HomeMy WebLinkAbout951907.tiff11111DC.
COLORADO
June 28, 1995
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
% i11 1)mcriliifflptiNDIRORADO 80631
\JUL17 1995 fj!
CASE NUMBER: USR-1087
TO WHOM IT MAY CONCERN:
Enclosed is an application from Boyd and Allison Meyer for A Site Specific Development Plan and a
Special Review permit for retail sale of buffalo meat and other buffalo oriented products in the A
(Agricultural) zone district. The parcel of land is described as part of the NE4 NW4 of Section 24, T6N,
R67W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is south of and adjacent to State Highway 392; approximately 1/2 mile
west of Weld County Road 25.
The application is submitted to your for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the
processing of the application. Please reply by July 12, 1995, so that we may give full consideration to
your recommendation. Please call Shani Eastin, Current Planner, if you have any questions.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it does/does not comply with our
Comprehensive Plan for the following reasons.
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
3. We have reviewed the request and find no conflicts with our interests.
4. A formal recommendation is under consideration and will be submitted to you prior to
5. V Please refer to the enclosed letter.
Signed: 7 Ci z.e.e Agency: . Aid Lod `7
Date: rzj�7/9S� Lod_
951907
COMMUN' (Y DEVELOPMENT
1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780
WELD C "
JUL 1 7 995
July 17, 1995
Ms. Shani Eastin
Current Planner
1400 North 17th Avenue
Greeley CO 80634
Subject: USR-1087 - Boyd and Allison Meyer
Dear Shani:
The City of Greeley Planning Commission is expected to consider the Meyer USR at
its August 8 regular meeting. Recognizing that the Weld County Planning
Commission will aI would appreciate it
forward a copy of this letter to them with hePlann Planning Commission if packetyou ould ..
As you know, we are presently working on a draft Intergovernmental Agreement with
the County Commissioners for planning purposes. One of the critical items that will
be addressed in the agreement is the designation of an urban growth boundary area in
which urban uses may take place. The proposed site for the Meyer USR is expected
to be outside the City's urban growth boundary area and therefore is an area within
which urban -type development, including retail uses, should be not take place. The
concept behind the designation of an urban growth boundary area precludes this
random, isolated commercial growth from occurring.
While this type of use, on an individual basis, does not appear to be one which
would cause a significant impact on the surrounding area, the County officials should
be aware of the potential for such uses along Highway 392. The proliferation of
such uses does not promote good planning and will eventually impact traffic and
other permitted uses along the corridor if allowed to continue.
951997
Shani Eastin
Page Two
July 17, 1995
The City of Greeley Planning Staff will be recommending denial of this request to the
Greeley Planning Commission on August 8. The applicant and his agent have been
informed of our recommendation. We strongly recommend that the Planning
Commission and County Commissioners deny this request.
As always, we appreciate the chance to comment.
Very truly yours,
Lanell J. Adler
Planner II
9519n7
IIIlie
COLORADO
June 28, 1995
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
CASE NUMBER: USR-1087
TO WHOM IT MAY CONCERN:
Enclosed is an application from Boyd and Allison Meyer for A Site Specific Development Plan and a
Special Review permit for retail sale of buffalo meat and other buffalo oriented products in the A
(Agricultural) zone district. The parcel of land is described as part of the NE4 NW4 of Section 24, T6N,
R67W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is south of and adjacent to State Highway 392; approximately 1/2 mile
west of Weld County Road 25.
The application is submitted to your for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the
processing of the application. Please reply by July 12, 1995, so that we may give full consideration to
your recommendation. Please call Shani Eastin, Current Planner, if you have any questions.
Check the appropriate boxes below and return to our address listed above.
We have reviewed this request and find that it doe does not comply ith our
Comprehensive Plan for the following reasons.
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
3.
4.
We have reviewed the request and find no conflicts with our interests.
A formal recommendation is under consideration and will be submitted to you prior to
5. Please refer to the enclosed letter.
Signed:
Date:
Agency{?
