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Home My WebLink About960934 USE BY SPECIAL REVIEW APPLICATION Department of Planning Services, 1400 N. 17th Avenue, Greeley, CO 80631 Phone (970) 353-6100, Ext. 3540, Fax (970) 353-6312 =a= Application Fee Paid 4'74 Receipt# Date 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: Part of the SW4 Section 30 ,T 5 N, R 65 W-Total Acreage 44.8 Zone District A Overlay Zone FH Property Address (if available) PROPOSED USE Recreational and Storage Facility SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR THE SPECIAL REVIEW PERMIT William Sterling, Director of Public Works Name: City of Greeley Address: 1000 10th Street City/State/Zip:Greel ey co Home Telephone: Business Telephone 350-9794 80631 Name: Address: City/State/Zip: Home Telephone: Business Telephone APPLICANT OR AUTHORIZED AGENT Cif different than abovel Name: Address: City/State/Zip: Home Telephone: Business Telephone: DEPARTMENT OF PLANNING SERVICES USE ONLY Case# //yr //n/ Flood Plain: o Yes o No Geologic Hazard: o Yes o No I hereby state that all statements and plans submitted with the application are true and correct to the best of my knowledge. ,d Signature: Owner or Auth4. Agent Nit"E- h ik". EXHIBIT 960934 1. The Weld County Comprehensive Plan discourages the conversion of agricultural land to residential, commercial, and industrial use when the subject site is located outside of a municipality's comprehensive plan area. In this case, the site which is zoned agriculturally, but has not been used agriculturally except for grazing, is within the comprehensive planning area of the City of Evans and is within the Urban Growth Boundary Area of the City of Greeley, as defined by the Weld County Comprehensive Plan. Both municipalities benefit from the use of the site. The comprehensive plan also states: Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial, and industrial land uses. The recreational and storage uses proposed to be approved for this site will not interfere with the existing land uses surrounding the site. This issue is discussed further in following statements. Since the provisions of the agricultural section of the comprehensive plan are intended to discourage the development of prime agricultural land and allow for orderly growth within established growth boundaries, and since the land in question is not prime and is supported by the two entities whose growth boundaries encompass the land, the use should be approved. 2. The Agricultural Zone District is established to maintain and promote agriculture as an essential feature of Weld County. The Agricultural District is intended to provide areas for the conduct of agricultural activities and activities related to agriculture and agricultural production without the interference of other, incompatible land uses. The Agricultural Zone District is also intended to provide areas for the conduct of Uses by Special Review which have been determined to be more intense or to have potentially greater impact than Uses Allowed By Right. Recreational Facilities and Equipment Storage or Repair Facilities are both allowed as Uses by Special Review. 960934 As analyzed further in the following paragraphs, the proposed uses on this property should not affect prime farmland or negatively impact the existing land uses surrounding the site. 3. The use will be compatible with future development of the surrounding area as follows: The floodplain to the south of the property will severely limit development. Existing development to the north will be buffered by the Evans Ditch and currently includes a large salvage yard, which is probably nonconforming and will not be discontinued for many years. 