HomeMy WebLinkAbout981884.tiff ,00 CBvur -oy . u -//9/
DEPARTMENT OF PLANNING SERVICES
Weld County Administrative Offices, 1400 N. 17th Avenue, Greeley, CO 80631
Phone (970) 353-6100, Ext. 3540, Fax(970) 353-6312 AN(
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USE BY SPECIAL REVIEW APPLICATION
Application Fee Paid ` ( 00 ari Receipt# 0 )11512 Date 5/1/61S
Recording Fee Paid Receipt# Date
Application Reviewed by:
TO BE COMPLETED BY APPLICANT: (Please print or type, except for necessary signature)
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA: Lot ARE902
PARCEL NUMBER: 0 7 0 7 1 0 0 0 0 0 4 2 (12 digit number-found on Tax I.D.
Information or obtained at the Assessor's Office.
Section 10 , T 7 N, R 66 W-Total Acreage 1.73 Zone District AG Overlay Zone
Property Address (if available) 15475 Cblca-at How 14 Pult, CI) 80610
Proposed Use Paul rrarufactune mcl Assertole Agricultural Weeclarners and Faun crcp spaper
an repair Farm Machines}. •
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW
PERMIT
Name: Stanley F. Heim= Address: 15415 Colo. 11w 14
City/State/Zip: Au-t,CO 80610 Home Telephone:_ Business Telephone 834-1495
Name: Louie S. Fabrizius Address: •154]5 Colo Hwy 14
City/State/Zip: Ault, CO 80610 Home Telephone: Business Telephone
APPLICANT OR AUTHORIZED AGENT (if different than abovel
Name: A. Bruce Johnson
Address: 801 8th Street City/State/Zip: Greeley. ro 80631
Home Telephone: Business Telephone: (970) 356-6110
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case# USE-1lig,
Floodplain: o Yes o No Geologic Hazard: o Yes O No
I herebmtate that all statements and plans submitted with the application are true and correct to the best of
my knolaf&dCounty Planning Dept.
MAY 0 1 1998
Rev: 1-27-97 Sign ature:: O er or •. ' . ,
REL11 ED 5 EXHIBIT
981884
April 29`h, 1998
Department of Planning Services
1400 N 17th Ave.
Greeley, CO 80631
To Whom it May Concern:
Please send all correspondence with applicant to:
A. Bruce Johnson
801 8t° St., Suite 220-I
Greeley, CO 80631-3900
who is our agent in this matter. If you need any further information, he will try to accommodate
your reasonable requests.
1. Attached is a complete Use By special Review Application and related material (with
required copies). We understand an expedited process is available and we hereby are
requesting it. Subject property is currently owned by the applicant Stanley E. Heinze and
Louie S. Fabrizius. Legally it is described as Lot A of Reborded Exemption No. 0702-10-
3-RE 902 recorded September 3, 1986 in Book 1126 as reception No. 02067980, being a
part of the SW 1/4 of Section 10, Township 7 North, Range 66 west of the 6th P.M., Weld
County, Colorado.
2. All items on the attached checklist are included in the application package. The $500
investigation fee is not required because this is an existing USR and this application is
for a change of use but still a use in the Ag Zone District. The special review plat
recording fee will be submitted at time of filing and after approval.
Thank you for your assistance in this matter.
Sincerely,
StanlefETheinze ouie S. Fabrizius
9 M L1
Use By Special Review Questionnaire
This application is a modification of an existing USR. The explanation to this questionnaire will
try to describe the historic use and how it compares to the requested use.
1. The existing facility on the subject property was constructed in early 1970. The use has
been for farm machinery storage and repair, and seasonal storage and processing of
onions. An office with a half bath has also been a part of the facility. A farm scale has
been on the property for most of the time. A USR was recorded December, 1986 by
Harold Tateyama& Sons,the former owner. Because of the extreme bad weather the
past 3 years, onion farmers have had to sell assets to stay in business.
Thus, they contracted to sell this facility to the applicants. The applicants lost their lease
on the building in Ault they used to conduct the business they are proposing in the use of
this facility. They were unaware of the need for a"change of use" when they contracted
to purchase subject property.
The applicant has been operating the facility since August 1997 in the same manor
they operated their business in Ault. There business is general remodeling or repairing of
farm machinery or implements. They also construct(manufacture or fabricate) farm
weed burners and farm field sprayers. This is not an intensive manufacturing or
assembly line business. Their business falls under 31.4 uses by special review in the
Agriculture District as described in 31.4.2 "Farm equipment sales, repair", also 31.3.1
"structure for storage of equipment"and 31.3. "office incidental to the operation of the
uses"and any sign that would comply with 31.3.5 and provision of Section 42. Also any
"other structure clearly incidental and accessory to the operation of the use allowed" ie,
truck loading dock and/or truck scale. Hazardous waste will not occur nor be stored on
the property. Temporary storage of iron needed for the operation will be stored inside
and temporary iron waste will be stored inside until hauled to commercial salvage yard.
All set back requirements are currently in compliance. Subject property is actually more
easily accessed by farmers than dragging their equipment through town.
2. This application is consistent with the intent of the Weld County Comprehensive Plan.
This facility and its use does not adversely impact the agricultural district by
uncontrolled or undirected industrial use. This use is intended to conduct activities (sales
and service)to agriculture production. Farm equipment is an integral part of any
agricultural production. This use will be slightly more intense than a modem" farm
shop". The activity is similar to the historic activity for this facility, ie, farm machinery
storage and repair, onion storage and processing and related office activity.