L,,L4Y&p.t0UNTY PLANNING
JUL 1 2 1995
llu E
95190'7
JUL-25-95 TUE 7:35 WINDSOP TOWN HALL
FAX NO. 30368'178 P. 01
TOWN OF WINDSOR, COLORADO
PLANNING & ZONING DEPARTMENT
301 WALNUT STREET
WINDSOR, CO 80550
(303) 686-7476 FAX: (303) 686-7478
FACSIMILE TRANSMITTAL.
The message transmitted herewith is intended exclusively for the addressee. THIS MESSAGE
MAY CONTAIN CONFIDENTIAL INFORMATION WHICH MAY NOT LEGALLY BE
DISCLOSED.
In the event any person other than the addressee receives this message, please advise me by
telephone and thereafter return the message by regular mail. Thank you.
DATE: 07/25/95 TO: SHANI EASTIN
FAX NUMBER OF RECEIVER: (970) 352-6312
FROM: Janet Carpenter
Planner, Town of Windsor
301 Walnut Street
Windsor, CO 80550
MESSAGE: TRANSMITTED IS A COPY OF THE PLANNING COMMISSION
CHAIRMAN'S LETTER RE: USR 1087. ORIGINAL WILL RE MAILED TODAY.
TOTAL NUMBER OF PAGES EXCLUDING THIS COVER SIIEET: 1
IF YOU DO NOT RECEIVE ALL OF THE PAGES, please call my office at the above
telephone number.
07/25/95 07:34
951907 1
TX/RX NO.1343 P.001
N
JUL-25-95 TUE 7:36 WINDSOP TOWN HALL
FAX NO. 303682'478
P. 02
TOWN OF WINDSOR
Ms. Shari Bastin, Current Planner
Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
Dear Ms. Eastin:
wgfl conmy PLANP'.NG
Ilit25J652 5 1995
ECHHU•U
RE: USR-1087
Within the city limits of Windsor, occupations or businesses operating at a place of residence,
within a residential district, are permitted only by conditional use. Retail operations are almost
never allowed because of their effect upon traffic circulation, parking, appearance, linage,
environmental impacts and a variety of other issues impacting the general quality of life in the
existing residential neighborhood.
In reviewing this referral, the Windsor Planning Commission considered this request in thesame
manner as they would have a similar request within the incorporated area. It was felt that since an
existing residential subdivision (Willow Springs) is adjacent to this site, the use would be denied
based on the issues mentioned above.
If you have any questions or comments, please do not hesitate to give me a call.
Sincerely,
TOWN OF WINDSOR
Robert G. Frank
Chariman
Windsor Planning Commission
pc: Boyd and Allison Meyer
RGF/jec
301 Walnut Street • Windsor, Colorado 80550 • (303)686.7478 • Fax (303) 686-7478
951907 '
07/25/95 07:34 TX/RX NO.1343 P.002
STATE OF COLORADO
DEPARTMENT OF TRANSPORTATION
Region 4
1420 2nd Street
P.O. Box 850
Greeley, Colorado 80632-0850
(303) 353-1232
July 12, 1995
Ms. Shani Eastin - Current Planner
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Avenue
Greeley, CO 80631
ES
Weld County, SH 392
Boyd and Allison Meyer
1/2 Mile W. of WCR 25
S. Side
4 Miles E. of Windsor
JUL 15I9p6
Dear Shani:
We have reviewed the Boyd and Allison Meyer Site Specific
Development Plan, and offer the following comments:
ACCESS The narrative states that approximately two employees
and eventually 16 customers will visit the site per day. The
submittal does not address the existing traffic volumes to
the site.
The property does not border the state highway and an access
easement is shown on the east property boundary. We assume
that access is shared with the neighboring properties. If
the increased traffic to this expanded site equals a 20%
increase of the overall use of an existing State Highway (SH)
392 access, we have a warrant to re-evaluate that access. If
the existing drive is not in conformance with the State
Highway Access Code (SHACode) we may require improvements to
the existing access in order to bring it into conformance.
This could require relocation or reconstruction of access, or
improvements to the highway.
Please clarify the issue of increased volume and determine
whether or not an increase of 20% will result at the existing
drive. If so, please have the applicant contact the
Department in order to set a site meeting to discuss possible
access improvements. The access configuration must be
designed for the largest vehicle using it. The proposed
surfacing of the access with asphalt will require an access
permit from this office. I can be reached at (970) 350-2148
to schedule a site visit.