4. The uses surrounding this site include: North - The Evans Ditch, pasture, 3 residences, and a large junkyard South - Rural residences, grazing, several salvage yards East - 1 rural residence (southeast), pasture, oil and gas production West - A fenced area which appears to have been used as a shooting range, pasture 5. A small portion of the property on the south end is located within the 100-year floodplain. The area within the Flood Hazard Overlay District will not affect or be affected by either the recreational or storage use. 6. Part of this property is an abandoned sand and gravel mine and does not appear to have been productive agricultural land. The rest of the property, except for the area used by the archery club, has been preserved for grazing. The topography prohibits row crops. The soil is extremely sandy. 7. The entire property is fenced to discourage trespassers. The visual impacts caused by the storage on the site are not substantially dissimilar to those caused by the commercial and noncommercial junkyards on the surrounding properties. It appears that most, it not all, of the salvage operations surrounding this site have existed for many years, and are probably nonconforming uses and will continue to exist. 8. This site will be used for a recreational and storage facility. Approximately four acres of the northern portion of the site are used by the Greeley Archers, a private bow and arrow club. The Greeley Archers lease the site from the City on a yearly basis. Use of the outdoor archery range is controlled by weather conditions. Generally, the range is used from May through October of the year. Daily use during the summer months averages 5 960934 to 10 members per day. Two special events are held during the summer. Those two-day tournaments sometimes attract as many as 65 shooters per day. The Greeley Archers are concerned about the future of the range and feel that they have made a positive impact on the area by cleaning up and improving their part of the site. The membership of the private club will probably never exceed 100 members. There are usually no more than 25 cars on the site at any one time. The northwestern portion of the site is used by the City of Greeley for asphalt and concrete storage, as well as storage of some tanks. The City of Evans also uses the site to dump salvageable asphalt. The tanks are expected to be removed from the site by the time this application is submitted. The concrete is stored on the site until it can be recycled as rip-rap along Greeley ditches, usually between November and April 15 of any year. The asphalt is stored on the site until it can be prepared for reuse. Once a year, the City rents a screen for three to four days and a crusher for about two weeks maximum, for recycling the asphalt. The asphalt is first screened and then crushed for reuse. This process takes place during the Spring or Fall. The rest of the site is used for oil and gas production, grazing and a prairie dog colony. The City has a lease agreement with an adjacent landowner who grazes his livestock on the property. The site also contains a high tension power line as shown on the USR map. 9. Three residences are located within about 100 feet north of the site. Rural residences are also located within about 100 feet south of the site. One rural residence is located within about 100 feet just southeast of the property. One rural residence is also located just south of the archery range about 50 feet from the property line. 10. No one will actually be employed at this site. The number of people visiting the site will be discussed in items 8 and 15. 11. See item 10. 12. The only animals on the site, besides the prairie dogs, will be the livestock grazed by the adjacent property owner. The number of animal units on the property at any time will not exceed those allowed under the City of Greeley animal unit requirements. 13. The equipment which may be utilized on the site includes the screen and crusher as discussed in item 8. 960934 14. No structures are planned to be erected on the site. 15. The vehicles which will access the site for the recreational use will be normal passenger vehicles. The storage use will require the use of single-axle (5 tons) and double-axle (10 tons) trucks bringing 6-10 loads of asphalt per day during the summer months. A 3-yard front end loader (26,000 pounds) will also be used on the site to stockpile. During the winter months, no more than 1 trip per day would be made. Access if provided from 49th Street on the south side of the property and from the ditch road along the north of the property. 