HomeMy WebLinkAbout981882.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Stanley Heinze Case Number USR-1191
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form n/a
4 Field check by Planning Commissioner X
5 Letter to Applicant X
6 Legal Notifications(2 pages) X
7 Application (5 pages) X
8 Referral list X
9 West Greeley Soil Conservation District referral received 5/27/98 X
10 Ault Planning Commission referral received 6/05/98 X
11 Pierce Planning Commission referral received 5/26/98 X
12 Weld County Health Department referral received 6/03/98 X
13 Weld County Public Works Dept. referral received 6/01/98 (2 pgs) X
14 Colorado Department of Transportation referral received 5/27/98 X
15 8 1/2 X 11 maps submitted by applicant(3 pages) X
16 Deed X
17 Certificate of Conveyance(9 pages) X
18 Surrounding Property Owners (6 pages) X
19 North Weld County Water District Letter dated 4/17/98 X
20 Soil Survey (21 pages) X
21 Memo to Planning Commission dated 8/05/98 X
22 Letter from Property owner dated 6/30/98 X
23 Letter from City of Thornton dated 7/01/98 X
24 New referral letter from Colorado Dept. Of Transportation X
received on 7/23/98
Item submitted at planning commission
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I hereby certify that the 24 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. 'Ue" 6 yr__
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Julie A. Chester ❖ Current Planner
STATE OF COLORADO )
COUNTY OF WELD )
SUBSCRIBED and SWORN TO BEFORE ME THIS 17 day of 0 AA9AiLO ' 19 96 .
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APPLICATION
SUMMARY SHEET
COLORADO
Case Number: USR-1191 Hearing Date:August 18, 1998
Applicant: Stanely Heinze
Address: 15415 Colorado Highway 14, Ault, CO 80610
Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment, to manufacture and assemble agricultural weedburners,
farm crop sprayers and to store, repair and sell farm machinery in the Agricultural
Zone District
Legal Description: Lot A, RE-902, Part of the SW4 of Section 10, T7N, R66W of the 6th P.M.,
Weld County, Colorado
Location: North of and adjacent to Highway 14, Approximately one mile west of the Town of
Ault
Size of Parcel: 1.73 acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 24.3 of the Weld County
Zoning Ordinance.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Health Department referral received 6/03/98
• Weld County Public Works referral received 6/01/98
• Colorado Department of Transportation referrals received 5/27/98, 6/23/98
• Town of Ault referral received 6/05/98
• Town of Pierce referral received 5/26/98
• West Greeley Soil Conservation District referral received 5/27/98
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4K8(e SPECIAL REVIEW PERMIT
WIDc ADMINISTRATIVE REVIEW
COLORADO
PLANNER: Julie A. Chester
CASE NUMBER: USR-1191 HEARING DATE: August 18, 1998
APPLICANT: Stanley Heinze
ADDRESS: 15415 Colorado Highway 14, Ault, CO 80610
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service, to manufacture and assemble agricultural weedburners, farm crop sprayers
and to store, repair and sell farm machinery in the Agricultural Zone District
LEGAL DESCRIPTION: Lot A of RE-902, Part of the SW4 of Section 10, T7N, R66W of the 6th
P.M., Weld County, Colorado
LOCATION: North of and adjacent to Colorado Highway 14, Approximately 1 mile west of the
Town of Ault
SIZE OF PARCEL: 1.73 acres
PARCEL NUMBER: 070710000042
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 24.7
of the Weld County Zoning Ordinance, as amended.
2. It is the opinion of the Department of Planning Services's staff that the applicant has shown
compliance with Section 24.3 of the Weld County Zoning Ordinance, as amended, as
follows:
a. Section 24.3.1.1 --That the proposal is consistent with the Weld County
Comprehensive Plan. A.Goal 2 in the Comprehensive Plan allows for commercial
and industrial uses which are directly related to or dependent upon agriculture to
locate within Agricultural zoning when the impact to surrounding properties is
minimal, and where adequate services and infrastructure are available. The
proposed use is primarily to manufacture and assemble agricultural implements and
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to repair and sell farm machinery. This use has minimal impacts on surrounding
properties. A.Goal 1 encourages the preservation of prime farmland for agricultural
purposes which foster the economic health and continuance of agriculture. This
proposal is located on a small parcel of land that has been used historically as an
onion storage facility. Therefore, no prime farmground is taken out of production.
