HomeMy WebLinkAbout20030608.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Cathy Clamp,along with Development Standard 1A,corrections to 2A,that the following resolution
be introduced for passage by the Weld County Planning Commission. Be it resolved by the Weld County
Planning Commission that the application for:
CASE NUMBER: USR-1416
APPLICANT: William &Ann Stonebraker
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Part NE4 of Section 28, T2N, R64W of the 6th P.M., Weld County,
Colorado.
REQUEST: Site Specific Development Plan and Special Use Permit for a Use by Right,
Accessory Use or Use by Special Review in the Commercial or Industrial
Zone District (Display Fireworks Storage) in the A (Agricultural) Zone
District.
LOCATION: South of and adjacent to WCR 18; ''A mile East of WCR 53.
be recommended favorably to the Board of County Commissioners 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 Planning Commission 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.B.1 allows for
^ commercial and industrial uses to locate in the Agricultural Zone District when the impact
to surrounding properties is minimal, and where adequate services and infrastructure are
available. The Development Standards,Conditions of Approval,and Operations Standards
will effectively mitigate any adverse impacts to surrounding areas.
b. Section 23-2-220.A.2 --The proposed use is consistent with the intent of the A(Agricultural)
Zone District. Section 2 3-3-40 o f the Weld C ounty C ode provides for U ses b y Right,
Accessory Uses,or Uses by Special Review in the Commercial and Industrial Zone Districts
as a Use by Special Review in the A(Agricultural)Zone District.
c. Section 23-2-220.A.3 --The uses which will be permitted will be compatible with the existing
surrounding land uses. The site is located adjacent to Interstate 76 to the south and
agricultural land to the north, east and west. Existing single family residences are located
approximately 1/2 mile to the west and 1/2 to the north of the site. The Development
Standards, Conditions of Approval, and Operations Standards will effectively mitigate any
adverse impacts to surrounding areas.
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 Chapter22 of the Weld County Code and any other applicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. The proposed Use by Special Review is not located within an existing urban
growth boundary/intergovernmental a greement area. H owever, the proposed Use b y
Special Review is located within the three-mile referral areas for the Towns of Hudson and
Keenesburg. The Town of Hudson, in their referral received January 9,2003 and the Town
of Keenesburg, in their referral received January 24,2003, indicated no conflicts with their
interests.
e. Section 23-2-220.A.5—Effective January 1,2003, Building Permits issued on the proposed
lots will be required to adhere to the fee structure of the County Wide Road Impact
Program, Area 4. (Chapter 20, Article II of the Weld County Code) EXHIBIT
2003-0608
use It Nib
Resolution USR-1416
William Stonebraker
Page 2
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. This parcel is located on
land designated as"Other"and"High Potential Dry Crop"land according to the 1979 USDA-
Soil Conservation Service Important Farmlands of Weld County map. Only thirteen (13)
acres of the parcel will be designated under the special use permit. The remainder of the
parcel (approximately 145 acres)will remain available for agricultural purposes.
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 Planning Commission's recommendation for approval is conditional upon the following:
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant shall submit a detailed signage plan to the Weld County Department of
Planning Services. (Department of Planning Services)
2. Prior to recording the plat:
A. The plat shall be labeled USR 1416. (Department of Planning Services)
B. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. The approved screening plan. (Department of Planning Services)
C. The applicant shall submit a waste handling plan,for approval, to the Environmental Health
Services Division of the Department of Public Health and Environment. 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 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).
Written evidence of Health Department approval shall be submitted to the Department of
Planning Services.
