HomeMy WebLinkAbout992087.tiff 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
USE BY SPECIAL REVIEW APPLICATION &A A''7
/� i
Application Fee Paid i/ad Receipt# 03 Date
Recording Fee Paid Receipt# Date
Application Reviewed by:
TO BE COMPLETE.D BY APPLICANT: (Please print or type, except for necessary signature)
LEGAL DESCRIPTION OF SPECIAL REVIEW PERMIT AREA:
Lot A RE 894
PARCEL NUMBER: 0 7 0 7 1 _5-9_Q_Q_9_5 6(12 digit number-found on Tax I.D.
Information or obtained at the Assessor's Office.
Section 15 , T 2_N, R 66 W- Total Acreage 2 . 77 Zone District AG Overlay Zone
Property Address (if available) 15412 Colorado Hwy 14 , Ault, CO 80610
Proposed Use Storage repair and maintenance of machinery. trucks &
vehicles .
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW
PERMIT
Name: John O. Eichman Address: 4705 Springer Drive
City/State/Zip:Ft. Collins Home Telephone: 495—070°Business Telephone 495—0700
Co. 8052.4
Name: Harold Tateyama & Sons Address: 41430 WCR 33
City/State/Zip: Ault, CO 80d1a3neTelephone: Business Telephone 834-1311
APPLICANT OR AUTHORIZED AGENT (if different than abovel
Name: A. Bruce Johnson
Address: 801 8th Street #220 City/State/Zip:Greeley, CO 80631
FAX - 352-8761 i Business Telephone: 356-6110
DEPARTMENT OF PLANNING SERVICES USE ONLY
Case#
Floodplain: ❑ Yes ❑ No Geologic Hazard: o Yes ❑ No
I hereby state that all statements and plans submitted with the application are true and correct to the best of
my knowledge.
Rev: 1-27-97 Signature: ner or Authori d Agent
Road File .4
RE:
EXHIBIT
5 992087
June 7, 1999
Department of Planning Services
1400 N 17th Avenue
Greeley, CO. 80631
To Whom it May Concern:
Please send all correspondence with applicant to:
A. Bruce Johnson
801 8th At., Suite 220-I
Greeley, CO. 80631
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 (USR) and related
material (with 19 required copies). Subject property is currently owned by Harold
Tateyama & Sons and under contract to sell to the applicant John O. Eichman.
Legally it is described as Lot A of Recorded Exemption No. 0707-15-2-RE 894
recorded September 3, 1986 in Book 1126 as reception No. 02067979, being a
part of the NW 1/4 of Section 15, Township 7, North, Range 66 west of the 6th
P.M., Weld County, Colorado. A recorded exemption application is
simultaneously submitted with the Lot B of the new RE being the actual partial of
this application. This simultaneous application is at the request of the
Department of Planning Staff because the present use and the historical use is
not under a USR.
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 use and this
application is to formalize the use in the Ag Zone District. The $1100 application
fee is attached. 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,
Harold Tateyama & Sons (owner)
///'
v % - by
J n O. Eichman, (Applicant) Daryl Tateya a, (Partner)
Use By Special Review Questionnaire
This application is to formalize an existing use without a USR. The explanation to this
questionnaire will try to describe the historic use and how it compares to the requested
use. This application is jointly submitted with a Recorded Exemption Application of
even date. This joint application is at the request of Planning Staff to look at the total
situation at one time and the need to help Tateyamas (the owner) in their financial plight.
1. The existing storage facility on the subject property was constructed in 1977 by
the owner Noffsinger Manufacturing Company. The use has been for farm
machinery storage and repair, and seasonal storage and processing of onions. The
existing RE was approved August 29, 1986. Harold Tateyama & Sons has owned
and operated the facility since October 20, 1993.
Because of the extreme bad weather and poor crops the past three years., onion
farmers have had to sell assets to stay in business. Thus, Tateyama contracted to
sell this facility to the applicants. The applicant desire to store its excavation
equipment primarily inside the existing shed with temporary outside storage.
Seasonal onion storage will aid their cash flow. They have contracted with seller
to lease facility until final approval of the USR. The applicant has been operating
the facility since March, 1999 in the same manor they expect to operate their
business. The business is general excavation and land improvement. Seasonally
they will have onion storage.
Their business falls under 31.2 uses by right, 31.3 accessory uses and 31.4 uses by
special review, 31.2.2 single family dwelling, 31.2.4 storage and sale of crops
vegetables (onion), 31.3.1 structures for storage of equipment and agricultural
products, 31.3.5 office incidental to the operation, 31.4.2 Agricultural Services
i.e. sorting, grading, and packing fruits and vegetables for growers (Onions).