16. This site has neither a septic system or public sewage facilities. Portable sanitation facilities are utilized by the Greeley Archers when needed. 17. Four to seven thousand tons of asphalt per year are proposed to be stockpiled on the site. Concrete stockpiles will include three to five thousand tons. 18. The concrete rip-rap will be removed from the site between the months of November and April when it can be installed in ditches. The asphalt will be processed once a year and will be removed from the site as needed. 19. No construction is planned on this site. 20. No landscaping or erosion control is planned on this site. 21. When the site is no longer needed or can no longer be used, the archery equipment, which is portable, will be removed. The stockpiles and storage items will be removed and the site will be reseeded to native grasses. 22. There is a need for land which can be utilized for recreational purposes. This site seems ideal for the Greeley Archers. The need for the storage facility is more compelling in that acquisition of an area to stockpile the asphalt and concrete allows these materials to be recycled and used for the community, rather than being assigned to a landfill. As landfill space and regulations become more limited, the ability to stockpile and reuse these elements becomes even more critical. 23. According to the Weld County Planning Department, this property is located within the boundaries of the LaSalle Fire Protection District. 960934 24. No potable water is available to the site. The recreational users bring their own water and refreshments to the site. The water well shown on the plot plan has been abandoned. 25. All stormwater appears to be retained on the site. Any runoff from the higher part of the site drains into the pond on the lower part of the site. 960934 or, .__.._.._,.._..._�fC_S.Z. _� 1 ,: I _4 Ai / 4_,-ex) 1 J4 A� ,C(ir."vs L_ VI'/A7 G'1^ L t„ u � rigEe LeTNA 0 1 / Psd l 3� . 960934 PARC TP: R PARCEL INQUIRY AS MT YR: 1995 ATIIN022 PIN: 4026286 PARC 096130302007 LAST UPDATE : 04/10/1995 EVANS CITY OF ACTIVE ON: 09/16/1986 INACTIVE ON: / / MAP# : 3700 GOLDEN ST EVANS CO 80620 TAX AREA 0630 . 080806 1995 DATE LAST ASSESS 04/21/1995 LAST ASSESS LAND 4890 LAST ASSESS BLDGS 0 TOTAL LAST ASSESS 4890 9149 4890 PRIOR YEAR ASSESS 4350 TOT LAND 4890 REC DT DEED TP NUMBER WOL DOC FEE 0 . 00 13454 PT L2 SW4SW4 30 5 65 BEG SW COR L2 N200 ' TOT BLDGS 0 E217 . 8 ' S200 ' W217 . 8 ' TO BEG TOGETHER WITH EASE- TOTAL VALUE 4890 PF3 : PROFILE PF5 :LEGALS PF7 :NEXT PARCEL PF11 :MENU PF4 : OWNERS PF6 :DOC HIST PF10 : PLOC PF12 :REAL MESSAGE : 960934 ' PARC TP : R PARCEL INQUIRY ASGMT YR: 1995 ATIIN022 PIN: 4025486 PARC 096130302002 LAST UPDATE : 04/12/1995 ROBERTS L C & P D & J P ACTIVE ON: 09/16/1986 INACTIVE ON: / / MAP# : P O BOX 1335 LYONS CO 80540 TAX AREA 0630 . 080806 1995 DATE LAST ASSESS 04/21/1995 LAST ASSESS LAND 390 LAST ASSESS BLDGS 0 TOTAL LAST ASSESS 390 4137 11 . 00 390 PRIOR YEAR ASSESS 400 TOT LAND 390 REC DT 12/17/1990 DEED TP WD TC NUMBER 1285 02236174 WOL Y DOC FEE 4 . 00 13455 L2-3-4 SW4SW4 30 5 65 S OF EVANS DITCH EXC TOT BLDGS 0 BEG AT SW COR L2 N200 ' E217 . 8 ' S200 ' W217 . 8 ' TO TOTAL VALUE 390 PF3 : PROFILE PF5 :LEGALS PF7 :NEXT PARCEL PF11 :MENU PF4 : OWNERS PF6 :DOC HIST PF10 :PLOC PF12 :REAL MESSAGE : 960934 PARC TP : R PARCEL INQUIRY ASGMT YR: 1995 ATIIN022 PIN: 4026186 PARC 096130302006 LAST UPDATE : 01/26/1995 GREELEY CITY OF ACTIVE ON: 09/16/1986 INACTIVE ON: / / MAP# : 1360 1000 10 ST GREELEY CO 80631 TAX AREA 0630 . 080806 1995 DATE LAST ASSESS 04/21/1995 LAST ASSESS LAND 100 LAST ASSESS BLDGS 190 TOTAL LAST ASSESS 290 9149 50 . 00 100 PRIOR YEAR ASSESS 290 TOT LAND 100 REC DT DEED TP NUMBER WOL DOC FEE 0 . 00 9249 190 13451 L1 SW4SW4 & L5-6-7-8 NE4SW4 S OF EVANS DITCH TOT BLDGS 190 & SE4SW4 ALL IN SEC 30 5 65 EXC BEG AT SW COR OF TOTAL VALUE 290 PF3 : PROFILE PF5 :LEGALS PF7 :NEXT PARCEL PF11 :MENU PF4 : OWNERS PF6 :DOC HIST PF10 : PLOC PF12 :REAL MESSAGE : 960934 Hello