HomeMy WebLinkAbout20012883.tiff INVENTORY OF ITEMS FOR CONSIDERATION
APPLICANT: James Wenfrow/Saturn Towing CASE#: USR-1351
Submitted or Prepared
Prior to At
Hearing Hearing
1 Planning Commission Resolution
2 Department of Planning Services'Staff Review X
3 Department of Planning Services' Field Check X
4 Legal Notice X
5 Evidence of Posting X
6 Letter to Applicant X
7 Application X
8 8%X 11 map submitted by applicant X
9 Vicinity map X
10 Referral List, Referrals without Comments X
11 Weld County Department of Public Works, referral received 07-26- X
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12 Weld County Department of Public Health and Environment, referral X
received 08-14-01.
13 Weld County Code Compliance, referral received 08-06-01. X
14 Weld County Building Compliance, referral received 08-20-01. X
15 Weld County Sheriff's Office, referral received 07-31-01. X
16 City of Northglenn, referral received 07-31-01. X
17 Brighton Fire Protection District, referral received 08-06-01. X
18 Deed(s)/Certificate of Conveyance X
19 Letter from Weld County Planning Department dated 8/22/00 X
20 Surrounding Property/Mineral Owners X
21 Soil Survey X
Item(s)submitted at Planning Commission:
I hereby certify that the 21 items identified herein (Inventory of Items for Consid tion-Case # USR-1340) were
submitted at or prior to the scheduled Planning Commission Heari I furthercerti t e ems were subsequently
forwarded to the Weld County Clerk to the Board's Office.
Lauren L t s P n e
EXHIBIT
2001-2883
GiSe 16/35i
Page 1
lURe LANDSUMMARY SHEET
COLORADO
Case Number: USR-1351 Hearing Date: September 18, 2001
Applicant: Saturn Towing/James Wenfrow Address: 15181 Washington St
Broomfield, CO 80020
Request: A Site Specific Development Plan and a Special Review Permit for a use similar
to a junkyard/salvage yard (police impound lot) in the A (Agricultural) Zone
District
Legal Description: Pt. of S2NW4 of Section 25, Township 1 North, Range 68 West of the 6th P.M.,
Weld County, Colorado
Location: East of and adjacent to Weld County Road 11; approximately 1/4 mile south
of Weld County Road 6
Size of Parcel: 7 +/- 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 8/6/2001
• Weld County Department of Public Health and Environment, referral received 8/14/2001
• Weld County Department of Public Works, referral received 8/20/2001
• Weld County Sheriffs Office, referral received 7/31/2001
Brighton Fire Protection District, referral received 8/6/2001
• Town of Dacono, referral received 9/4/2001
Town of Erie, referral received 7/31/2001
City of Northglenn, referral received 7/30/2001
EXHIBIT
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SPECIAL REVIEW PERMIT
I� ADMINISTRATIVE REVIEW
hiDe
COLORADO
Planner: Lauren Light
Case Number: USR-1351 Hearing Date: September 18, 2001
Applicant: Saturn Towing/James Wenfrow Address: 15181 Washington St
Broomfield, CO 80020
Request: A Site Specific Development Plan and a Special Review Permit for a use similar
to a junkyard/salvage yard (police impound lot) in the A (Agricultural) Zone
District
Legal Description: Pt. of S2NW4 of Section 25, Township 1 North, Range 68 West of the 6th P.M.,
Weld County, Colorado
Location: East of and adjacent to Weld County Road 11; approximately 1/4 mile south
of Weld County Road 6
Parcel Size: 7 +/- acres Parcel Number: 1467 25 000029
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. Section 22-2-60.A.1 of the
Weld County Code (A. Goal 1) states "Preserve prime farmland for agricultural
purposes which foster the economic health and continuance of agriculture." The
proposed site is designated "Prime" by the USDA Soils Map. However, no"Prime"
farmland will be taken out of production as the parcel is 7 acres in size which is not
conducive to farming.
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B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.0 of the Weld County Code provides
for uses similar to the uses listed as Uses by Special Review as long as the use
complies with the general intent of the A(Agricultural)Zone District. Section 23-3-
40.G of the Weld County Code provides for junkyards or salvage yards. A police
impound yard would be a similar use to a junkyard or salvage yard.
C. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the
existing surrounding land uses. Properties to the east and west are currently
vacant. An abandoned turkey farm is located to the north. There is a residence
located to the south, south of the Bull Canal, which is currently owned by Randall
Lawrence. Mr. Lawrence is the owner of the property under review for this special
use permit while Saturn Towing is the applicant. Conditions of Approval and
Development Standards will ensure that any incompatibilities will be mitigated.