951907
Ms. Shani Eastin
July 12, 1995
Page 2
Meyer Site
DRAINAGE The plans indicate that drainage will flow down and
away from the highway. A detention system on the site is
also planned. Be reminded that the highway drainage system
is for the protection of the state highway ROW, and is not
intended to accommodate drainage from abutting properties
beyond that which has historically been accepted.
UTILITIES If new utility lines or connections are necessary
within the state highway ROW, a utility permit will be
required. Prior to such utility work, Mr. Henry Rangel of
the Department should be contacted at (970) 350-2111.
Our comments are based upon the submittal as received June 29,
1995.
Thank you for the opportunity to review the Meyer Site Specific
proposal.
Sincerely,
Gloria T. Hice-Idler
Access Coordinator
cc:
Sisson
file (2)
951907
Apt mEmORAnDUm
COLORADO
To Shani Eastin, Current Planner
From
Date
Donald R. Carroll, Project Coordinator
Subject:
T TNT? TOO AL: Tar
Olg
July 5, 1995
I have reviewed the application and the drawings and have the following comments.
Under Ordinance No. 180, Access Appendix B, the access to a commercial facility should have a
minimum of 24 feet of pavement with a 40' radius, and three to four foot gravel shoulders. The
applicant indicated 20 feet on the drawing.
The applicant needs to place a typical cross-section of the pavement section showing width,
depth of asphalt and gravel, and borrow ditches if required.
The access point is off State Highway 392. The State has jurisdiction on the access point and
Teresa Jones with Greeley CDOT should be contacted to acquire an access permit if needed.
The applicant indicates there will be approximately 800' of pavement stretching from 392 south
to the Greeley No. 2 Ditch. At this particular location, I would like to see a type -3 barricade
placed if there are no plans for a bridge.
The applicant has indicated all the drainage will flow into the detention pond. I would like to see
calculations on sizing the pond and how the release will be handled.
Are there any plans in place for the adjacent lots to access onto the paved section? If so, we may
need to address the drainage at this particular time.
DRC/mw:prmeyer.mrw
cc: Commissioner Webster
Planning Referral File - USR-1087
WELD COUNTY PGGPt1!: \
JUL 6 1995 ,rr,
EcLS 2 g
951907
?itct:4T
11111c.
COLORADO
June 28, 1995
RECEIVED 1O281995
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
CASE NUMBER: USR-1087
TO WHOM IT MAY CONCERN:
Enclosed is an application from Boyd and Allison Meyer for A Site Specific Development Plan and a
Special Review permit for retail sale of buffalo meat and other buffalo oriented products in the A
(Agricultural) zone district. The parcel of land is described as part of the NE4 NW4 of Section 24, T6N,
R67W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is south of and adjacent to State Highway 392; approximately 1/2 mile
west of Weld County Road 25.
The application is submitted to your for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the
processing of the application. Please reply by July 12, 1995, so that we may give full consideration to
your recommendation. PleasecallShani Eastin, Current Planner, if you have any questions.
Check the appropriate boxes below and return to our address listed above.
1.
We have reviewed this request and find that it does/does not comply with our
Comprehensive Plan for the following reasons.
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
3. We have reviewed the request and find no conflicts with our interests.
4. A formal recommendation is under consideration and will be submitted to you prior to
5. 9 lease refer to the enclosed letter.
t � �
/
Signed: I U&4(' a Ac (/ Agency:' V`A �f i •'
Date: 7- - - j 5
951907 1
'119€.
COLORADO
To
From
mEmoRAnuum
Shani Eastin
Weld County Planning
Date
f s7 u uL311491995
Trevor Jiricek, Supervisor, Environmentaitc ovctiqu $et\i
Case Number: USR-1087 Name: Meyer, Boyd & Allison
Subject:
NW4 of Section 24, Township 06 North, Range 67 West
Environmental Protection Services has reviewed this proposal; the following
conditions are recommended to be part of any approval:
1. All liquid and solid wastes shall be stored and removed for final disposal
in a manner that protects against surface and groundwater contamination.
