HomeMy WebLinkAbout20031365.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant JMF Cattle Company-Grant Case Number CZ-1036
Brothers, c/o Doug Grant
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form X
4 Planning Commissioner Fitzgerald field check form,
not received
5 Letter to Applicant X
6 Photograph of sign posting, see Exhibit 21 X
7 Legal Notifications X
8 Application X
9 Maps X
10 Referral List X
11 Referrals without comment X
Weld County Zoning Compliance Officer, referral rec'd 3-4-2003
Referrals with comments X
12 Weld County Department of Public Works, referral received X
3-7-2003
13 Office of the State Engineer, Division of Water Resources,
referral received 3-10-2003
14 City of Fort Lupton, referral received 3-15-2003 X
15 Weld County Building Inspection, referral received 3-24-2003 X
16 Weld County Department of Public Health and Environment, X
referral received 3-28-2003
17 Colorado Department of Transportation, referral received 4-10- X
2003
18 Weld County Sheriff's Office, referral received 4-10-2003
PC Exhibits
19 Letter from John Willard received April 14, 2003 X
20 Telephone call from Lawrence Schoen, received April 15, 2003 X
r EXHIBIT
2003-1365
21 ( 17 > r=--
22
I hereby certify that the 18 items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded
to the Clerk to the Board's office.
r
Kim Ogl Planner III
APPLICATION FLOW SHEET
COLORADO
APPLICANT: Doug Grant,JMF Cattle Company/Grant Brothers; CASE#: CZ-1036
c/o Lauren Light,LANDPROfessiorrals,LLC; 4311 State Highway 66,Suite 4;Longmont,CO 80504
REQUEST: Request for a Change of Zone from A(Agricultural)to 1-3 (Industrial)
LEGAL: Part S2NW4,SW4NE4,NW4SE4 of Section 20,T1 N, R66W of the 6th P.M.,Weld County,Colorado.
.LOCATION: 0.5 miles North of WCR 6 and West of and adjacent to WCR 27.
PARCEL ID#: 1471 20 000023 and 1471 20 000033 ACRES: 148 +/-
DATE BY
Application Received 2-28-2003 KO
Application Complete 3-3-2003 KO
�I�„'
PC Hearing Date: 4-15-2003 Action: y 'e��`p 4' . k
Utility Board Date:
PC Sign to be Posted By: 4-5-2003
PC Sign Posted
Referrals Listed
File Assembled h, ZJ,03 t A4
Referrals Mailed 3 0 3
Chaindexed 7j • 1� , 03
Letter to Applicant Mailed
Date Public Notice Published in County Newspaper
Surrounding Property& Mineral Owners Notified 7� �, 0 f7&4
Planning Technician Maps Prepared
Field Check by DPS Staff 3 •Zs• 63
Planning Commission Resolution Sent to Applicant
Planning Commission Meeting Minutes Filed in Case
Case Sent to Clerk to the Board
CC Hearing:4115A"3 Action: .3- 7—
CC Sign to be Posted By: C0/4o10
CC Sign Posted W)t:023
Plat and/or Resolution Recorded
Recorded on Maps and filed 1Z.1j • 05
r Overlay Districts Geologic Yes No x
(n tZoning Agricultural ) Flood Hazard Yes No x—
Airport Yes No_x_ Panel #080266 0983 C
Road Impact Yes_x_— No
SW Weld 1_ 2 3 4 x_
a":1147:
LAND USE APPLICATION
WliDcSUMMARY SHEET
COLORADO
CASE HEARING DATE:April 15, 2003
NUMBER: CZ-1036
APPLICANT: JMF Cattle Company- Grant Brothers, c/o Doug Grant
ADDRESS: c/o Lauren Light- LANDPROfessionals, LLC,4311 State Highway 66, Suite 4, Longmont,
CO 80504
REQUEST: Change of Zone from the A (Agricultural)Zone District to 1-3 (Industrial)Zone District.
LEGAL: Part S2NW4,SW4NE4, NW4SE4 of Section 20,T1 N, R66W of the 6th P.M.,Weld County,
Colorado.
LOCATION: 0.5 miles North of WCR 6 and East of and adjacent to WCR 27.
