HomeMy WebLinkAbout20010007.tiff Weld County Planning Dept..
MEMORANDUM 00T 03 2000
RECEIVED
TO: Monica Daniels-Mika DATE: September 29, 2000
119
Director of Planning Services
FROM: Diane Houghtaling, P.E., Traffic Engineer
C SUBJECT: Z-552,Hoshiko Farms, Change of Zone
COLORADO
The Weld County Public Works Department has reviewed this change of zone request. Our comments and
requirements are as follows:
COMMENTS: WCR 66 is designated as a collector roadway in the Weld County Comprehensive
Transportation Plan. Collector roadways require a minimum of 80 feet for right-of-way. The developer will
be required to verify the right-of-way has been dedicated to the County. It would be preferable to have all
three lots access an internal roadway and only one access added to WCR 66. The internal roadway needs
to be extended to the edge of the land locked parcel. The typical section was not submitted. All roads should
be paved unless waived by the Director of Planning. The minimum paved road is 32 feet wide(two 12-foot
lanes with four-foot gravel shoulders). If this development is within the urban growth boundary of the City
of Greeley, curb, gutter and sidewalk will be required. Final roadway construction plans will need to be
submitted with the final plat.
The drainage study was not submitted.
It appears that nothing is planned for this site at this time. If that is the case,the traffic impact study can be
made a condition of the building permit.
RECOMMENDATION: Approval
DEVELOPMENT CONDITIONS (If Approved):
The right-of-way for WCR 66 shall be dedicated to the County.
A drainage report signed by a professional engineer licensed in the State of Colorado shall be submitted
to the Weld County Public Works Department for review.
An internal cul-de-sac shall be provided extending to the land-locked parcel. A typical section shall be
provided.
Final roadway plans acceptable to the Weld County Public Works Department shall be submitted for
review.
A traffic impact study shall be required before any building permits are issued.
If you have any questions,please call.
pc: Z-552
WCR 66 M:\WPFILES\dianc\DEVELOPMENTZ-552.wpd
EXHIBIT
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2001-0007
Weld County
Planning Dept. �J 2 r , t. V: )
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COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hoshiko Farms Inc. Case Number Z-552
Please Reply By October 10, 2000 Planner Monica Daniels-Mika
Project Change of Zone from A (Agricultural) to 1-3 (Industrial).
Legal SE4 of the NW4 of Section 29, T6N, R65W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to WCR 66; east of and adjacent to State Hwy 85 .
Parcel Number 0803 29 000079; 80; and 91
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) December 5, 2000
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with cur interests.
❑ See attached letter. 11 44 Y�0
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:•Weld County Planning Dept. H555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 +(970)304-6498 fax
EXHIBIT
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Weld County Referral
' September 20, 2000
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hoshiko Farms Inc. Case Number Z-552
Please Reply By October 10, 2000 Planner Monica Daniels-Mika
Project Change of Zone from A (Agricultural) to I-3 (Industrial). I
Legal SE4 of the NW4 of Section 29, T6N, R65W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to WCR 66; east of and adjacent to State Hwy 85 .
Parcel Number 0803 29 000079; 80; and 91
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) December 5, 2000
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: UpCrYI f 1AA-1- ti re Diane h c Ck/\!j aomptdeJ'i
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Agency q ( .�'Y1 (ni 11C P�
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❖Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO.80631 :•(970)353-6100 ext.3540 4(970)304-6498 fax
EXHIBIT
13
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Weld County Referral
Weld County Planning Oen
ISeptember 20, 2000
CNOV ZC 2000
COLORADO RECEIVED non' s;
The Weld County Department of Planning Services has received the following item for review:
Applicant Hoshiko Farms Inc. Case Number Z-552
Please Reply By October 10, 2000 Planner Monica Daniels-Mika
Project Change of Zone from A (Agricultural) to 1-3 (Industrial).
Legal SE4 of the NW4 of Section 29, T6N, R65W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to WCR 66; east of and adjacent to State Hwy 85 .
