HomeMy WebLinkAbout951185.tiffCOMMV1 aITY DEVELOPMENT
1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780
March 15, 1995
Gloria Dunn, Current Planner
Weld County Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
Subject: Z-493 Louis Brighi Change of Zone from A to C-3
Dear Gloria:
The Greeley Planning Commission reviewed this case at the regularly scheduled March
14, 1995 meeting. The proposed zone change was found to comply with the Greeley
Comprehensive Plan on a 4-2 vote, with one abstention. Planning Commission also
specifically requested that when developed, this property meet the guidelines established
in our Entryway Master Plan, since it is located near U.S. Highway 34. Bps.
Additionally, Planning Commission suggested the applicant may wish to pursue
annexation, since his property is adjacent to city limits.
Planning Commission and staff appreciate the opportunity to review proposals outside
the city limits which may impact our community.
Sincerely,
Greg ti'hompson
Planner II
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MAR 1 r 1995
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PLANNING COMMISSION SUMMARY
ITEM:
LOCATION:
APPLICANTS: Louis Brighi Fourth Family Limited Partnership and
Rudolf Danford
Weld County Referral for a Zone Change From A
(Agricultural) to C-3 (Commercial)
Northwest of the Intersection of West 10th Street and 59th
Avenue
PLANNING COMMISSION HEARING DATE: March 14, 1995
PLANNING COMMISSION FUNCTION:
Review the proposal and determine compliance with the City of Greeley
Comprehensive Plan and make a recommendation to the Weld County Planning
Commission.
PROJECT OVERVIEW AND BACKGROUND:
The applicants propose to rezone approximately two -third of a 1.4 -acre parcel from A
to C-3. The remaining third of the parcel is currently zoned C-3. In January, 1995,
Weld County approved a recorded exemption which created this 1.4 -acre parcel, and
as a condition of approval, the County required the applicant to apply for a zone
change to standardize the zoning on the entire panel. When the recorded exemption
was reviewed, the Greeley Planning staff noted that having two zones on one parcel
was cumbersome (Attachment E).
The property is located within both the City of Greeley Mid -Range Expected Service
Area and the Long -Range Expected Growth Area. It is the practice of the City's
Planning Commission to review Weld County requests principally for conformance
with the City's Comprehensive Plan policies. Since this request is for a rezone, there
are no site design issues involved with this request.
SITE DATA:
Zoning on Subject Property
Surrounding Zoning
30'd SOS6 OSE COE
C-3 & A
North - County A
South - County C-3
East - City C-4 (Service Commercial)
West - County C-3 & County A
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Surrounding Land Uses
Site Land Use:
Current
Proposed
£O'd
Site Size
North - Pasture
South - Commercial Establishments
East - Pasture, Chiropractic Center
West - Single -Family Residence, Livestock
Pens, Commercial Establishments
Vacant
Retail Store
1.4 Acres
KEY ISSUE:
Does the proposed zone change comply with the policies of the City of Greeley
Comprehensive Plan?
ANALYSIS:
The applicable City Comprehensive Plan policies which address the additional uses
are as follows:
Comprehensive Plan Policy 2.2
Commercial development is encouraged to have motorized and nonmotorized access in
order to provide service and to integrate the design and function of adjacent
commercial developments. Small commercial properties that are not functionally
integrated with adjacent commercial properties are to be discouraged.
Staff Comment: The subject property is a 1.4 -acre parcel which stands
alone and is not integrated with surrounding properties.
The access for this property is on 59th Avenue, but no
connectivity between this parcel and any adjacent parcel is
proposed.
Comprehensive Plan Policy 2.3
Commercial development is encouraged to be developed in clusters near arterial
intersections.
Staff Comment:
This site is 150 feet from the intersection of 59th Avenue,
an arterial roadway, and West 1Oth Street, an entryway
into the city. While the letter of this policy is met by this
proposal, the intent may not be. By intensifying the use at
this intersection, the future development of the intersection
may become more congested than what would be desired.
Planning Comm. Summary
2 WCR/Brighi Zone Change
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City C-4 (Service Business) zoning on the northeast
corner, C-3 (General Business) zoning on the southeast,
and County C-3 (Commercial) zoning on the northwest and
southwest corners already exist. By increasing the amount
of commercial property in the area, an intensification of
traffic in the area is also experienced.
Comprehensive Plan Policy 2.7.1
Commercial development is encouraged to cluster similar businesses when developing
a service business.
Staff Comment: This area currently has some service businesses, including
a car sales establishment, but typically the area has
developed with retail uses other than service commercial.
Since similar service businesses are not located in the area,
this policy is not met by this proposed zone change.
Comprehensive Plan Policy 2.7.3
Commercial development is encouraged to minimize common boundaries between
service business developments and lower -intensity land uses or major public rights -of -
way.
170 d
Staff Comment:
Fifty -Ninth Avenue, a designated arterial roadway, is a
major public right-of-way. West 10th Street, an entryway
into the city, is one of the most important streets entering
the city. This property has a 232 -foot common boundary
with 59th Avenue.
Comprehensive Plan Policy 4.1
All development is encouraged to provide an appropriate mix of commercial,
residential, and light industrial land uses where development occurs adjacent to major
thoroughfares.