b. Section 24.3.1.2 --That the proposal is consistent with the intent of the district in
which the USE is located. Section 31.4.2 of the Weld County Zoning Ordinance
provides for Agricultural Service establishments, including; farm equipment sales,
repair, and installation facilities. The proposal is consistent with the intent of the
Agricultural Zone District, as this establishment will serve the surrounding
Agricultural community.
c. Section 24.3.1.3--That the USES which would be permitted will be compatible with
the existing surrounding land USES. Surrounding land uses include residential uses
and vacant agricultural land. The conditions of approval and development standards
ensure the impacts to surrounding properties are minimal.
d. Section 24.3.1.4 --That the USES which would 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 the COMPREHENSIVE PLAN or
MASTER PLANS of affected municipalities. This proposal is located within the
referral area of the Towns of Ault and Pierce, however is not within their Urban
Growth Boundaries. Both towns responded with no conflicts with their interests.
e. Section 24.3.1.5 -The proposal is not located within the Overlay District Areas
identified by maps officially adopted by Weld County.
f. Section 24.3.1.6--That if the USE is proposed to be located in the A-District, that the
applicant has demonstrated a diligent effort has been made to conserve prime
agricultural land in the locational decision for the proposed USE. The site in which
this use is proposed is 1.73 acres and has been historically used as an onion
storage facility and has not been farmed.
g. Section 24.3.1.7-The Design Standards (Section 24.5 of the Weld County Zoning
Ordinance, as amended), Operation Standards (Section 24.6 of the Weld County
Zoning Ordinance, as amended), Conditions of Approval and Development
Standards ensure that there are adequate provisions for the protection of the health,
safety and welfare of the inhabitants of the neighborhood and county.
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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's 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 plat. The completed plat shall be
delivered to the 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. (Dept. of Planning)
2. Prior to recording the plat:
A. The Environmental Protection Services Division of the Weld County Health
Department was unable to locate a septic permit for the septic system
serving the existing structure. The septic system serving the existing
structure must be permitted. Prior to permitting, the 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 E.P.S. Division of the Weld County Health Department. In
the event the system is found to be inadequately sized or constructed the
system shall be brought into compliance with current regulations. (Health
Dept)
B. The applicant shall submit to the Department of Planning Services, for review
and approval, a detailed landscape/screening plan to address all existing and
proposed screening on the site, including the type and height of fencing
material used, species and height of all trees on the site. The
landscaping/screening plan shall include a maintenance plan for all living
material to be utilized in the screening efforts. (Planning)
C. The applicant shall provide evidence of an adequate water supply, to the
Department of Planning Services. (Dept. of Planning)
D. The applicant shall submit a Storm Water Drainage Plan to the Department
of Public Works for review and approval. A retention area to hold any storm
water runoff that may occur from the existing metal building. The retention
area must be delineated on the plat. An approved copy of this plan shall be
submitted to the Department of Planning Services. (Public Works)
E. The plat shall be amended to delineate the reduced width of the driveway
to 35 feet and increase the radii, to accommodate larger vehicle types.
(Colorado Department of Transportation)
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F. The plat shall be amended to add the word "ownership" to the City of
Thornton properties surrounding the proposal.
G. The applicant shall vacate USR-745 for the onion storage facility. (Dept. of
Planning)
H. The attached Development Standards shall be placed on the plat. (Planning)
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. (Planning)
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SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Stanley Heinze
USR-1191
1. The Site Specific Development Plan and Special Use Permit to manufacture and assemble
agricultural weedburners, farm crop sprayers and to store, repair and sell farm machinery
in the A (Agricultural) zone district, as indicated in the application materials on file in the
Department of Planning Services and subject to the Development Standards stated hereon.
(Planning)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld
County Zoning Ordinance, as amended. (Planning)
3. No permanent disposal of wastes shall be permitted at this site. (Health Department)
4. Fugitive dust shall be controlled on this site. (Health Department)
5. The facility shall utilize the existing public water supply. (Health Department)
6. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Health Department)
7. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Health Department)
8. The maximum permissible noise level shall not exceed the residential limit of 55 dB(A), as
measured according to 25-12-102, Colorado Revised Statutes. (Health Department)
9. 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. (Health Department)
10. The septic system serving the existing structure shall be brought into compliance with
current Weld County Health Department regulations. (Health Department)
11. All construction on the property shall be in accordance with the Weld County Building Code
Ordinance. (Planning)
12. The hours of operation are from 7:00 a.m. to 7:00 p.m., Monday through Sunday.
(Planning)
13. The waste dumpster located on the property shall be screened from all adjacent properties
and public rights-of-way. (Planning)
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14. The landscaping on site shall be maintained in accordance with the approved landscaping
plan. (Planning)
15. All outside storage is limited to Agricultural related implements. (Planning)
16. The property owner or operator shall be responsible for complying with the Design
Standards of Section 24.5 of the Weld County Zoning Ordinance, as amended.
17. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 24.6 of the Weld County Zoning Ordinance, as amended.
18. Personnel from the Weld County Health Department and Weld County Planning
Department 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.
19. 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 Planning Commission 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.
20. 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.
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9M32
AS* 1; MEMORANDUM
Wi�,PC
TO: Planning Commission August 1998
COLORADO From: Julie A. Chester, Current Planner
SUBJECT: USR-1191
The Department of Planning Services is recommending to continue this case until August 18, 1998
for the following reason:
1. The applicant indicated, on June 29, 1998, that they would like to include additional uses on the
property. These uses must be submitted to the Department of Planning Services and re-evaluated
by the referral agencies. The referral agencies have twenty-one days to respond to the new
request. The Department of Planning Services will then re-review the application and make a
recommendation to the Planning Commission. The Department of Planning Services' staff is
recommending continuing this case until August 18, 1998 to give adequate time to address all
issues.
Thank you for your consideration in this matter.
•
•
Doerr
SERVICE,TEAMWORK,INTEGRITY,QUALITY
981 ' 8a
Highland Manufacturing LLC
15415 A HWY 14
Ault, CO 80610
June 30, 1998
Weld County Zoning Commission
Greeley, CO
Attn: Julie
Subj: Adjustment to Request for Re-Zoning
Dear Julie:
Per our conversation of today, I am requesting the following information be added to our
Request for Rezoning on the property at the above address:
The above property will have a small equipment lot outside used for selling and storing
equipment on the exterior of the property. Other pieces of smaller equipment may be
stored in the interior of the property also for the purpose of resale.
Mr. Bruce Johnson inadvertently omitted this information from the original Request for
Rezoning and we need to have the ability to sell equipment that has been manufactured,
purchased, or traded-in in order for our business to remain viable.
Thank you for your consideration.
Sincerely,
Jj 74
Stan Heinze
Louis abnziu
Weld County Planning Dept.
Ewer JUL 0 1 1998
r RECEIVED
FIELD CHECK inspection date: May 26, 1998
CASE NUMBER: USR-1191
APPLICANT: Stanley Heinze
LEGAL DESCRIPTION: Lot A, RE-902, SW4 of Section 10, T7N, R66W of the
6th P.M., Weld County, Colorado
LOCATION: North of and adjacent to Colorado Highway 14 and West of Weld
County Road 33
Zoning Land Use
N A (Agricultural) N Wheat Field, Agricultural
E A (Agricultural) E Corn Field, Agricultural
S A(Agricultural) S Hay Field, Agricultural
W A (Agricultural) W Residential, Agricultural
COMMENTS: On site is a large steel building which was previously an onion storage
facility, with a scale house. The steel building is approximately 200' X 50' which is
heated using propane. There is some agricultural equipment on site with a For Sale
sign in front of it. The site has one very large access from State Highway 14. Storm
water drainage should not be too much of a problem because there is not much
proposed on site. This will be addressed through Public Works. There are currently
no zoning or building code violations occurring on site. The site is very clean and well
maintained, except for a few weeds along the ditch on the south side of the property.
im
(2-
Julie A. Chester, Current Planner
EXt11�T
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DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
III 1400 N. 17TH AVENUE
C. GREELEY, COLORADO 80631
COLORADO
May 11, 1998
Stanley Heinze
15415 Hwy 14
Ault, CO 80610
Subject: USR-1191 - Request for a Site Specific Development Plan and Special Review Permit to manufacture and
assemble agricultural weedburners and farm crop sprayers and repair farm machinery on a parcel of land
described as Lot A of RE-902, located in the SW4 of Section 10, T7N, R66W of the 6th P.M., Weld
County, Colorado.
Dear Mr. Heinze:
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 July 7, 1998, at 1:30 p.m. This meeting will take place in
the County Commissioners' Hearing Room, First Floor,Weld County Centennial Center, 915 10th Street, 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 Ault and Pierce Planning Commission for their
review and comments. Please call Town of Ault at 970-834-2844 and Town of Pierce at 970-834-2851 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 Ault and Pierce 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,,
Lib
ie A. Chester EXHIBIT
Current Planner !
64.
cc: Bruce Johnson --- _
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