2. An Air Pollution Emission Notice (A.P.E.N.) and Emissions Permit
application must be submitted to the Air Pollution Control Division,
Colorado Department of Health for emissions of criteria, hazardous or
odorous air pollutants. Sources of such emissions include but are not
limited to the following: sandblasting operations, mining, spray paint
booths, dry cleaners, haul road traffic, composting, boilers and
incinerators.
3. No permanent disposal of wastes shall be permitted at this site.
4. Waste materials shall be handled, stored, and disposed in a manner that
controls fugitive dust, blowing debris, and other potential nuisance
conditions.
5. Fugitive dust shall be controlled on this site.
6. The maximum permissible noise level shall not exceed the commercial limit
of 60 db(A), as measured according to 25-12-102, Colorado Revised
Statutes.
7. The septic system is required to be designed by a Colorado Registered
Professional Engineer according to the Weld County Individual Sewage
Disposal Regulations.
8. The facility shall comply with the Rules and Regulations Governing the
Sanitation as Retail Food Establishments in the State of Colorado.
(Sections 25-04-1604, 25-5-420, 25-1-107(P), 25-1-108(C)(I), C.R.S., 1973,
as amended.)
9. The Division recommends that the applicant increase the lot size to a
minimum of one (1) acre to allow for a replacement septic system if
necessary.
TJ/cs-1087
9519n7
COMMUNITY DEVELOPMENT
1000 10TH STREET, GREELEY, COLORADO 80631 (303) 350-9780
Ms. Shani Eastin
Current Planner
1400 North 17th Avenue
Greeley, CO 80634
Subject: USR-1087 - Boyd and Allison Meyer
AUG 18 1995 tij
u.dEC5
Dear Shani:
At the City of Greeley's regular Planning Commission meeting held August 8, the
Planning Commission voted unanimously to recommend denial of the Meyer proposal
for the following reasons:
The Weld County Comprehensive Plan encourages commercial and industrial uses in
the Agricultural zone, that are directly related to or dependent upon prime
agriculture, to locate within agricultural zoning when their impact on surrounding
properties is minimal and adequate services and infrastructure are available. An
example of an industrial or commercial use directly related to or dependent upon the
agricultural industry, according to the Weld County Comprehensive Plan, is a
commercial feed lot or a farm implement dealership. If a retail shop selling buffalo
meat and T-shirts is considered to be a commercial use directly related to or
dependent upon the agricultural industry, then so is a grocery store or butcher shop.
It was not the intent of the Weld County Comprehensive Plan to promote retail uses
such as this in the Agricultural zone.
The Weld County Comprehensive Plan is also very clear in stating that conversion of
agricultural land to residential, commercial, or industrial development shall be
discouraged when the subject site is located outside of a municipality's comprehensive
plan area, urban growth boundary area, or I-25 mixed -use development area. The
Plan goes on to state that in the event residential, commercial, or industrial
development desires to locate on non -prime agricultural land outside of an urban
growth boundary area, the application for such development shall be carefully
evaluated to determine if any equally suitable location is available in areas established
for such development. The application materials must demonstrate that the proposed
use cannot reasonably be located in a municipality or urban growth boundary area.
The Planning Commission especially wished to point out that this application does not
attempt to demonstrate the reasonableness of the location of the proposed use or to
demonstrate that the use could not be located within a municipality or urban growth
area.
951.90?
kit/ Atf
Page Two
Shani Eastin
August 11, 1995
While this use does not appear to be one which would cause a significant impact on
the surrounding area, it does not comply with the City of Greeley's Comprehensive
Plan or with the concept of the Intergovernmental Agreement with Weld County
toward which we are moving.
The Greeley Comprehensive Plan establishes two areas by which to measure expected
future growth -- the Long -Range Expected Growth area, within which development is
expected within the next two to three decades, and the Mid -Range Expected Service
Area, which reflects areas anticipated for development within five years. This site is
several miles outside of the Long -Range Expected Growth Area, and even farther
from the Mid -Range Expected Service Area. The City's Comprehensive Plan does
not encourage the location of any retail -type use in such an isolated location. Rather,
the plan encourages clustering of commercial uses and then mainly at arterial
intersections, obviously within the corporate limits of the City or within an expected
growth area.