Staff Comment:
An appropriate mix at this location would not intensify the
existing and future commercial uses. Commercial zoning
currently exists on all four corners of the intersection.
Adding addition commercially zoned property to this
existing commercial strip is not in accord with this policy.
While it is good planning for a parcel of land to be zoned
as a whole, additional commercial zoning is not
appropriate in this area. Attachment D lists the uses
which could be placed on the site if the change of zone is
approved. These uses are consistent with a class of uses
Planning Comm. Summary
3 WCR/Brighi Zone Change
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allowed in the city under zoning ranging from C-4
(Service Business) to I-2 (Medium Industrial).
ADMINISTRATIVE REVIEW TEAM COMMENTS:
On February 22, 1995, the Administrative Review Team informally reviewed this
proposal and noted that this area has a poor water supply and the applicants would
prefer to not intensify land uses in this area.
PLANNING STAFF RECOMMENDATION:
The staff recommends the City of Greeley Planning Commission recommend that the
Weld County Planning Commission deny the request because the proposed zone
change is not in accord with the Greeley Comprehensive Plan.
ATTACHMENTS:
Attachment A -
Attachment B -
Attachment C -
Attachment D -
Attachment E -
Vicinity Map
Change of Zone Plat
Project Narrative
Potential C-3 Uses by Right
Letter Dated 12/06/94 From Greg Thompson to Gloria Dunn
Planning Comm. Summary
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STATE OF COLORADO
DEPARTMENT OF TRANSPORTATION
Region 4
1420 2nd Street
P.O. Box 850
Greeley, Colorado 80632-0850
(303) 353-1232
Weld County, SH 34 Business
Louis J. Brighi 4th Family
Ltd. Partnership
Intersection of SH 34 Business
and 59th Avenue, N.W. Corner
West of Greeley
February 27, 1995
Ms. Gloria Dunn - Current Planner
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Avenue
Greeley, CO 80631
Dear Gloria:
We have reviewed the Louis J. Brighi 4th Family Ltd. Partnership and
Rudolf Danford Change of Zone proposal. Our comments of December 15,
1994 remain valid. We would like to reiterate that the access to 59th
Avenue shall be located a minimum of 200 feet north of the future edge
of traveled way of SH 34.
Our comments are based upon the submittal dated February 9, 1995.
We apologize for not meeting your February 24th deadline and hope that
the timing of our comments has not posed a problem for your planning
process.
If you have any questions, I can be reached at (303) 350-2148.
Sincerely,
Gl"b+ia T. Hice-Idler
Assistant to Teresa G. Jones
Region Development/Access Coordinator
GTHI/TGJ/gi
xc: G. Hice-Idler
G. Sisson
file
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MAR 199s
951.185
STATE OF COLORADO
DEPARTMENT OF TRANSPORTATION
Region 4
1420 2nd Street
P.O. Box 850
Greeley, Colorado 80632-0850
(303) 353-1232
December 15, 1994
Ms. Gloria Dunn - Current Planner
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Avenue
Greeley, CO 80631
- NEINIMSarl
e
Weld County, SH 34 Business
Louis J. Brighi 4th Family
Ltd. Partnership
Intersection of SH 34 Business
and 59th Avenue, N.W. Corner
West of Greeley
Dear Gloria,
The Louis J. Brighi Fourth Family Limited Partnership application
for Recorded Exemption has been reviewed, and the following comments
are offered;
RIGHT-OF-WAY The plans indicate 62.80 feet of right-of-way from the
section line to the property boundary. The relationship between
the section line and the centerline has not been addressed. This
stretch of SH 34 is currently under review for improvements by the
State and perhaps in conjunction with the City of Greeley. At
this time, the proposed total right-of-way need is 150 feet, 75
feet each side of the highway centerline. Additional width to
meet the projected need should be protected by reservation or,
preferably, dedication as permitted by County regulations.
ACCESS The application states that Lot A is to be used for the
commercial sale and storage of carpet and flooring materials. Lot
B will continue to be used for agricultural purposes. Since a
change of use of the property is proposed, re-evaluation of access
is necessary at this time. The survey does not indicate existing
accesses.
Access to the state highway system is governed by the State
Highway Access Code, and the subdivision of property requires that
access be brought into conformance with the Code at such time as
the property changes use as defined by Section 2.10.3.
Conformance with the Code along this section of SH 34 would
require that no private direct access be allowed to a property
III DEC 1 6 1994 �1
Wk' 1 fount) Pianninc
9511235
Ms. Gloria Dunn
December 15, 1994
Page 2 of 2
Louis J. Brighi
when the property in question has reasonable access to the general
street system. Since the Brighi property borders 59th Avenue,
access to both lots must be taken by way of that street, and shall
be located a minimum of 200 feet north of the future edge of
traveled way of SH 34. If direct access exists, closure will be
required. A State Highway Access Permit must be obtained from
this office for removal of access.
Our comments are based upon the submittal as received November 22,
1994.
Thank you for the opportunity to review the Louis J. Brighi 4th
Family Ltd. proposal. If you have any questions, I can be reached at
(303) 350-2163.
GTH-I/TGJ/gi
xc: G. Sisson
G. Hice-Idler
f
Sincerely,
Te - G. Jones
Region Develo/Access Coordinator
951185
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