ACRES: 148 acres, more or less PARCEL# 1471 20 000023 and 1471 20 000033
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Zoning Compliance Officer, referral received 3-4-2003
• Weld County Department of Public Works, referral received 3-7-2003
• Office of the State Engineer, Division of Water Resources, referral received 3-10-2003
• City of Fort Lupton, referral received 3-15-2003
• Weld County Building Inspection, referral received 3-24-2003
• Weld County Department of Public Health and Environment, referral received 3-28-2003
• Colorado Department of Transportation, referral received 4-10-2003
• Weld County Sheriff's Office, referral received 4-10-2003
The Department of Planning Services' staff has not received responses from:
• Greater Brighton Fire Protection District
• Fulton Ditch Company
• Union Pacific Railroad
• City of Brighton
• Adams County Planning
• West Adams County Soil District
EXHIBIT
JMF CATTLE COMPANY page 1 I a
r^ 1 6aril
CHANGE OF ZONE
ADMINISTRATIVE RECOMMENDATION
COLORADO
CASE HEARING DATE:April 15, 2003
NUMBER: CZ-1036
APPLICANT: JMF Cattle Company- Grant Brothers, c/o Doug Grant
ADDRESS: c/o Lauren Light-LANDPROfessionals, LLC, 4311 State Highway 66, Suite 4, Longmont,
CO 80504
REQUEST: Change of Zone from the A (Agricultural)Zone District to 1-3 (Industrial)Zone District.
LEGAL: Part S2NW4,SW4NE4, NW4SE4 of Section 20,Ti N, R66W of the 6th P.M.,Weld County,
Colorado.
LOCATION: 0.5 miles North of WCR 6 and East of and adjacent to WCR 27.
ACRES: 148 acres, more or less PARCEL# 1471 20 000023 and 1471 20 000033
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
DENIED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-50 of
the Weld County Code.
2. The submitted materials are NOT in compliance with Section 23-2-30 of the Weld County Code, as
follows:
A. Section 23-2-30.A.1.-The proposed Change of Zone from the A (Agricultural)Zone District
to 1-3 (Industrial) Zone District is not consistent with Article XII, Coordinated Planning
Agreements for the City of Fort Lupton. Section 19-12-10 states "This Coordinated
Planning Agreement is made and entered into effective as of the 14th day of November,
2000, A.D. between the County of Weld, State of Colorado, whose address is 915 10th
Street, P.O. Box 758, Greeley,CO 80632, hereinafter called the"COUNTY,"and the CITY
OF FORT LUPTON,a Colorado Municipal corporation,whose address is 130 S. McKinley,
P O. Box 148, Fort Lupton, CO 80621, hereinafter called the "MUNICIPALITY."
Section 19-12-50, titled Planning Coordination states"This Agreement is intended to be a
Comprehensive Development Plan adopted and implemented pursuant to Section 29-20-
105(2), C.R.S. Following the execution of this Agreement by both parties, COUNTY
Development approvals in the MUNICIPALITY's Referral Area will be processed and
determined in accordance with the following:
Section 19-12-50.6 Development outside Urban Growth Area,states"To the extent legally
possible, the COUNTY will disapprove proposals for Urban Development in areas of the
JMF CATTLE COMPANY page 2
MUNICIPAL Referral Area outside the Urban Growth Area."
This application was reviewed utilizing the definitions outlined in the Inter-Governmental
Agreement (IGA) for the City of Fort Lupton. By definition, this application is considered
development, as stated in the IGA, "Any land use requiring regulatory approval by the
elected governing body of the applicable party in the Urban Growth Area...." Given this
condition,the Department of Planning Services is recommending denial of the application.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
Should the Planning Commission recommend approval of the Change of Zone from the A (Agricultural)
Zone District to 1-3 (Industrial)Zone District the following are recommended Conditions of Approval.
1. The change of zone plat map shall be submitted to the Department of Planning Services for
recording within 60 days of approval by the Board of County Commissioners.
2. Prior to recording the Change of Zone plat:
A. All pages of the plat shall be labeled CZ-1036 (Department of Planning Services)
B. The Plat shall be amended to adhere to Section 23-2-50 of the Weld County Code which
outlines the requirements for the Change of Zone plat. (Department of Planning Services)
C. The boundary(perimeter)of the proposed development area must be shown distinctly on
the change of zone plat. (Department of Planning Services)
D. Weld County Road 27 is classified by the County as a collector roadway and requires an
80-foot right-of-way. The applicant shall verify the relevant 40-foot right-of-way on their
property,and the documents creating the right-of-way shall be noted on the change of zone
plat. The right-of-way shall be shown and dimensioned on the change of zone plat.
(Department of Public Works)
E. State Highway 85 is classified by the County as a state highway and requires a minimum
200-foot right-of-way. The applicant shall coordinate with CDOT for the requirements of
right-of-way on State Highway 85 and provide a letter of confirmation to the Departments
of Public Works and Planning Services. The applicant, on the change of zone plat, shall
show and label the right-of-way recognized by CDOT. This state highway is paved.
