HomeMy WebLinkAbout20010505 INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Leslie Adams Case Number USR-1312
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 X
5 Letter to Applicant X
6 Legal Notifications (2 pages) X
7 Application (4 pages) X
8 Referral list X
9 Weld County Dept. of Public Health and Environment, referral X
received 12/29/00
10 Colorado Geological Survey, referral received 12/27/00 X
11 City of Northglenn, referral received 12/28/00 X
12 Weld County Zoning Compliance, referral received 01/17/01 X
13 Weld County Sheriff's Office, referral received 01/09/01 (2 pages) X
14 Weld County Building Inspection, referral received 12/18/00 X
15 City of Broomfield, referral received 01/02/01 X
16 Weld County Public Works, referral received 12/28/00 X
17 Dept. of Army, Corps of Engineers, referral received 12/19/00 X
18 Greater Brighton Fire Protection District, referral received X
12/28/00 (4 pages)
19 8 1/="X 11" maps (7 pages) X
20 Certificate of Conveyance and Title Commitment(23 pages) X
21 Letter and packet from Frank Cannon, at Civitas, received X
01/31/01 (35 pages, including maps)
22 Surrounding Property Owners (11 pages) X
23 Mountain View Water Users water bill for July 17, 2000 X
24 Copy of Statement of Existing for Septic System (2 pages) X
25 Soil Survey(3 pages) X
EXHIBIT
A2001-0505
usQ#I31a.
26 Photo of Sign Posting X
27 Miscellaneous photos of property (14 photos) X
28 X
29 X
30 X
27 Items submitted at planning commission
I hereby certify that the 27 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.
4CU ( ( /,Zug
Julie A. Chester*Lead Planner
Page 1
‘atti4DI
WIiDc LAND USE
APPLICATION
SUMMARY SHEET
COLORADO
Case Number: USR-1312 Hearing Date: February 6, 2001
Applicant: Leslie Adams
4715 WCR 2, Brighton, CO 80601
Request: A Site Specific Development Plan and a Special Review Permit for a use permitted
as a Use by Right, an Accessory Use or a Use by Special Review in the
Commercial or Industrial Zone Districts(Outdoor Storage for Recreational Vehicles
and Boats-Phase I and Enclosed Storage Units-Phase II) in the A (Agricultural)
Zone District
Legal Description: Lot A of RE-1507, being part of the SE4 of Section 35, Township1 North,
Range 68 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to Weld County Road 2, approximately ''/ mile east of 1-25
Size of Parcel: 6 +/- acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld
County Code.
The Department of Planning Services' staff has received responses from the following agencies:
Weld County Zoning Compliance, referral received January 17, 2001
• Weld County Dept.of Public Health and Environment, referral received December 29,2000
• Weld County Department of Public Works, referral received December 28, 2000
• Weld County Department of Building Inspection, referral received December 18, 2000
• Weld County Sheriffs Office, referral received January 11, 2001
• Greater Brighton Fire Protection District, referral received December 28, 2000
• Colorado Geological Survey, referral received December 27, 2000
• City of Northglenn, referral received December 28, 2000
• City of Broomfield, referral received January 2, 2001
• Department of the Army, Corps of Engineers, referral received December 19, 2000
1. EXHIBIT
Page 2
f�\� SPECIAL REVIEW PERMIT
'\l ADMINISTRATIVE REVIEW C
COLORADO
Planner: Julie A. Chester
Case Number: USR-1312 Hearing Date: February 6, 2001
Applicant: Leslie Adams
4715 WCR 2, Brighton, CO 80601
Request: A Site Specific Development Plan and a Special Review Permit for a use permitted
as a Use by Right, an Accessory Use or a Use by Special Review in the
Commercial or Industrial Zone Districts(Outdoor Storage for Recreational Vehicles
and Boats-Phase I and Enclosed Storage Units-Phase II) in the A (Agricultural)
Zone District
Legal Description: Lot A of RE-1507, being part of the SE4 of Section 35, Townshipl North,
Range 68 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to Weld County Road 2, approximately 1/2 mile east of 1-25
Parcel Size: 6 +/- acres Parcel Number: 1467-35-000032
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 23-
2-260 of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff 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 ordinances in effect. A. Goal 2 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,and the property is currently being served by the Mountain View
Water Users District and an Individual Sewage Disposal System. A. Goal 1 also
encourages the preservation of prime farmland for agricultural purposes. The
property is designated as prime and other lands on the U.S.D.A. Soils Map. No
prime farm ground will be taken out of production, due to the current small size of
the parcel.
