HomeMy WebLinkAbout20013526.tiff George J. Nichols III, P.C.
Attorney 6t Counselor at Law
4465 Kipling Street
Wheat Ridge, CO 80033
Telephone: (303) 425-4446
Facsimile: (303) 421-4309
October 30, 2001
Department of Planning Services
1555 N. 17th Avenue
Greeley, CO 80631
Attn: Lauren Light
Re: USR-1310, Mobile Home Employee Housing
Dear Ms . Light:
Confirming our conversation regarding our requested use of the
two "park model" trailers as employee housing with respect to
the above-cited USR-1310, we respectfully request
reconsideration of the planning staff' s decision as outlined in
your October 19, 2001 correspondence.
I have received and reviewed your October 19, 2001 letter, as
well as Section 23-1-90 of the Weld County Code, which you also
provided.
In reviewing the definition of a mobile home, "a transportable
structure which exceeds 8' in width, or 32' in length, is built
on a chassis and as designed, connected to the required
utilities, to be used as a year round dwelling unit with or
without a permanent foundation". I believe that the two park
model mobile homes, which are 12' wide with tilt-outs, which are
depicted in Exhibits 1 and 2 attached hereto, and are 35' and
36' in length, clearly comply with the definition of a mobile
home. Each of these units, while it can be transported, does not
have the capacity to store water or store gray water from sewage
on board. In other words, you could not take either one of these
trailers on a camping trip and have available to you water,
sewage or propane. They have no capacity to be free standing and
used as you would a travel trailer on a camping trip where you
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Lauren Light
October 30, 2001
Page 2
would take them to a dump station on your way home . These units
are "park model" homes.
I would direct your attention to your definition under Section
23-1-90 of manufactured homes, which makes a distinction "this
term also includes park trailers, travel trailers and other
similar vehicles placed on the site for greater than 180
consecutive days". While I am aware that that definition on your
page provided is not applicable to a mobile home, clearly there
is a distinction between a park trailer and a travel trailer.
The applicant, Reva Barrett, and her partner, Raymond Gibler of
All State Fire Protection, Inc. , purchased these two park model
mobile home units specifically to be used as employee housing at
the facility. The first unit, which is a 1997 Impala park mobile
home, 8' x 35' , with 4' tilt-outs, was purchased on June 2, 2000
at a cost of $13, 000 . The color copy photograph of this unit is
attached as Exhibit 1 . The second unit was purchased in December
of 2000 at a cost of $12, 500, is a 1981 Lancaster park model
mobile home unit, 8' x 36' , with 4' tilt-outs, and depicted on
Exhibit 2 attached hereto.
You will also find attached a copy of the October 17, 2001
letter of TL Industries, Inc. of Elkhart, Indiana, manufacturer
of the 1997 Impala park model mobile home unit . This letter
specifically designates that these are "park model" units,
designed to be kept in a park and not to be used for travel .
These units have no water holding tanks, nor any gray water
tanks .
The applicant intends to have these models permanently set at
the location, skirted and permanent porches attached.
My initial involvement in the process of USR-1310 was by contact
from Ms . Bethany Salzman, the zoning compliance officer, Weld
County Planning Office, in October of 2000 . Ms. Salzman, in her
position as zoning compliance officer, had requested removal of
certain travel trailers from the premises, which were being used
by employees . These consisted of fifth wheel trailers and pick-
Lauren Light
October 30, 2001
Page 3
ups with campers . The applicant agreed and removed these units
from the premises . The applicant never agreed, nor intended to
agree, that the two park model home units would in any way fit
the exclusion of the use of travel trailers as employee housing.
The applicant purchased the two park model units specifically
for use as employee housing. It is applicant' s position that
these units are smaller, therefore, less visible, and are more
attractive than using used mobile homes, which are, in effect,
twice the size of these mobile home units and, therefore,
obviously more visible and more obtrusive to the neighborhood.
The applicant would request that the staff reconsider its'
decision that these two park model units do not meet the
definition of mobile homes . The applicant plans to permanently
affix them to the property by anchoring, skirting, and placing
porches on each unit. It is applicant' s request that staff allow
these specific units to be used for employee housing at this
equine facility. These units only have one bedroom and are,
therefore, going to house less employees than the larger
multiple bedroom mobile homes .
Upon your receipt and review hereof, if you desire any further
information or documentation in support of this request, please
feel free to contact me at your earliest convenience. Please
advise as to reconsideration of this matter so I will know how
the applicant will need to proceed.