Parcel Number 0803 29 000079; 80; and 91
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) December 5, 2000
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
1 See attached letter.
Comments:
Signature 1 Date t� �416cO
Agency 0� reo�e� �.ovv.mw,�"I cw. 1�tt2\ .
•:•Weld County Planning Dept. •:•1555 N. 17th Ave. Greeley,CO.80631 ••(970)353-6100 ext.3540 •}(970)304-6498 fax
EXHIBIT
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OFFICE OF COMMUNITY DEVELOPMENT
City1100 le STREET,GREELEY,COLORADO 80631 (970)350-9780 FAX(970)350-9800
Greeley
November 14, 2000
Monica Daniels-Mika
Weld County Department of Planning Services
1555 N. 17th Avenue
Greeley, CO. 80631
RE: Z-552
Dear Ms. Daniels-Mika:
The City of Greeley Planning Commission discussed during its regular meeting on 14 November 2000
the Hoshiko Rezone request. After reviewing the request for I-3 zoning and the City of Greeley 2020
Comprehensive Plan, the Planning Commission found that the requested change of zone is located in
the City of Greeley's Long Range Expected Growth Area and that an I-3 zone at this location is
consistent with the following City of Greeley Comprehensive Plan Policy:
• LU4.1 Heavy industrial uses should be located where conflicts with other land uses are minimal
and where there is good rail access or proximity to major arterial roads.
And that an I-3 zone at this location is not consistent with the following City of Greeley
Comprehensive Plan Policy:
• LU4.8 Incorporate design techniques to plan and develop new industrial sites that are attractive
and compatible with adjacent land uses;
And recommends to the Weld County Planning Commission that the western parcel consisting of
approximately 30 acres be zoned I-1 to prohibit outside storage on that property and the balance of the
site be zoned I-3.
Please see the enclosed staff report for a more comprehensive review of the request.
Sin er y,
S E R v I N G OUR COMMUNITY • IT S A TRADITION
Jeff Hofman, Planner II
7L/e promise to preserve and improve tkie dual y o-Lb/or 9reeley IFirouy%timely, courteous and cost e//ectr'oe service.
FILE COPY
PLANNING COMMISSION SUMMARY
ITEM: Weld County Referral for a Change of Zone From A
(Agricultural) to I-3 (Industrial)
PROJECT: Hoshiko Rezone
LOCATION: South of and adjacent to WCR 66; east of and adjacent
to State Highway 85
APPLICANT: Hoshiko Farms Inc.
CITY PLANNER: Jeff Hofman
PLANNING COMMISSION HEARING DATE: November 14, 2000
PLANNING COMMISSION FUNCTION:
To review the proposed change of zone for compliance with the City of Greeley
Comprehensive Plan and make a recommendation to the Weld County Planning
Commission.
PROJECT BACKGROUND AND OVERVIEW:
The proposal is for a change of zone from the A (Agricultural) district to an I-3
(Industrial) district in unincorporated Weld County. The I-3 zone district allows the
widest range of industrial uses in unincorporated Weld County including those that may
create adverse visual impact (outdoor storage) for adjacent uses.
The site is south of WCR 66 and east of U.S. Highway 85 and is located in the Eaton
Fire Protection District. Water service is to be provided by North Weld Water District.
Waste water will be treated by individual sewage disposal systems.
The subject property is approximately a half-mile from the City's municipal boundaries
and is located in the City of Greeley's Long Range Expected Growth Area (LREGA).
The LREGA includes those lands anticipated to accommodate the City of Greeley's
urban development over the next two decades. The site is also within the Urban Growth
Area (UGA). This is the area where a full complement of land uses at urban densities is
anticipated. The site is outside the Mid Range Expected Service Area (MRESA). The
MRESA is the area that is expected to develop in the next five years. The property is
outside the Greeley - Weld County Airport influence area as identified on the 1980 Weld
County Airport Environment Assessment for the year 2000.