D. The applicant shall submit a Screening Plan for review and approval by the Department of
Planning Services. (Department of Planning Services)
E. The applicant shall enter into a Private Improvements Agreement according to policy
regarding collateral for improvements and post adequate collateral for transportation and
non-transportation requirements. The agreement and form of collateral shall be reviewed
• by County Staff and accepted by the Board of County Commissioners prior to recording the
plat. (Department of Planning Services)
Resolution USR-1416
William Stonebraker
Page 3
F. 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@co.weld.co.us. (Department of Planning Services)
5. Prior to operation:
A. The applicant shall address the requirements of the Department of Building Inspection as
stated in their referral received January 23, 2003. Evidence of such shall be submitted in
writing to the Department of Planning Services. (Department of Building Inspection)
6. The Special Review activity shall not occur nor shall any building or electrical permits be issued on
the property until the Special Review plat is ready to be recorded in the office of the Weld County
Clerk and Recorder. (Department of Planning Services)
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
William &Ann Stonebraker
USR-1416
1. The Site Specific Development Plan and Special Use Permit is for a Use by Right, Accessory Use
or Use by Special Review in the Commercial or Industrial Zone Districts(Display Fireworks Storage)
in the A (Agricultural) Zone District for a maximum of thirteen (13) un its, as indicated i n 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)
A. This USR shall expire if it is transferred to any party that is not a future heir of the
applicant.
3. A future access point is indicated on the plat. When this future access is developed, the applicant
shall provide a Weld County Access Information Sheet to the Public Works Department for review
& approval of a safe and adequate access. (Department of Public Works)
4. The access and circulation pattern shall be surfaced with gravel. The gravel shall support semi truck
traffic and shall be graded to prevent drainage problems. (Department of Public Works)
5. All corners and intersections shall have adequate turning radius' to accommodate large trucks.
(Department of Public Works)
6. Any time that the gravel access road crosses a drainage pattern, the applicant shall accommodate
with a culvert crossing to provide an all weather access to the facility. (Department of Public Works)
7. The storage magazines, metal boxes,trailers, and the type four units should not block the historical
flow pattern. The historical flow pattern and run-off amounts will be maintained in such a manner
that will reasonably preserve the natural character of the area and prevent property damage of the
type generally attributed to the run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
8. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and F acilities A ct,
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)
9. No permanent disposal of wastes shall be permitted at this site. (Department of Public Health and
Environment)
10. 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)
11. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
12. 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)
13. The applicant shall operate in accordance with the approved "waste handling plan". (Department of
Public Health & Environment)
14. All pesticides, fertilizer, and other potentially hazardous chemicals must be stored and handled in
a safe manner in accordance with product labeling. (Department of Public Health and Environment)
15. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure of the County Wide Road Impact Program, Area 4. (Chapter 20, Article II of the
Weld County Code) (Department of Planning Services)
Resolution USR-1416
William Stonebraker
Page 2
16. Sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent
properties; neither the direct nor reflected light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets; and no colored lights may be used which
may be confused with or construed as traffic control devices. (Department of Planning Services)
17. Screening on site shall be maintained in accordance with the approved screening plan.(Department
of Planning Services)
18. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
19. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
20. Personnel from Weld County Government shall be granted access onto the property at any
reasonable time in order to ensure the a ctivities carried out o n the property comply with the
Development Standards stated herein and all applicable Weld County regulations.
21. 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.
22. 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.
Motion seconded by Stephen Mokray
VOTE:
For Passage Against Passage Absent
Fred Walker
Michael Miller
John Folsom
Cathy Clamp
Bryant Gimlin
Stephen Mokray
Bruce Fitzgerald
James Rohn
Bernard Ruesgen
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I,Voneen Macklin, Recording Secretary for the Weld County Planning Commission, do hereby certify that
the above and foregoing resolution, is a true copy of the resolution of the Planning Commission of Weld
County, Colorado, adopted on February 18, 2003.
Dlated the 18'h of February, 2 03.
(),[\ QS) .v--\l )11
Voneen Macklin
Secretary
CASE NUMBER: USR-1416
APPLICANT: William & Ann Stonebraker
PLANNER: Chris Gathman
LEGAL DESCRIPTION : Part NE4 of Section 28, T2N ,
R64W of the 6th P.M . , Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special
Use Permit for a Use by Right, Accessory Use or Use by
Special Review in the Commercial or Industrial Zone
District (Display Fireworks Storage) in the A (Agricultural)
Zone District.
LOCATION : South of and adjacent to WCR 18; '/2 mile
East of WCR 53.
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