Subject property was taken out of crop production in early 1970 and has been used for
crop and machinery storage, equipment repair and crop processing since that time. The
farm machinery storage and repair will continue in a larger scale of repair and smaller
scale of storage. The agricultural goal to"promote the development of commercial and
industrial uses directly dependant upon the agricultural industry"describes the intended
use exactly. The property is less than one and a half miles west of Ault, a small
agricultural community. The historic access is very easily seen for over a mile either east
or west and is located adjacent north to Highway 14. These are in compliance with the
policies and regulations of the Ag District. There will be no change in access. No
additional costs will be incurred by the public, governments or neighbors. A residential
structure is not contemplated in this use application.
3. This application is consistent with the intent of the Weld County Zoning Ordinance and
the Agricultural District. Since the early 1970's this facility has been used for storage,
processing and sale of vegetable crops as described in 31.2.4 and 5. The facility also has
been used as accessory use in the A District for storage of equipment and agricultural
products described in 31.3.1 and incidental office described at 31.3.5. The use by special
review in the A District described in 31.4.2 "Agricultural Service sorting, grading and
packing vegetables". It has also a 10,000 sq ft building with a gross floor area larger
than 1500 sq ft as described in 31.4.16.
The requested use falls in accessory uses in the A District"structures for storage of
equipment 31.3.1 and office 31.3.5 and requesting 31.3.8 sign in conformance of Section
42 as to size, on site& set back. It primarily falls in Uses by Special Review as described
in 31.4.2. "Agricultural Service for farm equipment sales and repair". The facility is
larger than 10,000 sq. ft. on a previously Recorded Exemption of 1.75 Ac. It falls under
31.4.16..No new buildings are contemplated to be constricted. An access ramp(soil and
concrete support wall)to load machinery and equipment onto trucks is planned for the
rear of the property and west of the building.
Because of the nature of the farm machinery repair, from weed burners and sprayers
34.22-1 also applies for the"repairing, manufacturing, fabricating, assembling, or storage
nature..conducted..within the enclosed building".
4. The land adjacent to the north, west, east and south is irrigated farmland with rural
residence and various size and degree of farm shops. All uses in the Agricultural District.
Across road to the south west is a similar onion storage facility with 2 residences, owned
by the previous owner of the subject property. Adjacent farmland is owned by the City of
Thornton. Crop and machinery"farm shop" sheds are very common for the Ag zone area.
They serve many uses from basic storage of machinery or crop to farm repair,
maintenance, construction, even miscellaneous manufacturing or fabricating of farm
equipment.
5. a. In addition to the two owners 2 to 10 people will periodically use this facility.
b. It is estimated that two employees will be present at the outset and possibly up to ten
employees, 10-15 years into the future.
c. Hours of Operation shall be 7:00 am to 7:00 pm, with 8 am to 5 pm being common.
d. There shall be no additional buildings constructed.
e. No animals shall be on this site except for occasional pets or watch dog.
f. Normal automobiles will access the property by employees. An occasional semi
tractor with trailer shall bring materials. Initially the two employees shall ingress park
and ingress twice a day, morning and evening. The two owners may ingress park and
egress numerous times per day. Ultimately the ten employees shall ingress, park and
egress twice a day and the Semi's may increase to 2 to 4 times per week. Other
delivery trucks ie,.,UPS and general supplies from 2 to 6 times per thy.
g. The Ault Rural Fire Department provides fire protection to subject property. Subject
property is only a 1 1/2 miles from the fire department.
h. North Weld County water District historically provided domestic water to subject
property. This shall continue. There is no irrigation and no need for any.
i. There is an existing operating individual sewage disposal system ISDS on the property
and will continue to be used for the one bathroom.
j. The existing storage and processing shed has been on the property since the early
1970's. It will continue to be used to store raw metal and other supplies, work in
process and finished product. The only flammable materials will be oxygen and
acetylene gases for welding/cutting. This is typical of numerous farm shops.
6. It is the intent of the applicant to let the landscaping remain as it is, nearly absent. Over
the next five years or so some shrubs will be located around south and west side of the
office. Wood tire stops are placed to designate the parking spots located north and west
of the office area and north of the scale. This landscaping is identified on the enclosed
map.
7. Upon completion of the proposed use the machinery and equipment will be removed.
Any incidental and termination debris will be removed. The building will be totally
vacated. The land will be leveled to a reasonably normal slope. In the event of any soil
contamination, it shall be treated and brought back to normal standards.
8. Storm water will be handled as in the past. The soil is reasonable porus and the area is
large compared to the building. The balance of the property is nearly flat with a very
slight north slope off at the extreme north end. Predominantly the property has a slight
slope to the south and south east. What little water that will run off will flow to the
highway barrow ditch. This is exactly as it has successfully flowed in the past.
9. This site requires no construction. The facility has been completed since the early
1970's. Some early landscaping may begin in the next 2 seasons. The equipment loading
.ramp/dock will be constructed in the next 2 to 5 years as need dictates.
10. Waste will be located in a dumpster type of vessel outside at the Northwest corner of the
existing large building. Scrap metal will be stored inside until it is delivered to the
commercial salvage yard. Flammable material will not be stored near the metal cutting or
welding area.
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