The Intergovernmental Agreement with Weld County toward which we are working
will designate specific areas within which urban -type development may take place
with the concept that areas between the designated urban growth areas of each town
or city will behave as community separators and will have no urban -type growth.
This area is approximately 1.5 miles west of the area which Greeley plans for urban -
type growth, and is approximately 1 mile from the area designated as Windsor's
primary growth area. Clearly, this area should function only as a community
separator and should be reserved for agricultural uses.
The last issue which needs to be addressed is the number of County uses which have
been approved in this area and specifically along the Highway 392 corridor.
Attachment G shows Special Review Permits which have been granted along
Highway 392 in this area. The uses shown include a kennel, a crude oil facility, a
chiropractic office, and two agricultural service establishments (farm equipment
sales). While approval of one of these uses may not seem to have much of an impact
on the area, the County Commissioners need to make note of the impact these
seemingly benign uses have as a group, specifically in regard to the volume of traffic
and the safety of the access points onto a state highway.
As always, we appreciate the chance to comment. Please forward a copy of this
letter to each Commissioner prior to the public hearing regarding this request. Thank
you.
Very truly yours,
Lanell J. Adler
Planner II
951.907
03:09P City of Greeley
970 350 9805
P_02
Aug -21-95
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08/21/95 14:20 TX/RX NO.1672 P.002
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Attachment G
;Meyer USR
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: County USRs Utilizing Hwy. 392
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43
W
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TOWN OF WINDSOR
Ms. Shani Eastin, Current Planner
Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
Dear Ms. Eastin:
July 25, 1995
RE: USR-1087
Within the city limits of Windsor, occupations or businesses operating at a place of residence,
within a residential district, are permitted only by conditional use. Retail operations are almost
never allowed because of their effect upon traffic circulation, parking, appearance, sinage,
environmental impacts and a variety of other issues impacting the general quality of life in the
existing residential neighborhood.
In reviewing this referral, the Windsor Planning Commission considered this request in the same
manner as they would have a similar request within the incorporated area. It was felt that since an
existing residential subdivision (Willow Springs) is adjacent to this site, the use would be denied
based on the issues mentioned above.
If you have any questions or comments, please do not hesitate to give me a call.
Sincerely,
TOWN OF WINDSOR
pc: Boyd and Allison Meyer
RGF/jec
Robert G. Frank
Chariman
Windsor Planning Commission
u
1'L��'kV�rV
JUL27 7 1995
301 Walnut Street • Windsor, Colorado 80550 • (303) 686-7476 • Fax (303) 686-7478
951907
June 28, 1995
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970) 352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
CASE NUMBER: USR-1087
TO WHOM IT MAY CONCERN:
Enclosed is an application from Boyd and Allison Meyer for A Site Specific Development Plan and a
Special Review permit for retail sale of buffalo meat and other buffalo oriented products in the A
(Agricultural) zone district. The parcel of land is described as part of the NE4 NW4 of Section 24, T6N,
R67W of the 6th P.M., Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is south of and adjacent to State Highway 392; approximately 1/2 mile
west of Weld County Road 25.
The application is submitted to your for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Your prompt reply will help to facilitate the
processing of the application. Please reply by July 12, 1995, so that we may give full consideration to
your recommendation. Please call Shani Eastin, Current Planner, if you have any questions.
Check the appropriate boxes below and return to our address listed above.
1. A
We have reviewed this request and find that it CY PS des/does not comply with our
Comprehensive Plan for the following reasons.
2. We do not have a Comprehensive Plan, but we feel this request is/is not compatible with the
interest of our town for the following reasons.
3.
We have reviewed the request and find no conflicts with our interests.
4. A formal recommendation is under consideration and will be submitted to you prior to
5. Please refer to the enclosed letter.
Signed: 44,di
Date:.? —
Agency: �� / :/•9 "sat.-- A re. e<do f -
J U L 2 51995 -
951997
U
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