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 site lies within the referral areas of
Broomfield, Dacono, Erie, Northglenn, Thornton and Adams County. The one
response received with concerns was from the City of Northglenn. They are
concerned about the additional traffic that would be generated on rural gravel roads.
Although Weld County Road 11 is gravel,Weld County Road 6 is paved. A referral
response received 8/20/01 from the Weld County Department of Public Works
indicated Weld County Road 11 has been annexed by the City of Broomfield. The
City of Broomfield did not respond to this request.
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.
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. The U.S.D.A.
Soils Map indicate that the soils on the property are designated "Prime". As
mentioned previously, the property is only 7 acres in size so no"Prime"agricultural
land will be taken out of production.
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.
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.
Page 4
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 recording the plat:
A. The plat shall be amended to delineate the following:
1) Conformance with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
2) Provide 6 parking spaces, adjacent to the office, for employees and
customers. (Department of Planning Services)
3) Reconfigure the impound lot to provide 24 feet of access between rows of
vehicles as well as the opaque fence. (Department of Planning Services)
4) All road and gate access points shall be 24 feet in width. (Department of
Public Works)
5) Turning radii from access roads to aisle ways shall be pursued according to
Brighton Fire Protection District requirements. (Department of Planning
Services)
B. Provide written documentation to the Weld County Department of Planning Services
S which auttsizces access to the U.S. Department of Interior easement as identified
n Book 1 Pages 34 and 35. If the access will not be utilized provide written
documentation stating the access will not be utilized presently or at any time in the
future. (Department of Public Works)
C. The property is in violation of the Weld County Building Code (Violation # EL-
9910305). The applicant shall schedule a final inspection with the Weld County
Building Compliance Officer and submit a copy of the closure letter indicating
compliance with the Weld County Building Code. (Department of Planning
Services)
D. The applicant shall attempt to address the requirements (concerns) of the Weld
County Sheriffs Office, as stated in the referral response received 7/31/01.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
E. The applicant shall attempt to address the requirements (concerns) of the City of
Northglenn, as stated in the referral response received 7/30/01. Evidence of such
Page 5
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
F. The applicant shall attempt to address the requirements(concerns)of the Brighton
Fire Protection District, as stated in the referral response received 8/06/01.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
G. In event the garage is equipped with a floor drain, the applicant must apply for an
Underground Injection Control (UIC) Class V Injection Well permit through the
Environmental Protection Agency(EPA), for the floor drain system that serves the
maintenance shop, or provide evidence that the applicant is not subject to the EPA
Class V requirements. (Department of Public Health and Environment)
H. Submit a dust abatement plan to the Environmental Health Services, Weld County
Department of Public Health & Environment. Evidence of approval shall be
submitted to the Weld County Department of Planning Services, prior to
operation.(Department of Public Health and Environment)
An evaluation of the existing septic system by the Weld County Department of
Public Health and Environment revealed that the system does not meet the
requirements set forth in the Weld County Code. The applicant must obtain a
repair permit to bring the system up to current Code. (Department of Public
Health and Environment)
J. An individual sewage disposal system is required for the proposed office and shall
be installed according to the Weld County Individual Sewage Disposal
Regulations. The septic system is required to be designed by a Colorado
Registered Professional Engineer according to the Weld County Individual
Sewage Disposal Regulations. (Department of Public Health and Environment)
K. The applicant shall submit a waste handling plan,for approval,to the Environmental
Health Services Division of the Weld County Department of Public Health &
Environment. The plan shall include at a minimum, the following:
1) A list of wastes which are expected to be generated on site (this should include
expected volumes and types of waste generated). (Department of Public
Health and Environment)
2) A list of the type and volume of chemicals expected to be stored on site.
(Department of Public Health and Environment)
3) The waste handler and facility where the waste will be disposed (including the
facility name, address, and phone number). (Department of Public Health and
Environment)
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L. The applicant shall remove and properly dispose of all tires and any other
miscellaneous debris, i.e., appliances, metal, derelict vehicles and wood that exist
on-site. The applicant shall schedule an on-site inspection with both the Weld
County Code Compliance Officer and case planner to insure that these items have
been removed. If this application is denied a zoning violation will be opened.