Page 3
b. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.R of the Weld County Code provides
for a use permitted as a Use by Right, an Accessory Use or a Use by Special
Review in the Commercial or Industrial Zone Districts as a Use by Special Review
in the A (Agricultural) Zone District. Certain Commercial Zone Districts allows for
limited storage, as long as the storage is screened or enclosed within a building.
The Industrial Zone, in particular the 1-3 Zone District, allows for outside storage.
Screening is addressed for both zone districts through the Performance Standards
during a Site Plan Review. The Department of Planning Services' is responsible for
determining the amount of screening or landscaping based on compatibility issues.
c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the
existing surrounding land uses. The surrounding land uses include Agricultural
uses to the north, east and west and a subdivision under construction to the south.
The City of Broomfield surrounds the property on the north, east and west and to
the south in Adams County. There is a proposal within the City of Broomfield for a
zone change on a majority of the surrounding property.
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 Chapter 22 of the Weld County Code
and any other applicable code provisions or ordinances in effect, or the adopted
Master Plans of affected municipalities. The cities of Broomfield, Northglenn and
Thornton are all within 500'of the proposal. Broomfield's primary concern was the
outside storage of recreational vehicles and boats. The city is not opposed to the
longer term use of the property with enclosed storage units. Thornton did not return
their referral and Northglenn found no conflicts with their interests, however did
recommend an additional right-of-way dedication on Weld County Road 2.
Conditions of Approval and Development Standards address the concerns of
Broomfield and Northglenn.
e. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld
County Code. Effective December 1, 1999, Building Permits issued on the lot will
be required to adhere to the fee structure of the Southwest Weld Road Impact
Program area 3. The property is also located in a Geologic Hazard Area and will
be required to submit, and have approved, a Geological Hazard Permit prior to
construction on the property. These issues will be addressed through Conditions
of Approval and Development Standards.
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. As stated
previously, the property is designated as prime and other lands on the U.S.D.A.
Soils Map and is only six acres, which does not constitute a parcel as prime
farmground.
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.
Page 4
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 Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording. The completed plat shall be delivered
to the Weld County Department of Planning Services and be ready for recording in the
Weld County Clerk and Recorder's Office within 30 days of approval by the Board of County
Commissioners. (Department of Planning Services)
2. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant shall submit evidence, to the Department of Planning Services, that
the Mountain View Water Users has approved the use of the storage of recreational
vehicles and boats, as well as the enclosed storage units. Evidence shall be in
written form, as an agreement with the water district. (Department of Planning
Services)
3. Prior to recording the plat:
A. The plat shall be amended to delineate the following:
1) The approved Landscape/Screening Plan. (Department of Planning
Services)
2) An additional twenty(20)feet for right-of-way reservation for full-build out of
WCR 2 (168th Avenue). (Public Works)
3) The off-street parking area,including the access drive shall be surfaced with
recycled asphalt gravel, asphalt or an equivalent material. A typical cross
section shall be shown on the plat. (Public Works)
4) The approved drainage and retention area. (Public Works)
5) The attached Development Standards shall be placed on the plat.
