HomeMy WebLinkAbout990657.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Stephan Mokray that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the applicatio =4or:
CASE NUMBER: USR-1212 '
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APPLICANT: William Willcutts/William Condon — c�
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APPLICANT: 32500 WCR 27, Greeley, Colorado 80631 ' r
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PLANNER: Scott Ballstadt r
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REQUEST: A Site Specific Development Plan and a Special Review Permit for a Private Airstrip in the
Agricultural zone district
LEGAL DESCRIPTION: Part of the E2 E2 of Section 19, T6N, R66W of the 6th P.M., Weld
County, Colorado
LOCATION: North of and adjacent to WCR 66 and east of and adjacent to WCR 27
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 --This proposal is consistent with the Weld County Comprehensive Plan,
as amended. The subject property is considered prime farm ground by the USDA, however,
the proposed airstrip will not interfere with surrounding agricultural practices. Should the
airstrip be abandoned in the future, the site could easily be incorporated back into agricultural
production as the application proposes a grass airstrip.
b. Section 24.3.1.2 -- This proposal is consistent with the intent of the A (Agricultural) zone
district. Section 31.4.6 of the Weld County Zoning Ordinance provides for airports and
airstrips as a Use by Special Review in the A (Agricultural) zone district.
c. Section 24.3.1.3 -- The proposal is consistent with Section 24.3.1.3 of the Weld County
Zoning Ordinance, as amended and will be compatible with future development of the
surrounding area. Surrounding land uses include USR-1144 approved by the Board of
County Commissioners on May 14, 1997 for a 2,000 head dairy operation adjacent to the
west, the Greeley #2 ditch and two residences on agricultural land to the north, agriculture
and one residence to the south and agriculture to the east. Included in the exhibits is also
a letter from Mr. Grant Morris, one of the property owners to the north, in favor of the
application.
EXHIBIT
990657 I use a!t/,2/L
RESOLUTION, USR-1212
Willcutts/Condon
Page 2
d. Section 24.3.1.4 -- The proposed uses will be compatible with future development of the
surrounding area as permitted by the A (Agricultural) zone districts and with the future
development as projected by the Comprehensive Plan or Master Plan of affected
municipalities. The Towns of Windsor and Severance both reviewed the proposal and
indicated that they have no conflicts. The City of Greeley's Planning Commission
unanimously recommended approval of the application, however, they also request that the
applicant be limited to four trips per month. The applicant subsequently contacted the
Department of Planning Services and indicated that this limit would render this application
infeasible. Development standard #11 restricts the use of the airstrip to private use only.
Past Use by Special Review permits for airstrips have not limited the number of landings and
take-offs and the Department of Planning Services recommends that this application be
treated consistently. There are no apparent reasons for such a limit at this location.
Additionally, development standard#11 ensures that the airstrip is limited to private use only
as was requested by the City of Greeley.
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 --The applicant has demonstrated a diligent effort to conserve productive
agricultural land. A minimal amount of farm ground will be removed from production as a
result of this application. Should the airstrip be abandoned in the future, the site could easily
be incorporated back into agricultural production as the application proposes a grass airstrip.
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 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 15 days of approval by the Board of County Commissioners.
2. Prior to recording the plat:
A. The plat shall be amended to delineate a 50 foot right-of-way reservation from the centerline
of Weld County Road 27 for future expansion. (Public Works Dept.)
B. The plat shall adhere to the Special Review Permit Plan Map requirements stated in Section
24.7.4 of the Weld County Zoning Ordinance, as amended. (Planning)
C. The plat shall delineate "obstructions" and "other considerations" as required in the FAA
referral received December 23, 1998, as well as any other pertinent information. (Planning)
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RESOLUTION, USR-1212
Willcutts/Condon
Page 3
D. The applicant shall attempt to address the requirements of the Windsor-Severance Fire
Protection District as stated in a referral response received January 12, 1999. Evidence of
such attempt shall be submitted to the Department of Planning Services. (Planning)
E. The applicant shall contact the Army Corps of Engineers regarding the disturbance of
wetlands and shall obtain all appropriate permits pursuant to Section 404 of the Clean Water
Act. Evidence of approval from the Army Corps of Engineers shall be submitted to the
Department of Planning Services. (Planning & Division of Wildlife)
F. 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.
Motion seconded by Stephan Mokray.
VOTE:
For Passage
Cristie Nicklas
Arlan Marrs
Fred Walker
Stephan Mokray
Marie Koolstra
Bruce Fitzgerald
Michael Miller
Bryant Gimlin
The Chair 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, Jennifer Mehring, 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 February 16, 1999.
Dated the 16th of February, 1999.
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Jennifer Mehring
Secretary
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SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
William Willcutts USR-1212
1. The Site Specific Development Plan and Special Use Permit is for a Private Airstrip 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.
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance, as amended.
3. All liquid and solid wastes shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination. (Health Dept.)
4. No permanent disposal of wastes shall be permitted at this site. (Health Dept.)
5. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions. (Health Dept.)
6. Fugitive dust shall be controlled on this site. (Health Dept.)
7. 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 Dept.)
8. The site shall maintain compliance with all requirements of the Federal Aviation Administration.
(Health Dept.)
9. Pursuant to the definition of SETBACK in the Weld County Zoning Ordinance (Ordinance 89, as
amended), the required setback is measured from the future right-of-way line. (Public Works Dept.)
10. Pursuant to Ordinance 169A, if noxious weeds exist on the property or become established as a
result of the proposed development, the applicant/landowner shall be responsible for controlling the
noxious weeds. (Public Works Dept.)
11. This airstrip is limited to private use only as indicated in the application materials. (City of Greeley)
12. The application materials delineate a "possible future building site" in the southwest corner of the
subject parcel. The Department of Planning Services'will require details pertaining to future uses and
ownership of the"possible future building site" at such time that the applicant desires to proceed with
this site. The Department of Planning Services reserves the right to review such details to determine
compatibility with approved conditions and development standards. If staff determines that the
"possible future building site" constitutes a substantial change, amendment to this Use by Special
Review permit will be required.
13. 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.
14. 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.
15. Personnel from the Weld County Health Department and Weld County Department of Planning
Services 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 hereon and all
applicable Weld County regulations.
16. 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.
17. 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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