This buildings has gross floor area larger than 1500 sq. ft. (11,500 sq. ft.)
allowable on a Lot in an approved or recorded subdivision plat or Lot part of a
map or plan filed prior to adoption of any regulations controlling subdivisions.
Also any "other structure clearly incidental and accessory to the operation of the
use allowed" i.e., truck loading dock. Hazardous waste will not occur nor be
stored on the property. Storage of oil, and other lubricants needed for the
operation will be stored inside and diesel fuel will be stored outside.
All set back requirements are currently in compliance. Subject property' is easily
accessed by applicant due to the access being distant from the building and with
high traffic visibility.
The above uses describe the manner in which all owners of the facility have used
the facility. The applicant plans to use the facility in a similar manner.
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 to serve agriculture, residential and commercial customers in the
Greeley, Ft. Collins and Longmont area. This use will be slightly less intense
than a modern "farm operation" with only morning and late afternoon activity,
not in and out traffic all day. The activity is similar to the historic activity for
this facility, i.e., machinery storage and repair, onion storage and processing and
related office activity.
Subject property has been used for crop and machinery storage, equipment repair
and crop processing since 1977. Prior to that it was waste land due to terrain.
The agricultural goal to "promote the development of commercial and industrial
uses directly dependent upon the agricultural industry" is applicable. The
property is 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 south of Highway 14. These are in compliance with the policies
and regulations of the Ag District. There will be a change in access, one will be
omitted. No additional costs will be incurred by the public, governments or
neighbors. A residential structure and office is contemplated in this use
application at some future date. The applicant has no specific plans at this time
for either.
3. This application is consistent with the intent of the Weld County Zoning
Ordinance and the Agricultural District. Since 1977 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 a
11,000%1. 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 and at some future time
31.3.8 sign which will be in conformance with Section 42 as to size, on site & set
back. :lt primarily falls in Uses by Special Review as described in 31.4.2.
"Agricultural Service". The facility is larger than 11,000 sq. ft. on a previously
Recorded Exemption of 3.56 Ac. (Current RE application if approved shall be
2.5 Ac). No new buildings are contemplated to be constricted in the near future
but a house and/or office are a possibility. 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. in the next 10 years.
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 and crop and equipment
storage facilities, all uses in the Agricultural District. Across Highway 14 to the
north east is a similar onion storage facility (USR) with a residence and office. It
was previously owned by the owner of this property. Adjacent farmland is owned
by the City of Thorton. Crop and machinery 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 applicant 2 to 15 people will periodically use this facility.
b. It is estimated that two full time employees will be present at the outset and
possibly up to ten or fifteen employees, 10-15 years into the future. All
employees will arrive early A.M. and depart within one or two hours and again
late afternoon. Onion operations will be late fall and early winter.
c. Hours of operation will normally be 7:00 a.m. to 6:00 p.m., with 7a.m. to 4p.m.
being common.
d. Additional buildings constructed may include a residence and/or an office.
They will be accessory to the operation of the structure main or for the owners
personal benefit. This is not in the immediate plan.
e. No animals shall be on this site except for occasional pet or watch dog.
f. Normal automobiles will access the property by employees. Semi tractor with
trailer will carry machinery from and to the site. Farm trucks will deliver onions
to the facility and semi tractor/trailers will remove onions. Initially the owner and
two or three employees will ingress, park and ingress twice a day, morning and
evening. The owner may ingress park and egress numerous times a 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 day. Other delivery trucks i.e., UPS and
general supplies from 2 to 6 times per week.
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 for the adjoining houses. An ISDS shall be required in the event an
office or residence is constructed.
j. The existing storage and processing shed has been on the property since 1977.
It will continue to be used to store machinery, trucks and supplies, and seasonal
onion storage and processing and sale of product. The only flammable materials
will be oxygen and acetylene gases for welding/cutting necessary for normal
equipment repair. Fuel and oil storage will be minimal.
6. It is the intent of the applicant to let the landscaping remain as it is, nearly absent.
Over the next two to five years shrubs will be located around north, south and
west side of the office. A security fence may also be erected around the perimeter
of the property. Wood tire stops are placed north and west of the facility to
designate the parking spots. 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. The site is not planned to be terminated in the next 50 or more years.
8. Storm water will be handled as in the past. The soil is reasonable porous and the
area is large compared to the building. The balance of the property is nearly flat
with a very slight north to south slope. Predominantly the property has a slight
slope to the south west. What little water that will run off will flow to the catch
area in the south west corner. This is exactly as it has successfully flowed in the
past.
9. This site requires no construction. The facility has been completed since 1977.
Some early landscaping may begin in the next year. 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, if any, will be stored inside until it is
delivered to the commercial salvage yard. Fuel will be stored south of the
building. A port-a-poti will be used in the near future before a restroom is
needed. When restroom is needed an ISDS will be installed.
Hello