(Department of Public Works, CDOT)
F. Easements shall be shown in accordance with County standards and shall be dimensioned
on the change of zone plat. The major electric transmission line and easement shall be
shown, labeled and dimensioned on the change of zone plat. (Department of Planning
Services, Department of Public Works)
G. The correct railroad track layout must be shown on the change of zone plat. The railroad
easements must be verified and dimensioned on the change of zone plat, both the full
section dimension of easement and the half section of easement on the applicant's
property. (Department of Public Works)
H. The applicant shall delineate and label all existing structures on the change of zone plat.
(Department of Public Works)
I. The applicant shall show and identify all existing irrigation / ditch systems for this
,••—• development on the change of zone plat. There is a major ditch running along the eastern
property boundary. The applicant must address the thin sliver of property located east of
JMF CATTLE COMPANY page 3
the ditch. Ditch easements should be noted. (Department of Public Works)
K. There are (or were)several retention ponds located on this property. The ponds must be
shown on the change of zone plat, since they are a major land feature. In addition, a note
should be placed on the change of zone plat regarding these ponds and any environmental
implications of future land use. (Department of Public Works)
L. The applicant shall address the issues previously outlined to the satisfaction of the Weld
County Department of Public Works listed previously at the specific step of the review
process stated. The review process will continue only when all appropriate elements have
been submitted. Any issues of concern must be resolved with the Department of Public
Works prior to recording the change of zone plat. Written evidence of approval shall be
submitted to the Department of Planning Services. (Department of Public Works)
M. Written documentation shall be provided to the Weld County Department of Planning
Services indicating the concerns of the City of Fort Lupton, as received in a referral dated
March 15, 2003, have been addressed. (Department of Planning Services)
N. All septic systems located on the property shall have appropriate permits from the Weld
County Department of Public Health & Environment. The Environmental Health Division
of the Weld County Department of Public Health&Environment was unable to locate septic
permits for some of the residential septic systems located on the parcel. All residences
that are to remain on site must have permitted septic systems. The applicant should
contact the Department to update existing septic permits to correct addresses. Any existing
residential septic system(s)that will remain on the parcel,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. (Department of Public Health and Environment)
O. The Environmental Health Division of the Weld County Department of Public Health &
Environment was unable to locate septic permits for the commercial structures located on
the parcel. All commercial structures that are to remain on site must have permitted septic
systems. The applicant should contact the Department to update existing septic permits
to correct addresses. Any existing commercial septic system shall be reviewed by a
Colorado Registered Professional Engineer for adequacy to serve the proposed uses at the
time a Site Plan Review application is submitted. (Department of Public Health and
Environment)
P. The following notes shall be delineated on the Change of Zone plat:
1) The Change of Zone allows for Industrial uses which shall comply with the 1-3 Zone
District requirements as set forth in Section 23-3-330 of the Weld County Code.
(Department of Planning Services)
2) Any signage located on the property shall require building permits and adhere to
Section 23-4-100 of the Weld County Code. (Department of Planning Services)
3) The site shall maintain compliance at all times with the requirements of Weld
County Government. (Department of Planning Services)
4) Any future structures or uses on site must obtain the appropriate zoning and
building permits. (Department of Planning Services)
,0"-, 5) If applicable, installation of utilities shall comply with Article VII, Chapter 24, of the
Weld County Code. (Department of Planning Services)
JMF CATTLE COMPANY page 4
6) The applicant shall adhere to all Site Plan Review requirements, as defined in
Chapter 23, Division 3 of the Weld County Code. (Department of Planning
Services)
7) At the time of the Site Plan Review, a drainage report signed by a professional
engineer, licensed in the state of Colorado, shall be submitted to the Weld County
Department of Public Works. (Department of Public Works)
8) At the time of the Site Plan Review, final road plans shall be submitted and
approved by the Weld County Department of Public Works. These plans shall
include road and intersection improvements as well as the necessary right-of-way
dedication. (Department of Public Works)
9) Normally Public Works has an understanding of the proposed development and
potential impacts on surrounding infrastructure. If eventual use of this site would
be a major impact, significant roadway and intersection improvements will be
required. (Department of Public Works)
10) This proposed zone change to an industrial use might possibly contribute
significant traffic to the surrounding area, including US Highway 85. The applicant
will be required to participate and contribute to improvements for the US 85
Highway Access Control Plan at the Site Plan Review application. (Department of
Public Works)
11) At the time of the Site Plan Review, and prior to release of Building Permits, the
applicant shall submit construction drawings to the Department of Building
Inspection for review and approval. (Department of Building Inspection)
12) All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S.)shall be stored and removed for final disposal
in a manner that protects against surface and groundwater contamination.