Very t ly yours,
ge J. is s I
GJN: sla
Enclosures
10/19/01 11:22 FAX 970 304 .8 WELD PLANNING fU002/002
•
(Valescit
DEPARTMENT OF PLANNING SERVICES
IPHONE (970)353-6100,EXT.3540
O FAX(970)304-6498
E-mail address: llight@CO.We1d.CO.US
• WEBSITE: www.co.weld.co.us
COLORADO WELD COUNTY ADMD1ISTRATIVE OFFICES
1555 N. 17TH AVENUE
GREELEY,COLORADO 80631
October 19, 2001
George Nichols III
4465 Kipling Street
Wheat Ridge, CO 80033
Dear Mr. Nichols:
Planning Staff has reviewed the letter you sent September 20, 2001 regarding the use of "park
homes" for employee housing in regards to USR-1310. As you know one of the Development
Standards for USR-1310 states "The site shall be limited to 4 mobile homes to be used as
accessory dwelling units for employees of the facility. Travel trailers shall not be utilized for
dwelling units".
Planning Staff has determined that the"park homes" do not meet the definition of mobile home as
defined in Section 23-1-90 of the Weld County Code. If you wish to appeal this decision please
respond within thirty days of receipt of this letter. Should you have any questions please contact
me at the above number.
Sincerely,
la4-(AcAn
Lauren Light
Planner
cc: USR-1310
10/22/01 13:38 FAX 970 304 I8 WELD PLANNING • WI]002
Zonrug—General Provisions See 23-1-90
MANUFACTURED HOME (This definition provisions of the defnidon of MANUFAC-
applies only to MANUFACTURED HOMES TUBED HOME is considered to be a MOBILE
when used In the administration of a Flood Harr HOME. A MOBILE HOME shall not be allowed
ard Overlay District Development Permit or the to deteriorate to the condition of a DERELICT
Flood Hazard Overlay District): A STRUCTURE MOBILE HOME. A MOBILE HOME shall not
transportable in one(1)or more sections,which is be used as an AGRICULTURALLY EXEMPT
built on a permanent chassis and is designed for BUILDING or as a TEMPORARY STRUC-
USE with or without a permanent foundation TUBE for storage.
when connected to the required utilities. This
term also includes park trailers,travel trailers and MOBILE HOME(This definition applies only
other similar vehicles placed on a site for greater to MOBILE HOMES when used In the
than one hundred eighty(180)consecutive days. administration of a Flood Hazard Overlay District
A MANUFACTURED (MOBILE) HOME shall Development Permit or the Flood Hazard Overlay
not be allowed to deteriorate to the condition of a District): A MOBILE HOME shall be required
DERELICT MANUFACTURED (MOBILE) to have a permanent engineered foundation and
HOME. be used as an Accessory to the Farm. The
elevation of any interior grade of a crawl space or
MASTER PLAN: A document or series of the top of the Boo In any basement, wa@but,
documents prepared and adopted according to etc..must be one(1)foot above the Base Flood
state law which secs forth policies for the future Elevation.
of a municipality.
MOBILE HOME PAD: The concrete base,
MEAN SEA LEVEL: For purposes of the footing or blacking which is set on or in level soil
National Flood Insurance Program, the National to provide support for the placement of a
Geodetic Vertical Datum (NOVD) of 1929 or MOBILE HOME. This base footing or blocking
other datum, to which BASE FLOOD elevations may consist of separate concrete blocks or a sin-
shown on a community's FLOOD INSURANCE gle concrete slab as described in Sections 29-2-
RATE MAP are referenced. 100 A through E of this Code.
MINING: The act of recovering mineral sand, MOBILE HOME PAD(Ibis definition applies
• gravel,quarry,coal or other resources from the only to MOBILE HOME PADS when used is the
ground. MINING shall include recovery of the administration of a Flood Hazard Overlay District
resources by processing on site,open pit excava- Development Permit or the Flood Hazard Overlay
lion, wet or dry pit excavation or subterranean District.): A MOBILE PAD is not allowed.
excavation.
MOBILE HOME PARK: An area under single
MOBILE HOME: A transportable STRUC- ownership or control designed primarily for the
'LURE which exceeds either eight (8) feet in rental of portions of the area as spaces for occu-
width or thirty-two(32)feet in length.is built on pied MOBILE HOMES.
a chassis and Is designed,when connected to the
required utilities, to be used as a year-round MOBILE HOME SUBDIVISION; An area
DWELLING UNIT with or without a permanent platted into LOTS according to adopted
foundation. A SINGLE-FAMILY DWELLING COUNTY standards and procedures and designed
which is certified pursuant to the "National primarily for the sale of such LOTS to individuals
Manufactured Housing Construction and Safety as permanent sites for MOBILE HOMES.
Standards Act of 1974,"42 U.S.C. 5401 et seq.,
as amended, but does not meet all of the other
23-17
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• OCT.17.c001 2:29PM eT BUY TRAILER SLS • HO.265 P.22
TL INDUSTRIES, INC
25876 MINER ROAD
ELKHART,INDIANA 46514
219-264-3127
FAX 219-2&W131
October 17,2001
RE: 1997 IMPALA PARK MODEL TRAILER
SERIAL#110BAO2R7VA040056
To Whom It May Concern:
The above mentioned trailer,manufactured by this company,is a Park Model unit,
which was designed to be kept in a park,not to be used for travel.
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