N /
APPLICANT'S NAME: Union Pacific Railroad
PLANNER: Sheri Lockman
REQUEST: A Site Specific Development Plan and Special Review Permit for a business permitted as a use
by right or an accessory use in the Industrial Zone District (Railroad car loading area for
recyclable materials from Anderson's Salvage Yard) in the A(Agricultural)Zone District
LEGAL DESCRIPTION: Part of the E2 of Section 29, T6N, R65W of the 6th P.M.,Weld County, Colorado.
LOCATION: 1/2 mile north of O Street (CR 64), east of CR 39 %and west of CR 41.
LAND USE: t
N g Con[9n S)
a- et,,ov 14,„,42 ern s�f0.€.
S r 9u )f-rd4 ( roc -ccc/. 0 44
w 9q'"L1 (t/ L. ,°� �1 'Y ( �( l e./1 LiV„
ZONING: N A(Agricultural)
E A (Agricultural)
S A(Agricultural)
W A(Agricultural)
COMMENTS:, ' pp
f`/af� ern cy �4 -40 'f-k- µa.uSk7 (1t�U_S`�'l21/BL-
1 ! 0,4 sum (,.ow -R7 oqill Qi- PrsJy
/0 P__- 114-e-4-14409 okep op h , S� �y p,<7; g'S
P.C. Member )4444
•
FIELD CHECK inspection date:id-1 /0, X005
APPLICANT: Union Pacific Railroad Company CASE#: USR-1501
REQUEST: A Site Specific Development Plan and a Special Review Permit for a business
permitted as a use by right or an accessory use in the Industrial Zone District
(Railroad car loading area for recyclable materials from Andersen's Salvage Yard) in the
A(Agricultural)and R-1 (Residential)Zone District.
LEGAL: Part of the E2 of Section 29, Township 6 North, Range 65 West of the 6th P.M., Weld
County, Colorado
LOCATION: A mile north of O Street (County Road 64), east of County Road 39 '/2 and west of County
Road 41
PARCEL ID#: 0803 29 000081 ACRES: 9.084 +/-
Zoning Land Use
N A (Agricultural) N
E A (Agricultural) E II Q.
S A (Agricultural) S i7Z)1 %1�x� �// (1 4/l Cc ( z :
W A (Agricultural) W M,ctiff&C^,i,a/� it.r_��L
COMMENTS: / 4 /],
Z f CL` f 2 z 2 u I GYLe-YL[ hvt a ml
/ _ '2 t Every ): &r - 2,. out 3`r€ _
c ,
n f,Cti7
41044,
Sheri Lockman, Planner II
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