HomeMy WebLinkAbout20010003.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Hoshiko Farms Case Number Z-552
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 Field check by Planning Commissioner None
5 Letter to Applicant X
6 Legal Notifications (2 pages) X
7 Application X
8 Preliminary Drainage Report- None
9 Referral list X
10 WC Public Works X
11 Colorado Department of Transportation X
12 WC Health and Environment x
13 DPS Zoning Compliance X
14 Eaton Fire District X
15 Town of Eaton X
16 West Greeley Soils Conservation District x
17 City of Greeley x
18 Deed (5 pages) X
19 Surrounding Property Owners ( 13 pages) X
20 Soil Survey(4 pages) X
I hereby certify that the 20 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.
Monica Daniels-Mika , Director
STATE OF COLORADO )
2001-0003
LAND USE APPLICATION
WIiDc. SUMMARY SHEET
COLORADO
CASE NUMBER: Z-552 HEARING DATE: December 5, 2000
APPLICANT: Hoshiko Farms, Inc.
ADDRESS: 28607 WCR 50 Kersey, CO 80644
REQUEST: Change of Zone from the A (Agricultural) Zone District to the 1-3 (Industrial) Zone
District.
LEGAL DESCRIPTION: Part of the SE4,of the NW4,of Section 29,Township 6 North, Range
65 West of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to WCR 66; east of and adjacent to State Hwy 85
ACRES: 109.91 +/-Acres PARCEL#0803 29 000079;80 and 91
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Department of Public Works 9/29/00
• Colorado Department of Transportation 9/27/00
• Weld County Department of Health and Environment
• Weld County Zoning Compliance 9/29/00
• Eaton Fire Protection District 9/28/00
• Town of Eaton 9/25/00
• West Greeley Soil Conservation District 9/28/00
• City of Greeley 11/14/00
The Department of Planning Services'staff has not received responses from the following agencies
• Union Pacific Railroad
EXHIBIT
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64ji CHANGE OF ZONE
"DC. ADMINISTRATIVE RECOMMENDATION
COLORADO
CASE NUMBER: Z-552
PLANNER: Monica Daniels-Mika
APPLICANT: Hoshiko Farms, Inc.
ADDRESS: 28607 WCR 50 Kersey, CO 80644
REQUEST: Change of Zone from the A (Agricultural) Zone District to the 1-3 (Industrial) Zone
District.
LEGAL DESCRIPTION: Part of the SE4, of the NW4, of Section 29, Township 6 North,
Range 65 West of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to WCR 66; east of and adjacent to State Hwy 85
ACRES: 109.91+/- PARCEL # 0803 29 000079; 80 and 91
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 21.4
of the Weld County Zoning Ordinance, as amended.
2. The submitted materials are in compliance with Section 21.5 of the Weld County Zoning
Ordinance, as amended as follows:
A. Section 21.5.1.1 - That the proposal is consistent with the Weld County
Comprehensive Plan. The site will encourage the expansion of the industrial
economic base and provide for a variety of employment opportunities for Weld
County citizens. 1. Goal 4 states "Promote industrial development that is
appropriately located in relation to surround land uses, and that meets the
necessary environmental standards." Surrounding land uses are primarily industrial
with Big R Industries, Winograd Steel and Platte River Steel adjacent to the site.
1. Goal 2 states"Accommodate new industrial development within planned industrial
areas. UGB. Goal 2 states " Concentrate urban development in or adjacent to
existing municipalities... and maintain urban growth boundary area that provide an
official designation between future urban and non-urban uses. The City of Greeley
reviewed this proposal and states " the site is located in the City of Greeley's Long
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Range Expected Growth Area and that an 1-3 zone is consistent with the City of
Greeley Comprehensive Plan." The City of Greeley however expressed a concern
for outdoor storage on a portion of this site, and further recommended a I-1 zone
district on the western portion of this site. The Department of Planning Services
staff considered this request, however, staff finds no support to concur with this
recommendation. Furthermore, the Department of Planning Services staff finds
the proposal, with the attached Conditions of Approval, satisfies UGB Goal 3 as
stated,"The County and the municipal should coordinate land use planning in urban
growth boundary areas, including development policies and standards, zoning,
street and highway construction...and other matters affecting orderly development."
The Department of Planning Services staff further concurs that UGB Policy
3.1,through 3.5 have been met with this proposal.
B. Section 21.5.1.2 - The uses which would be allowed on the subject property by
granting the change of zone will be compatible with the surrounding land uses.
Surrounding land uses include Commercial and Industrial uses. The road way to
the north of the property is WCR 66 and to the west State Hwy 85. The site is
located within a three (3) mile radius of the City of Greeley and Town of Eaton. The
City of Greeley reviewed this request and requested a decrease in the intensity of
the Industrial Zone District. The Town of Eaton also reviewed this request and
found no conflicts. A Site Plan Review will be required prior to any Industrial use
occurring on the property. The intent of the Site Plan Review is to"provide present
and future residents and users of land in the County a means whereby orderly and
harmonious development is ensured in the County. Site Plan Review process
requires additional consideration to ensure that the uses permitted are established
and operated in a manner that is compatible with existing and planned land uses in
the neighborhood. Site Plan Reviews are designed to protect and promote the
health,safety,convenience,and general welfare of the present and future residents
of the county." Items addressed through the Site Plan Review include, but are not
limited to, number of employees, building construction, signage, landscape
treatment, drainage, parking, outside storage, loading service areas and
environmental criteria. The Site Plan Review will ensure compatibility with
surrounding land uses.