It is the practice of the City of Greeley Planning Commission to review Weld County
requests principally for conformance with the City's Comprehensive Plan policies.
Specific design issues are addressed only to the degree necessary to ensure consistency
with the City's Comprehensive Plan and Development Code.
SITE DATA:
Site Size 109.91 Acres
Surrounding Zoning: North - Weld County C-3 (Commercial)
South - Weld County I-3 (Industrial)
East - Weld County A (Agriculture)
West - Weld County C-3 & I-3
Surrounding Land Uses: North - Cultivated Fields and Rural Residential
South - Industrial
East - Cultivated Fields
West - U.S. Hwy. 85
KEY ISSUES AND ANALYSIS:
Does the request comply with the City of Greeley Comprehensive Plan?
The following Comprehensive Plan Policies apply to this request.
Comprehensive Plan Policy LU4.1
Heavy industrial uses should be located where conflicts with other land uses are minimal
and where there is good rail access or proximity to major arterial roads.
Staff Comment: The site is adjacent to existing industrial uses and agricultural
operations. Conflicts with adjacent land uses should be minimal.
The property is adjacent to a rail line and in close proximity to U.S.
Highway 85. The proposal complies with this policy.
Comprehensive Plan Policy LU4.3
Disallow high impact agricultural and heavy industrial land uses that generate
obnoxious influences, such as noise,fumes, or hazards.
Planning Comm. Summary 2 WCR Hoshiko Rezone
Staff Comment: The I-3 zoning would allow any use of a research, repairing,
manufacturing, fabricating, processing, assembly or storage nature
plus commercial junkyards through a Use by Special Review. Noise
is restricted in unincorporated Weld County to State standards found
at CRS 25-12-101. The noise levels for industrial uses of 80 db(A)
during the day and 75 db(A) at night are similar to the City's
standards found in the City Charter. The State standard allows for
an additional 10 db(A) increase in the levels for periods not
exceeding 15 minutes in any one hour period. Air quality standards
in unincorporated Weld County are the standards established by the
Colorado Air Pollution Control Commission. The proposal may
allow uses that would generate obnoxious noise and fumes.
Comprehensive Plan Policy LU4.4
Facilitate the development of business and industrial parks to group like uses together
with a coordinated design and site development scheme.
Staff Comment: The area around the proposed rezone has a number of existing
industrial and commercial types of land uses and is seeing increased
industrial development. An existing industrial user with unscreened
outdoor storage is highly visible along the highway corridor. During
the past year a steel fabrication/distribution facility has located in
this area. A pet seed distributor is also planning to locate in this area.
The planning and development in this area appears to be incremental
and not well coordinated. As an example, fire flow in this area
would not meet the standards used by the Union Colony Fire Rescue
Authority and the area would be difficult to incorporate into the city
without upgrades to the water system. The proposal partially meets
• this policy.
Comprehensive Plan Policy LU4.8
Incorporate design techniques to plan and develop new industrial sites that are
attractive and compatible with adjacent land uses.
Staff Comment: Design techniques cannot be conditioned on a "standard" or
"straight" zone district request. The 1-3 zone requested by the
applicant allows outside storage. An existing industrial user with
unscreened outdoor storage is highly visible along the U.S. 85
highway corridor. The Entryway Master Plan (1994) identifies this
Planning Comm. Summary 3 WCR Hoshiko Rezone
area as an entryway to the City of Greeley. An industrial zone
district that does not allow outside storage would be more
appropriate in this entryway area. The subject property appears to
consist of three different parcels. The western parcel contains
approximately 30 acres and has frontage along the entire length of
the highway corridor. This portion of the property should be zoned
I-1 to prohibit outside storage along this entryway. The proposal can
meet this policy.
ADMINISTRATIVE REVIEW TEAM:
The Administrative Review Team informally reviewed this item on November 6, 2000.
The Union Colony Fire/Rescue Authority (UCFRA) confirmed that the site is in the
Eaton Fire Protection District and that the fire flow in the area does not meet the
standards of the UCFRA.