(Department of Planning Services)
B. The existing septic system shall be reviewed by a Colorado Registered Professional
Engineer. The review shall consist of observation of the system and a technical
review describing the systems ability to handle the proposed hydraulic load. The
review shall be submitted to the Environmental Health Services Division of the Weld
County Department of Public Health and Environment. In the event the system is
found to be inadequately sized or constructed, the system shall be brought into
compliance with current Regulations. (Department of Public Health and
Environment)
Page 5
C. The applicant shall submit and have approved, a Geological Hazard Permit,
prepared by a Colorado Registered Professional Engineer, as indicated in Article
V, Division 2 of the Weld County Code. (Department of Planning Services)
D. The applicant shall submit written evidence to the Department of Planning Services
indicating how the recommendations of the Colorado Geological Survey, as
indicated in their referral response received on December 27, 2000, have been
addressed. (Department of Planning Services)
E. The applicant shall submit a detailed Landscape/Screening Plan to the Department
of Planning Services for review and approval. The plan shall address the
maintenance of the landscaping and screening,as well as the replacement of dead,
dying or decaying plant materials. (Department of Planning Services)
F. The City of Broomfield has jurisdiction over all accesses on the portion of WCR 2
adjacent to the property. Please contact the City of Broomfield to verify the access
permit or for any additional requirements that may be needed to obtain or upgrade
an access permit for the Special Use Permit activity. Written evidence of adequate
access shall be submitted to the Department of Planning Services. (Departments
of Planning Services, Public Works)
G. A storm water drainage report shall be submitted to the Departments of Planning
Services and Public Works for review and approval. The report shall be prepared
by a Registered Professional Engineer, licensed in the State of Colorado. The
report shall be prepared, certified, and signed by such engineer. (Public Works)
H. Prior to any work on the site, which may involve the excavation or the discharges
of dredged or fill material into waters of the United States which may include
ephemeral, intermittent and perennial streams, lakes, ponds or wetlands, the
property shall be examined for these areas pursuant to the Section 404 of the Clean
Water Act. All of these areas shall be delineated and mapped. Written evidence
of such, shall be submitted to the Department of Planning Services. (Army Corps
of Engineers)
The applicant shall attempt to address the requirements or concerns of the Greater
Brighton Fire Protection District, as stated in the referral response received
December 28, 2000. Evidence of such shall be submitted in writing to the Weld
County Department of Planning Services. (Department of Planning Services)
4. 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)
Page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Leslie Adams
USR-1312
1. The Site Specific Development Plan and Special Use Permit is for a use permitted as a Use
by Right, an Accessory Use or a Use by Special Review in the Commercial or Industrial
Zone Districts(Outdoor Storage for Recreational Vehicles and Boats-Phase I and Enclosed
Storage Units-Phase II) in the A(Agricultural) Zone District, as indicated in 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)
3. The hours of operation are from 9:00 a.m. to 6:00 p.m., seven days a week, as indicated
in the application materials. (Department of Planning Services)
4. All proposed or existing structures will or do meet the minimum setback and offset
requirements for the Agricultural Zone District. (Department of Planning Services)
5. Any lighting used to illuminate the storage area,outside activity area,sign or other structure
shall be arranged as to deflect light away from any adjoining residential zone and from
public road rights-of-way. Any lighting shall be designed, located, and operated in such a
manner as to meet the following standards: sources of light shall be shielded so that
beams or rays of light will not shine directly onto adjacent properties; neither the direct or
reflected light from any light source may create a traffic hazard to operators of motor
vehicles on public or private streets. (Department of Planning Services)
6. The enclosed storage buildings shall meet all building and fire codes. (Department of
Planning Services)
7. The storage buildings shall be painted with an earth-tone color, approved by the Weld
County Department of Planning Services, to blend into landscaping of the area. The
structures must be kept in good repair at all times. (Department of Planning Services)
8. All items within the storage unit area must be stored within the structures at all times. No
outdoor storage will be allowed during the Phase II portion of this permit. (Department of
Planning Services)
9. A trash receptacle must be provided for the public and must be screened from all adjacent
properties and public rights of way. (Department of Planning Services)
10. Any proposed signage shall require appropriate building permits and be constructed in
accordance with Article IV, Division II, Section 23-4-90 of the Weld County Code.
(Department of Planning Services)
Page 7
11. The property shall, at no time, store any Derelict Vehicles or have on the premise a Non-
Commercial Junkyard, as defined in Section 23-1-90 of the Weld County Code.
