HomeMy WebLinkAbout990535.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Fred Walker that the following resolution be introduced for passage by the Weld County Planning
Commission, along with changes to Development Standard#8, changing the decibel level from residential to
light industrial. Be it resolved by the Weld County Planning Commission that the application for:
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CASE NUMBER: AmUSR-1191
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APPLICANT: Robert Felte sa 1 rn
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PLANNER: Julie A. Chester C) 7
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ADDRESS: 15415 Colorado Highway 14, Ault, CO 80610 .n
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Agricultural Srvice,
to manufacture and assemble agricultural weedburners, farm crop sprayers and other
similarly manufactured parts, to store, repair and sell farm machinery, and to sell Agricultural
products including but not limited to the sale of seeds and the business of seed production,
processing, storage, mixing and blending of seed 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
be recommended favorably to the Board of County Commissioners 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 Planning Commission 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 to repair and sell farm machinery and other agricultural products including
seeds. 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 and seed production, processing, storage, mixing, blending and sale of seeds. The
proposal is consistent with the intent of the Agricultural Zone District, as this establishment
will serve the surrounding Agricultural community.
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990535
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RESOLUTION, AmUSR-1191
Felte
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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 Agricultural Zone 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.
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 Planning Commission's 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 60 days of approval by the Board of County Commissioners. (Dept. of Planning)
2. Prior to recording the plat:
A. The applicant shall submit a waste handling plan to the Environmental Protection
Services Division of the Weld County Health Department for approval. A copy of the
approved plan shall be forwarded to the Department of Planning Services. 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). (Health
Department)
2) A list of the type and volume of chemicals expected to be stored on site.
(Health Department)
3) A waste handler and facility where the waste will be disposed (including the
facility name, address and telephone number). (Health Department)
99055
RESOLUTION, AmUSR-1191
Felte
Page 3
B. The plat shall be amended to delineate the following:
1) The approved landscaping plan for USR-1191. (Planning)
2) The approved drainage plan and retention area for USR-1191. (Planning)
3) The reduced width of the driveway to 35 feet and increased radii, to
accommodate larger vehicle types. (Colorado Department of Transportation)
4) To add the word "ownership"to the City of Thornton properties surrounding
the proposal. (Planning)
C. The applicant shall provide traffic information, both current and proposed, to the
Colorado Department of Transportation for evaluation. (CDOT)
D. 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)
Motion seconded by Cristie Nicklas.
VOTE:
For Passage Against Passage
Cristie Nicklas
Arlan Marrs
Fred Walker
Stephan Mokray
Marie Koolstra
Jack Epple
Bruce Fitzgerald
Michael Miller
Bryant Gimlin
The Chairman declared the resolution passed and ordered that a certified copy be forwarded with the file of
this case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Wendi Inloes, Recording Secretary for the Weld County Planning Commission, do hereby certify that the
above and foregoing resolution, is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on January 5, 1999.
Dated the 5th of J ry, 999.
Wendi Inloes
Secretary
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SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Robert Felte
AmUSR-1191
1. The Site Specific Development Plan and Special Use Permit for an Agricultural Service
Establishment to manufacture and assemble agricultural weedburners, farm crop sprayers and other
similarly manufactured parts, to store, repair and sell farm machinery, and to sell Agricultural
products including but not limited to the sale of seeds and the business of seed production,
processing, storage, mixing and blending of seed in the 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 light industrial limit of 70 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. All construction on the property shall be in accordance with the Weld County Building Code
Ordinance. (Planning)
11. The hours of operation are from 7:00 a.m. to 7:00 p.m., Monday through Sunday. (Planning)
12. The waste dumpster located on the property shall be screened from all adjacent properties and public
rights-of-way. (Planning)
13. The landscaping on site shall be maintained in accordance with the approved landscaping plan.
(Planning)
14. All outside storage is limited to Agricultural related implements and products. (Planning)
15. 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.
16. 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.
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17. 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.
18. 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.
19. 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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