(Department of Planning Services, Code Compliance)
3. 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)
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SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Saturn Towing/James Wenfrow
USR-1351
1. The Site Specific Development Plan and Special Use Permit is for a use similar to a
junkyard/salvage yard (police impound lot)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. Hours of operation shall be Monday through Friday, 8:00 a.m. to 6:00 p.m. Hours of
operation may be extended with specific permission from the Weld County Board of County
Commissioners. (Department of Planning Services)
4. Vehicles shall not be stacked and shall not be visible above the opaque fence.
(Department of Planning Services)
5. Approval of this Special Review Permit is for the operation of an impound lot. At no time
shall this property be used for a junkyard/salvage yard unless an amendment to the current
Special Review Permit is approved by the Weld County Board of County Commissioners.
(Department of Planning Services)
6. The facility shall operate in accordance with the approved dust control plan. The facility
shall have sufficient equipment available to implement dust control as required by the
Weld County Department of Public Health and Environment. Additional control measures
shall be implemented as required by the Weld County Health Officer. (Department of
Public Health and Environment)
7. All liquid and solid wastes(as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health
and Environment)
8. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a"solid waste"in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and
Environment)
9. 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)
10. Fugitive dust shall be controlled on this site.(Department of Public Health and Environment)
e. Page 8
11. This facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone as delineated in 25-12-103 C.R.S. (Department of Public Health and
Environment)
12. Adequate hand washing and toilet facilities shall be provided for employee and patron use.
(Department of Public Health and Environment)
13. All pesticides, fertilizer, and other potentially hazardous chemicals must be stored and
handled in a safe manner. Reference 25-8-205.5 Colorado Water Quality Control Act and
Rules and Regulations thereof. (Department of Public Health and Environment)
14. The facility shall utilize the existing public water supply, Left Hand Water District.
(Department of Public Health and Environment)
15. If applicable, the applicant shall obtain a storm water discharge permit from the Colorado
Department of Public Health&Environment,Water Quality Control Division. (Department
of Public Health and Environment)
16. 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)
17. The landscaping on site shall be maintained in accordance with the approved Landscaping
Plan. (Department of Planning Services)
18. Off-street parking spaces and access drives shall be surfaced with gravel, asphalt, concrete
or equivalent and shall be graded to prevent drainage problems. All weather access shall
be provided to the facility. (Department of Public Works)
19. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240, Weld County Code.
20. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250, Weld County Code.
21. Personnel from the Weld County Departments of Public Health and Environment, Planning
Services and Public Works 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.
22. 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.
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23. 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.
tiG;
DEPARTMENT OF PLANNING SERVICES
O . PHONE (970) 353-6100,X (97 E04-6498
C FAX 17TH 304-6 U E
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
July 25, 2001
Randy Lawrence
1672 WCR 11
Erie, CO 80516
Subject: USR-1351- Request for a Site Specific Development Plan and Special Review Permit for a use
similar to a junkyard/salvage yard (police impound lot)in the Agricultural Zone District on a parcel
of land described as Part of S2 NW4 of Section 25, Ti N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Mr. Lawrence:
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 September 18, 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/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 Broomfield, Dacono, Erie,
Northglenn, and Thornton Planning Commission for their review and comments. Please call Broomfield at
303-469-3301, Dacono at 303-833-2317, Erie at 303-926-2700, Northglenn at 303-450-8743 or Thornton at
303-538-7295 for further details regarding the date,time, and place of this meeting. It is recommended that
you and/or a representative be in attendance at the Broomfield, Dacono, Erie, 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,
a Any ��
Lauren Light EXHIBIT
Planner
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Fence line is north of proposed impound lot. Buildings are currently located on site. The white
building is the proposed office.
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FIELD CHECK Inspection date: August 24, 2001
CASE NUMBER: USR-1351
APPLICANT: Saturn Towing/James Wenfrow
LEGAL DESCRIPTION: Pt. of the S2NW4 of Section 25, Township 1 North, Range 68
West of the 6th PM, Weld County, CO
LOCATION: East of and adjacent to WCR 11; approximately 1/4 mile south of WCR 6
Zoning Land Use
N A (Agricultural) N Abandoned Turkey Farm
E A (Agricultural) E Pasture
S A (Agricultural) S Home on acreage
W A (Agricultural) W Vacant
COMMENTS:
i - Property has direct access to County Road 11 and is close to County Road 6, which is a paved
road. Impact to adjacent properties would be minimal due to the proposed location of the
fenced yard. The residence on site would be the nearest home to the proposed yard. The Bull
Canal borders the property on the south and east sides.
Lauren Light, Planner
r0^.
EXHIBIT
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