(Department of Planning Services)
12. All liquid and solid wastes(as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-101, C.R.S.)shall be stored and removed for final disposal in a manner that protects
surface and groundwater contamination. (Department of Public Health and Environment)
13. No permanent disposal of wastes shall be permitted at this site. (Department of Public
Health and Environment)
14. 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)
15. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
16. This facility shall adhere to the maximum permissible noise levels allowed in the Residential
Zone as delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
17. Adequate toilet facilities shall be provided for the public. The public shall be allowed to
utilize the toilet facilities located in the residence. (Department of Public Health and
Environment)
18. The facility shall utilize the existing public water supply (Mountain View Water Users).
(Department of Public Health and Environment)
19. Effective December 1, 1999, Building Permits issued on the lot will be required to adhere
to the fee structure of the Southwest Weld Road Impact Program area 3. (Department of
Planning Services)
20. The landscaping and screening on site shall be maintained in accordance with the
approved Landscape Plan. (Department of Planning Services)
20. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
21. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250, Weld County Code.
22. Personnel from the Weld County Departments of Public Health and Environment and
Planning Services shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Development
Standards stated herein and all applicable Weld County regulations.
23. 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.
Page 8
24. 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.
Le.
(010
' DEPARTMENT OF PLANNING SERVICES
' PHONE (970) 353-6100, EXT.3540
D Ce
FAX 17T(970 O30 80698
1555 N. 17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
December 7, 2000
Leslie Adams
41 WCR 11
Erie, CO 80516
Subject: USR-1312- Request for a Site Specific Development Plan and Special Review Permit for a use
permitted as a Use by Right, an Accessory Use or a Use by Special Review in the Commercial
or Industrial zone districts (Storage Unit Facility) on a parcel of land described as Lot A of RE-
1507, being part of the SE4 of Section 35, Township 1 North, Range 68 West of the 6th P.M.,
Weld County, Colorado,
Dear Ms. Adams:
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 February 6,2001,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/ora 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 Broomfield, Northglenn, and Thornton Planning
Commissions for their review and comments. Please call the City of Broomfield at 303-469-3301, the City of
Northglenn at 303-450-8743, and the City of Thornton at 303-538-7295 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 Broomfield,
Northglenn, and Thornton Planning Commission meeting 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,
7 j EXHIBIT
Julie Ciester 5--
Planner
7 , . _
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CASE NO. J`JJ, , '', !_z ; V r ACRES 2. - -• -
NAME _, i-i-, _
REQUEST :;`,. .:`'.:7
A PUBLIC HEARING CONCERNING THIS a} -
PROPERTY WILL BE HELD AT 1555 NORTH
17th AVE., GREELEY, COLORADO 80631,
ON TrA-- a,., c 20r j AT _
FOR MORE INFORMATION CALL THE
WELD COUNTY DEPT. OF PLANNING
SERVICES AT (970) 353-6100 EXT. 3540. b
EXHIBIT
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FIELD CHECK
CASE NUMBER: USR-1312 DATE OF INSPECTION:
APPLICANT'S NAME: Leslie Adams
PLANNER: Julie Chester
REQUEST: Site Specific Development Plan and Special Review Permit for a use permitted as a Use by
Right, an Accessory Use or a Use by Special Review in the Commercial or Industrial zone
districts (Storage Unit Facility).
LEGAL DESCRIPTION: Lot A of RE-1507, being part of the SE4 of Section 35, Township 1 North, Range
68 West of the 6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to WCR 2, Approximately 1/2 mile east of 1-25.
LAND USE:
N
E
S
W
ZONING: N A(Agricultural)
E A(Agricultural)
S A (Agricultural)
W A(Agricultural)
COMMENTS:
)\-)C O t9P A oc_
P.C. Member
EXHIBIT
9
FIELD CHECK inspection date:1/23/2001
CASE NUMBER: USR-1312
APPLICANT: Adams
LEGAL DESCRIPTION: Pt. SE4 Section 35, -PI N, R68W of the 6th P.M., Weld
County, CO
LOCATION: North of and adjacent to Weld County Road 2 west of Weld County
Road1i
Zoning Land Use
N A (Agricultural) N Agricultural / Reservoir
E A (Agricultural) E Agricultural / Residential
S A (Agricultural) S Subdivision being constructed
W A (Agricultural) W Agricultural / Residential
COMMENTS: The site has a large slope. The area along the east side
(including part of the storage are) is possible wetlands. The home has a
circle drive. The home directly east would be impossible to screen from the
storage area as it is much higher. To access from the proposed location fill
would need to be brought in.
/ /- t �� �/Y{/li✓"
Sheri Lockman, Planner II
EXHIBIT
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