HomeMy WebLinkAbout981082.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, with the amendment to Development Standard
#17, and the addition of Condition of Approval#2D, be introduced for passage by the Weld County
Planning Commission. Be it further resolved by the Weld County Planning Commission that the
application for:
CASE NUMBER: USR-1182
APPLICANT: City of Longmont, 350 Kimbark Street, Longmont, Colorado 80501
PLANNER: Scott Ballstadt
REQUEST: A Site Specific Development Plan and a Special Review Permit for a Recreational Facility
(BMX bicycle racing track) in the A(Agricultural)zone district
LEGAL DESCRIPTION: Part of the S1/2 NE1/4 of Section 6, T2N, R68W of the 6th P.M., Weld
County, Colorado
LOCATION: South of and adjacent to Weld County Road 26 and approximately % mile east of Weld
County Road 1
SIZE OF PARCEL: 2 acres
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
24.4.2 of the Weld County Zoning Ordinance, as amended, as follows:
a. Section 24.4.2.1 -- This proposal is consistent with the Weld County Comprehensive Plan.
The Public Facilities and Services section of the Weld County Comprehensive Plan states
that, "One basic objective of Weld County is to plan and coordinate a timely, orderly and
efficient arrangement of public facilities and services. In accomplishing this objective,
municipalities are considered to be the principal provider of services and facilities for urban
uses." The application materials indicated that the proposed public recreational facility will
be open to the youth of Weld and Boulder counties. Longmont BMX, Inc. is a non-profit
corporation which leases the land from the City of Longmont. Additionally, Agricultural Goal
1 of the Comprehensive plan stresses the preservation of prime farmland. The BMX track
occupies 2 acres of the 69 acre site. Although the land is considered prime farmland, the
City of Longmont purchased the property for future expansion of Union Reservoir and the site
is not currently being farmed. Subsequently, no land will be taken out of production with this
proposal.
b. Section 24.4.2.2 -- This proposal is consistent with the intent of the A (Agricultural) zone
district. Section 31.4.3 of the Weld County Zoning Ordinance provides for recreational
facilities and uses including race tracks and race courses as a Use by Special Review in the
Agricultural zone district.
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981082
RESOLUTION, USR-1182
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City of Longmont
Page 2
c. Section 24.4.2.3-- The uses proposed will be compatible with the existing surrounding land
uses. The surrounding land uses include Union Reservoir to the north and rural residential
and agricultural uses to the east,west and south. The outlet ditch for Union Reservoir follows
the western property boundary. The proposed recreational use is consistent with existing
surrounding land uses as Union Reservoir is a recreational facility as well. As of April 28,
1998, the Department of Planning Services had received letters from two surrounding
property owners, both indicating concerns primarily dealing with the traffic on Weld County
Road 26. The applicant has indicated that the City of Longmont will be coordinating with the
Weld County Public Works Department to address improvements to Weld County Road 26
which will include dust mitigation measures. Condition of Approval #2C also addresses
potential safety issues pertaining to the Union Reservoir outlet ditch.
d. Section 24.4.2.4 -- The uses proposed will be compatible with future development of the
surrounding area as permitted by the A (Agricultural) zone district and with the future
development as projected by the Comprehensive Plan or Master Plan of affected
municipalities. The City of Longmont ultimately intends the future use of the site for
expansion of Union Reservoir. The proposed BMX facility is a recreational use, adjacent to
Union Reservoir, and is intended to be temporary until such expansion occurs.
e. Section 24.4.2.5 -- The proposal is located within the Mixed Use Development (MUD)
Overlay District Areas identified by maps officially adopted by Weld County. The use is
consistent with Section 31.4.3 of the Weld County Zoning Ordinance as a single user
recreational facility in the Agricultural zone district on property owned by the City of
Longmont.
f. Section 24.4.2.6-- The applicant has demonstrated a diligent effort to conserve productive
agricultural land. The BMX track occupies 2 acres of the 69 acre site. Although the land is
considered prime farmland,the City of Longmont purchased the property for future expansion
of Union Reservoir and the site is not currently being farmed. Consequently, no land will be
taken out of production with this proposal.
g. Section 24.4.2.7 --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. (Dept. of Planning Services)
2. Prior to recording the plat:
A. The plat shall be amended to delineate the following:
1) Signage located at the entrance to the facility that indicates that no alcoholic
beverages are allowed. There shall be additional language on the sign that informs
anyone entering the property that, should they be found with alcohol or under the
influence of alcohol, they will be removed immediately from the premises. (Dept. of
Planning Services)
RESOLUTION, USR-1182
City of Longmont
Page 3
2) The bathroom structures, to be located near the proposed
concession/storage/scoring building, shall be delineated on the plat. (Dept. of
Planning Services)
3) A total of 40 feet from the centerline of Weld County Road 26 right-of-way
reservation for future expansion of Weld County Road 26. (Public Works Dept.)