(Department of Public Health and Environment)
13) 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)
14) Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust,blowing debris,and other potential nuisance conditions.(Department
of Public Health and Environment)
15) Fugitive dust shall be controlled on this site. (Department of Public Health and
Environment)
16) The facility shall adhere to the maximum permissible noise levels allowed in the
Industrial Zone District as delineated in 25-12-103, C.R.S. (Department of Public
Health and Environment)
17) Manure and manure-contaminated wastes shall be removed and disposed in
accordance with the land application requirements in the Confined Animal Feeding
Operations (CAFO) regulations. Following the removal of all manure wastes the
applicant shall submit a final report documenting the quantities of manure and
manure-contaminated wastes removed, disposal method, and post removal
confirmation sampling of nitrogen and phosphorous. (Department of Public Health
and Environment)
JMF CATTLE COMPANY page 5
18) All fuel tanks must be removed in accordance with the Underground and Above
Ground Storage Tank Regulations (7 CCR 1101-14). Additionally, at a minimum
the Department recommends confirmation sampling be conducted in the vicinity of
the fuel tanks to verify the contaminated soils have bee appropriately removed.
(Department of Public Health and Environment)
19) Any abandoned septic system must comply with the Weld County Code Section 30-
4-20 (D). The applicant should contact the Department to update existing septic
permits for those systems that have been abandoned. (Department of Public
Health and Environment)
20) Building permits shall be obtained prior to the construction of any new building. A
plan review is required for each building. 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. Permits are required to move or demolish any
building currently placed on this property. (Department of Building Inspection)
21) Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered
engineer. Engineered foundations shall be designed by a Colorado registered
engineer. (Department of Building Inspection)
22) New buildings shall conform to the requirements of the codes adopted at the time
of permit application. Currently, the following codes have been adopted: 1997
Uniform Building Code; 1998 International Mechanical Code; 1997 International
Plumbing Code;2002 National Electrical Code and Chapter 29 of the Weld County
Code. (Department of Building Inspection)
3. Any further development of the site will require a Site Plan Review. Any commercial/industrial
development must comply with all applicable Weld County Department of Public Health and
Environment, Colorado Department of Public Health and Environment, EPA and/or Oil and Gas
regulations. The applicant/developer must contact the appropriate agency for more information
regarding the site-specific requirements of each development. (Department of Public Health and
Environment)
4. At the time of the Site Plan Review, the applicant shall work with Colorado Department of
Transportation and Department of Public Works to determine if any off-site road improvements are
required. (Department of Public Works)
JMF CATTLE COMPANY page 6
OF PLANNING SERVICES
WIlDDEPARTMENT
PHONE (970) FAX (97 , E04-6498
CFAX (970) 304-6498
• 1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
March 3,2003
Doug Grant
do Lauren Light
LANDPROfessionals, LLC
4311 State Highway 66, Suite 4
Longmont, CO 80504
Subject: CZ-1036- Request for a Change of Zone from A (Agricultural) to I-3 (Industrial) on a parcel of land
described as part S2NW4, SW4NE4, NW4SE4 of Section 20,T1 N, R66W of the 6th P.M.,Weld County,
Colorado.
Dear Applicants:
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 15,2003,at 1:30 p.m. This meeting will take place at the Southwest
Weld County Complex,4209 WCR 24'A,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 and Ft.Lupton Planning Commission for their review and
comments. Please call Brighton(303)655-2023 and Ft.Lupton at(970)857-6694 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
and Ft.Lupton 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.
espectfully,
i .g
PI. ner
EXHIBIT
Good Morning, kim ogle Department of Planning Services
Vicinity Plan Map
This application is CZ-1036 a request for a change of zone from Agricultural to
Industrial 3. The applicant is JMF Cattle Company, and Doug Grant.
