HomeMy WebLinkAbout20010002.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Arlan Marrs 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: 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
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 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. I. 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. I. 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 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 1-1 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
EXHIBIT
I I
2001-0002
RESOLUTION, Z-552
Hoshiko Farms, Inc.
Page 2
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 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.
RESOLUTION, Z-552
Hoshiko Farms, Inc.
Page 3
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.
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.
D. 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.
Motion seconded by Stephen Mokray.
RESOLUTION, Z-552
Hoshiko Farms, Inc.
Page 4
VOTE:
For Passage Against Passage Absent
Cristie Nicklas Cathy Clamp
Fred Walker
Arlan Marrs
John Folsom
Michael Miller
Bryant Gimlin
Jack Epple
Stephen Mokray
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, Trisha Swanson, 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 December 5, 2000.
Dated the 5'" of December,
� 0 g
2000.
Trisha Swanson
Secretary
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