4) All attached development standards. (Dept. of Planning Services)
B. The applicant shall submit a dust abatement plan to the Weld County Health Department and
Department of Planning Services for approval. The plan shall address on-site dust control,
as well as proposed mitigation of dust due to increased Weld County Road 26 traffic
generated by the site. The facility shall have sufficient equipment available to implement the
dust control as required by the Weld County Health Department. (Health Dept. & Dept. of
Planning Services)
C. The applicant shall submit a plan to the Department of Planning Services for review and
approval which addresses mitigation of potential safety issues pertaining to the proximity of
the Union Reservoir outlet ditch to the BMX track. (Dept. of Planning Services)
D. The applicant shall submit written evidence that the site will be patrolled by the rangers
stationed at Union Reservoir as indicated by the applicant. (Dept. of Planning Services)
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. (Dept. of Planning Services)
Motion seconded by Jack Epple.
VOTE:
For Passage Against Passage
Arlan Marrs
Christie Nicklas
Jack Epple
Stephan Mokray
Glenn Vaad
The Chairman declaured the resolution passed and ordered that a certified copy be forwarded withthe file of
this csae to the Board of County Commissioners 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 May 5, 1998.
Dated the 5th of Ma 199 .
Waal
Wendi Inloes
Secretary
"'T 082
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
City of Longmont
USR-1182
1. The Site Specific Development Plan and Special Use Permit is for a Recreational Facility (BMX
bicycle racing track) 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.
(Dept. of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance, as amended. (Dept. of Planning Services)
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. Adequate toilet facilities shall be provided for the public and volunteers at the facility. (Health Dept)
9. The facility shall utilize the existing public water supply. (Health Dept)
10. A permanent individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. Vault systems shall
be acceptable. The system shall be located near the proposed concession/storage/scoring building.
It shall provide a separate unit for both men and women. (Health Dept)
A) The permanent on-site system(described above) shall be adequate for up to 100 daily users
of the facility. In the event that daily use of the facility exceeds 100 patrons, separate men
and women septic systems shall be installed for every 100 daily facility users.
B) The facility may supplement the on-site septic systems with port-a-potty units for temporary
events where the existing systems are not sufficient to serve patrons of the facility. The on-
site systems shall be adequate for up to 100 daily users of the facility. The facility shall
provide one (1) port-a-potty unit for each additional 100 expected patrons for temporary
events.
C) If vault units are installed, they shall be maintained in a sanitary manner to prevent nuisance
conditions such as odor, flies, etc. The vaults shall be pumped by a licensed septic tank
cleaner.
D) In the event that the facility installs a sub-surface absorption septic system or other septic
system where disposal will occur on-site, those systems shall be designed by a Colorado
Registered Professional Engineer and approved by the Weld County Health Department.
E) The disposal of all sewage generated at the site shall comply with the Weld County Individual
Sewage Disposal System Regulations.
11. The facility shall comply with the Rules and Regulations Governing the Sanitation of Food Service
Establishments in the State of Colorado(6CCR 1010-2). (Health Dept)
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12. There shall be no staging or parking along Weld County Road 26 at the facility. (Public Works Dept)
13. Cooking operations, for concession sales, are limited to food warmers and micro-wave type activity
where no grease-laden vapors will be produced. (Mountain View Fire Protection District)
14. No overnight camping shall be allowed. (Dept. of Planning Services)
15. No alcoholic beverages are allowed at the facility. (Dept. of Planning Services)
16. With the exception of track maintenance and dust control vehicles, there shall be no operation or
racing of motorized vehicles on the track. (Dept. of Planning Services)
17. The hours of operation for the BMX track shall be restricted to the following (Dept. of Planning
Services):
Hours of operation: 7 a.m. until 7:30 p.m. all days
Maximum users allowed: A maximum of 100 persons per day shall be allowed on
site during daytime hours
The applicant shall strictly adhere to the approved hours of operation. Due to the proposed use of
Union Reservoir bathroom facilities by BMX track patrons, should Union Reservoir close at an
irregular time for any reason, the BMX track shall be closed at that time as well.
18. Noxious weeds shall be controlled at all times on the site. (Dept. of Planning Services)
19. All identification signs located on the property shall adhere to Section 42.2 of the Weld County Zoning
Ordinance. (Dept. of Planning Services)
20. All construction on the property shall be in accordance with the requirements of the Weld County
Building Code Ordinance. (Building Inspection Dept)
21. Due to the potential traffic impact related to this proposal, the Department of Planning Services
reserves the ability to review impacts and re-evaluate the need for parking and traffic improvements,
which may include a hard surfaced parking area. (Dept. of Planning Services)
22. 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. (Dept. of Planning Services)
23. 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. (Dept. of Planning Services)
24. 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. (Dept. of Planning Services)
25. 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. (Dept. of Planning Services)
26. 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. (Dept. of Planning
Services)
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