RECOMMENDATION:
Planning Staff recommends that the Planning Commission find that the requested change
of zone is located in the City of Greeley's Long Range Expected Growth Area (LREGA),
that an I-3 zone at this location is consistent with the following City of Greeley
Comprehensive Plan Policy:
• LU4.1 Heavy industrial uses should be located where conflicts with other land
uses are minimal and where there is good rail access or proximity to major arterial
roads.
And that an I-3 zone at this location is not consistent with the following City of Greeley
Comprehensive Plan Policy:
• LU4.8 Incorporate design techniques to plan and develop new industrial sites that
are attractive and compatible with adjacent land uses.
And recommend to the Weld County Planning Commission that the western parcel
consisting of approximately 30 acres be zoned I-I to prohibit outside storage on that
property and the balance of the site be zoned I-3.
ATTACHMENTS:
Attachment A - Vicinity Map
Attachment B - Applicant's Narrative
Planning Comm. Summary 4 WCR Hoshiko Rezone
' " ' WCR Hoshiko Attachment A
°oN'` Vicinity Map
City ofRezone
Gnaw
Recomended Re en ed I
For 1-1 For
1-3
WC 66 I '
Site
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• Limits
Legend N
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Attachment b - Applicant's Narrative
August 25, 2000
C o Pr
Current Planner
Weld County,Colorado
Department of Planning Services
1555 N. 17th Avenue
Greeley,CO 80631
RE: Application to rezone the following described property,a parcel of land located in
the North Half of Section 29,Township 6 North, Range 65 West,of the 6th P.M., Weld
County, Colorado. Containing 5,223,280 SF(120 Acres,more or less). See attached legal
description.
Dear Current Planner:
Hoshiko Farms,Inc.,a Colorado corporation,requests a change of zoning for the above
described parcel, from the existing Agriculture Zone to I-3 Zone. Hoshiko Farms, Inc.,
respectfully requests that a hearing be granted to consider the application for change of
zone to coincide with surrounding land.
The requested zoning is consistent with the policies of the Weld County Comprehensive
Plan.
The proposed zoning is compatible with the surrounding land use. The land to the North
is Zoned C-3,to the South is 1-3,to the East is Agriculture and to the West is a
combination of 1-3 and C-3.
The roads to the North of the above-described parcel are W.C.R. 66 and to the West is
US/Colorado State Highway 85.
The above-described parcel is unimproved property, so Hoshiko Farms, Inc.may need
additional water or fire protection to the property(see letter from Water District). Soils
have no limitations for construction(see attached Soils Report).
Road and/or highway facilities providing access to the property are adequate and meet
the requirements of the proposed Zone District. Hoshiko Farms, Inc. is not requesting any
changes in road and/or highway facilities.
To the best of Hoshiko Farms, Inc.'s knowledge there is no sand or gravel resources on or
under the subject property. There has been oil and gas exploration and production in the
area, however, there has been no production on the land herein described parcel.
The change of zone area, is not located in a flood Hazard District or a Geologic Hazard
District, nor is it located in the Airport Overlay District.
The zone change is not inconsistent with the efficient and orderly growth of the area. It is
consistent with the growth of the area in that the use and nature of the land will not
change by this zoning process. The subject land is currently zoned Agriculture,however,
its current use will not change with the I-3 Zoning. Thus insuring this request is
consistent with the intent of the zone district requested herein.
The uses permitted in the I-3 will be compatible with the future development of the
surrounding area as permitted by the various existing zonings in the general area and with
future development as projected by the Comprehensive Plan of the county. The property
is located within a three-(3)mile radius of Greeley and Eaton,Colorado and is
considered in the future growth of the City of Greeley.
The subject property complies with the Overlay Districts outlined in the Weld County
Comprehensive Plan dated November 21, 1995.
We honorably ask your sincere consideration of our request to change the zoning and ask
that you approve the application.
Respectfully submi
Dennis Hoshiko, President
Hoshiko Farms,Inc.
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