HomeMy WebLinkAbout20042409 .J�
February 28, 2004 P ? 9 2c°4
Gene and Dorene Tadehara
1772 County Road 27
Brighton, CO 80603
Weld County Department of Planning Services CASE NUMBER USR— 1458
1555 N. 17th Avenue
Greeley, CO 80631
Through ow neighbors it has come to our attention that Kenneth Shannon has requested
to change the zoning of the land just to the south of us from agriculture to industrial. We
were not notified of this proposal, nor have we seen a notice posted on the property. We,
as concerned residents of the house just to the north of this property, would like to submit
the following concerns:
• There are more residential homes per acre in this area than across the road
and the north of County Road 6.
• Lack of infrastructure in the area means there is a chance that the shallow
wells that are drilled into a gravel bed, can be contaminated by the
hazardous runoff from the equipment parking area and shop(s).
• According to local residents in the area, they say underground water runs
.-. from SE to NW,therefore meaning the location of the proposed business'
drainage runoff pits that catch the contaminated runoff, would be directly
in line with the shallow wells.
• The plans do not show residential homes in relationship to the planned
shops and equipment parking.
• The plans do note that a latish chain link fence is all that is required to be
installed. But, if you drive south of the Weld County Office at Del
Camino, along the frontage road,they have landscaped areas next to the
residential homes before there are parking lots, buildings or chain link
fencing.
• Someone made the comment to me that the train makes more noise than
what the construction company would, but the train isn't fifteen feet away
from ow bedroom windows 24/7. We will hear the back up alarms and
smell the exhaust from the equipment and the repair shop(s).
• Building structures need to be a safe distance away from residential homes
in case of fire. There are no fire hydrants or fire stations near these
residential homes.
Concerned ce reside s,
- anedd 1Toreiir °"-
EXHIBIT
2004-2409
The Department of Planning Services
Weld County Colorado
1555 N. 17th Avenue
Greeley, CO 80631
Case Number: USR-1458
RE: Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Special Review, (Oil & Gas Support& Services) in the A(Agricultural)Zone District.
As the owners of the residence at 1752 Weld County Road 27, we will be directly in the middle
of the proposed equipment and mechanical yard on Weld County Road 27 south of Weld County
Road 6. Please be advised of the following concerns from the property owners at this address.
The following concerns outline what we feel will have a direct affect on our living conditions
and quality of life.
Item #1
Well Contamination:
If q detention pond is placed as shown on the proposed drawing it will be less than 15 vertical
feet in gravel and 200 feet horizontal and upstream of our shallow domestic well that feeds the
residence at 1752 WCR 27. The concern is that run off from contaminants such as oil,fuel,
antifreeze and solvents from the proposed equipment and mechanical yard will leach into the
aquifer and contaminate the wells that the residents'rely on for everyday use.
If these same ponds are lined in hopes of containing the contaminates they will become
mosquito infested and be a health hazard to all individuals in the south Weld County area.
On the proposed plan there is no indication of a fuel storage containment facility.
The shop will most likely have a septic systemandlhe possibility of this septic system
contaminating local wells is very real.
The owners of the surrounding properties are asking for guarantees in writing that their
wells will not be affected by the pollutants that will be emitted by the detention ponds and
septic systems.
Item#2
Fence:
The proposed chainlink fence with lattice strips if installed as drawn on the plan will create a
EXHIBIT
6a
Page 2
vision hazard for residents trying to leave their driveways to access WCR 27. In addition putting
fencing around the power line right of way which is used on a monthly basis by the power
company to read the meters will eliminate access to the rear of the resident's property and septic
tank and leach field which have been in place since 1956. The owner of the home in question
has grand-fathered use rights of the septic tank and leach field that were put in place at
construction of the house.
The area from WCR 27 to the back to the irrigation well has 4 power poles and guy wires in
addition to the septic tank and leach field which makes it undesirable for use by heavy
equipment.
A simple solution to this concern would be to place the fence on the north line of the power
line right of way and offering to the resident a long term agreement from the front back to
approximately the irrigation well.
Item #3
Noise, dust and fumes pollution:
The current proposed plan shows the two 100'x 200'buildings at an eye pleasing set back from
the property line of the resident's home, however on the existing plan as drawn the dimensions
are really only a20'set back. This puts the building in direct line of the bedrooms on each of the
houses that will sit north of the buildings. This being the area where the mechanics would be
doing most of the work through the day and possibly late into the night it would cause a high
level of noise pollution for the residents of both homes. Noise would come from sources such as
loud radios, air tools, compressors, sledge hammers ,engines and noise from the heavy
equipment as it is moved in and out of the buildings and yards. In addition this heavy equipment
also emits fumes and noise.
Steam cleaning operations will emit fumes and yard pollution that will end up in the detention
ponds which will ultimately pollute resident's wells.
As these properties will be used by heavy equipment and open storage, the problem of migratory
dust will become a hazard and nuisance to all the residents along WCR 27. Since there is no
landscaping proposed there will be nothing to stop or slow the dust.
A suggested solution would be to have these buildings placed at the rear property line and
centered on the property along that line. The proposal should include noise barriers near
the residence's homes and a method for dust abatement.
Page 3
Item#4
Traffic:
WCR 27 is a high traffic road with only one lane each direction and no shoulder. The proposal
has two separate yards owned by the same company which will involve a high volume of traffic
entering WCR 27 going from yard to yard past the front of the home at 1752 WCR 27.
In addition this same road is used by people traveling between Fort Lupton and Brighton. A
great number of these individuals are seniors traveling back and forth to doctors,hospitals and
shopping,these individuals usually do not have the reflexes to stop quickly in case they would
encounter a large piece of equipment pulling out onto WCR 27.
Item#5
Zoning:
It is difficult to understand how an industrial entity has the ability to get a USR in an area that
has been zoned for agricultural use only. The proposed company has nothing to do with
agriculture.
Is this USR being used as a tactic to avoid higher,property taxes?
Item#6
Community:
This area appears to be taking on a look similar to the Commerce City district.
The industrial property in this area may look good to the county because it provides a tax base
but at what cost to residents and the community? Not all residents have large plots of land that
they can sell for industrial use. These residents are being forced out of there homes and their
property is being devaluated. The industrial business brings a few jobs into the county, however
the owners of these same businesses and very few of their employees live in the community.
These individuals live elsewhere taking their tax dollars, shopping dollars and care for
community pride out of the area. They do not become neighbors to the current residents and live
where they have developed their business. These businesses strip families of the peaceful
environment and quality of life in which they have a right to live
Page 4
This property owner would like to offer a solution to what appears to be undesirable
circumstances. In May of 2003 a market analysis valued the home that would be directly
affected by this proposal at $300,000. If Mr. Shannon would purchase the home at a fair
market price it would eliminate at least one yard entrance onto WCR 27. He would not
have the inconvenience of going in and out of yards to use his facilities at maximum
potential. This would result in less traffic on WCR 27 and reduce the potential for the
chance of accidents.
At the time the sellers were dividing their homes from the ground to be sold the homeowner at
172 WCR 27 approached them and asked if there was a possibility of purchasing the small
partial of land that the septic system sits on which is the power line right of way. They
explained that the county regulation would not allow another division of property since they had
already reached the limit of recorded exemptions.
This places us in a situation of not being able to access our septic system if Mr. Shannon
fences in the power line right of way.
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