C. Section 21.5.1.3 -Adequate water and sewer service can be made available to the
site to serve the uses permitted within the proposed zone district. The applicant is
proposing water be supplied by North Weld County Water District.The Weld County
Department of Public Health and Environment had no conflicts with the use of an
Individual Sewage Disposal System (I.S.D.S.) for the site. Referral agencies will
have the opportunity to further address water and sewer during the Site Plan
Review application process.
D. Section 21.5.1.4 - Street or highway facilities providing access to the property are
adequate in size to meet the requirements of the proposed zone districts. The Weld
County Public Works Department reviewed this request and indicated several
conditions to be implemented regarding paving of the access roads, a drainage
study and traffic study. These items will be required at the time of application for
the Site Plan Review. Weld County Road 66 is designated as a collector road on
the Weld County Comprehensive Transportation Plan. Collector roads require
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eighty (80) feet of right-of-way. The Change of Zone plat map will be required to
show the designated right-of-way reservation
E. Section 21.5.1.5 - In those instances where the following characteristics are
applicable to the rezoning request,the applicant has demonstrated compliance with
the applicable standards:
1) Section 21.5.1.5.1 - The proposed Change of Zone does not lie within any
overlay district identified by the maps officially adopted by Weld County.
2) Section 21.5.1.5.2-The proposed rezoning does not contain the use of any
area known to contain a commercial mineral deposit in a manner which
would interfere with the present or future extraction of such deposit by an
extraction to any greater extent than under the present zoning of the
property.
3) Section 21.5.1.3 - Soil conditions on the site are not such that they present
moderate or severe limitations to the construction of structures of facilities
proposed for the site. The soil on the site is defined as Olney Fine Sandy
Loam. As such the soil has good potential for urban and recreational uses.
A soils report and two sets of building and engineered foundation plans(with
registered Colorado engineer stamp) is required for all building permits.
These issues are addressed through Conditions of Approval and will also be
a part of the Site Plan Review process.
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 Change of Zone from A (Agricultural) to 1-3 (Industrial) is conditional upon the
following:
1. The change of zone plat map shall be submitted to the Department of Planning Services
for recording within 30 days of approval by the Board of County Commissioners.
2. Prior to recording the Change of Zone plat:
A. The following notes and information 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 34 of the Weld County
Zoning Ordinance.
2) Any signage located on the property shall require building permits and
adhere to Section 42.2 of the Weld County Zoning Ordinance. (Dept. of
Planning Services)
3) The site shall maintain compliance at all times with the requirements of the
Weld County Departments of Public Works, Public Health and Environment,
and Planning Services.
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4) Any future structures or uses on site must obtain the appropriate zoning and
building permits.
5) If applicable, installation of utilities shall comply with Section 12 of the Weld
County Subdivision Ordinance.
6) The applicant shall adhere to all Site Plan Review requirements, as defined
in Section 23 of the Weld County Zoning Ordinance.
7) Weld County Road 66 is designated on the Transportation Plan Map as a
collector road, which requires 80 feet of right-of-way at full build out. There
is presently 80 feet of right-of-way. A total of 40 feet from the centerline of
Weld County Road 66 shall be delineated on the plat.
8) 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.
9) At the time of the Site Plan Review, final roadway plans shall be submitted
and approved by the Weld County Department of Public Works.
3. At the time of the Site Plan Review, the applicant shall work with Colorado Department of
Transportation to determine if an off-site road improvements are required.
m;wpfiles\wendi\monica\z522comments wpd
•
' DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
1555 N. 17TH AVENUE
• GREELEY, COLORADO 80631
COLORADO
September 20, 2000
Hoshiko Farms Inc.
28607 WCR 50
Kersey, CO 80644
Subject: describedZ-552- Request for a Change of Zone r (Agricultural) (Industrial) parcel
as SE4 of the NW4 of Section 6 29, N, R65W of the 6th P.M,Weld County, Colorado.
Dear Mr. Hoshiko:
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 December 5, 2000, at 1:30 p.m. This meeting will
take place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, 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 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 and Eaton Planning
Commission's for their review and comments. Please call City of Greeley at 970-350-9780 and Town of Eaton
at 970-454-3338,for further details regarding the date,time,and place of these meetings. It is recommended
that you and/or a representative be in attendance at the Greeley and Eaton Planning Commission meetings
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, -
Monida Daniels-Mika, AICP
Director
pc: Tom Collins, 109 Elm Ave., Eaton, CO 80615
EXHIBIT
J 5
PLANNING STAFF FIELD CHECK
CHANGE OF ZONE 552
PROPERTY LOCATION: Part of the SE4 of the NW4, of Section 29, Township 6 North,
Range 56 West fo the 6th P.M. Weld County, Colorado
LAND USE:
N: Ag/machines... Farm House/production
S:Big R manufacturing
E: Farm production/ large scale operation
W: Railroad tracts and State Highway 85
SUMMARY
The site is lined with large telephone poles. The site is flat and has previously been in
agricultural production. Access is off of WCR 66, a paved County roadway. This property
adjoins the railroad activities to the west. Other than a pump house there are no other
improvements on the site. While there are approximately five farm houses within a mile area of
the site it appears that these are not being used for solely residential uses.
Monica Daniels-Mika, AICP
CASE NO.>- E: ACM.
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