The CZ-1036 site is located 0.25 miles south of WCR 8 and east of and adjacent to
WCR 27
The site is within the three mile referral area of the City of Brighton and City of Fort
Lupton. The City of Brighton did not return a referral. The City of Fort Lupton had
concerns with the urban development and potential compatibility issues. Their referral
states "The subject site is within the Municipal Referral Area as defined in the
coordinate Planning Agreement between the City and the County, Section 19-12-50.B
pertaining to Development outside Urban Growth Area, states "To the extent legally
possible, the COUNTY will disapprove proposals for Urban Development in areas of the
MUNICIPAL Referral Area outside the Urban Growth Area." "In summary, it is the
opinion of the Fort Lupton Planning Commission that this proposed Change of Zone
should be denied...." By definition, this application is considered development, as
stated in the IGA, "Any land use requiring regulatory approval by the elected governing
body of the applicable party in the Urban Growth Area...."
Urban development is characterized by development density typical to urbanized areas and requires
support services such as central water and sewer systems, road networks, park and recreation facilities
and programs, storm drainage and other similar services which are typically furnished by the
municipality.
Non-Urban development is characterized by land uses which typically do not require services such as
central water and sewer systems, road networks, park and recreation facilities and programs, storm
drainage and the like, and which are generally considered to be rural in nature...."
The property is presently serviced by several private wells and a septic system.
Surrounding lands are predominately agricultural. Industrial lands are adjacent to the
north. Lands to the east, west and south are agricultural in zoning and appearance.
The uses which would be allowed on the subject property by granting the change of zone will be
compatible with the surrounding land uses. Staff determined that this application was an expansion of
the existing zoning established by County action in 1963. A Site Plan Review will be required prior to
any Industrial use occurring on the property.
Street or highway facilities providing access to the property are adequate in size to meet the
requirements of the proposed zone districts. Adequate water and sewer service can be made available-
to the site to serve the uses permitted within the proposed zone district. Referral agencies will have the
opportunity to further address water and sewer during the Site Plan Review application process.
The sign for today's hearing was posted at least ten days prior to the hearing by
Planning Staff.
Fourteen referral agencies have reviewed this case and six offered comments, some
with specific conditions. There were two letters received from surrounding property
owners prior to the Planning Commissioners hearing on April 15, 2003. Through
Conditions of Approval, Development Standards and the Site Plan Review Process, the applicant will
ensure these standards are met.
Staff has some surrounding images to present for this case for the review if requested.
The Weld County Planning Commissioners recommend approving this Change of Zone
application with the amended Conditions of Approval.
In summary, the application is NOT in compliance with all sections of the Weld County Code,with the
exception of an interpretation of Section 19-12-50.6 of the Fort Lupton Inter-Government Agreement.
Given the non-compliance with the Weld County- Fort Lupton Inter-Government Agreement, the
Department of Planning Services is recommending denial of this application.
Pam Smith is here from the Health department and Peter Schei are present from Public
Works.
Tom Haren/ Lauren Light, Mr. Grant's representatives are also present for questions.
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FIELD CHECK inspection date: March 25, 2003
CASE NUMBER: CZ-1036
APPLICANT: JMF Cattle Company, Grant Bros
LEGAL DESCRIPTION:
LOCATION: 0.5 miles south of WCR 8; east of and adjacent to WCR 27
Zoning Land Use
N A(Agricultural) N MB Auto Sales, Truck&Auto Body Shop, 24hour Towing,
Agriculture lands and rural residential
E A(Agricultural) E Agricultural
S A(Agricultural) S Agricultural - rural residential
W A(Agricultural) W Agricultural - rural residential
COMMENTS:
• Property is presently a feedlot. Sign at entrance drive identifies the facility as Horton Feedlots,
Inc. and BOSS Compost. There is a single entrance that is gated off of WCR 27. Property is
fenced at perimeter with interior fencing throughout the facility. There are improvements on site.
Numerous outbuildings, fenced corrals, fenced holding areas, etc. There is a large silo with
multiple bins on site, immediately adjacent to WCR 27. From road right-of-way on visual
inspection, three stick built structures and two mobile homes were visible. The area utilized for
the office and commercial component are graded and gravel appears to be placed in ail traffic
areas. Attached aerial photography of the property is attached with identifying callouts.
• Overhead electric is on the east and west sides of WCR 27. Telephone is buried on east side
and a high pressure Duke Energy gas line is located in CR 27 right-of-way, east side. Signs
identifying location of line are posted.
• Facility appears to be operating at below capacity, if at all. Staff did not physically drive the site,
and did not view any cattle on site. Employees were visible in trucks on property.
• General character of the area is one of transition. There are commercial and industrial facilities
north of the property towards Fort Lupton. South, East and West of the property is
predominately agricultural lands, however, staff does note that there is land zoned Industrial
south of WCR 6 adjacent to SH 85
•
Kim Ogle, Planner II
EXHIBIT
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