HomeMy WebLinkAbout20252992.tiffMEMORANDUM
TO: Angela Snyder, Planning Services
FROM: Mike McRoberts, P.E., Development Review
DATE: August 18, 2025
SUBJECT: COZ25-0002 Bowtie Properties LLC
The proposal has been reviewed by Development Review on behalf of the Weld County Department of
Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the
application process may not be all-inclusive, as other issues may arise during the remaining application
process.
COMMENTS
GENERAL PROJECT INFORMATION/LOCATION
Project description: Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium Industrial)
Zone District.
This project is north of and adjacent to County Road 6 and west of and adjacent to County Road 27.
Parcel number: 147119000020.
Accesses are currently on County Roads 6 and 27.
ACCESS
Development Review has reviewed the application materials related to access and determined the
following:
• County Road 6 Access
The subject parcel has one (1) existing access on County Road 6 (East Crown Prince Boulevard)
located approximately 240 feet west of County Road 27.
• County Road 27 Access
The subject parcel has one (1) existing, unpermitted, access on County Road 27. The access runs from
approximately 85 feet north of County Road 6 to approximately 250 feet north of County Road 6 making
it approximately 165 feet wide at the right-of-way. As a result, this access is not compliant with the
County's maximum allowable width of 40 feet (for a commercial access) when measured at the right-
of-way. The required access geometry for a commercial access is shown in Table 8-3, of the Weld
County Engineering and Construction Criteria (WCECC) manual below.
Table 8-3 Access Geometry
Type of Land Use
Maximum Access Width at ROW
Access Radii
Single-family residential
24 feet wide
25 feet minimum
Commercial/Industrial/Agricultural
40 feet wide
65 feet minimum
In addition to this access not being compliant with the maximum allowable width for a commercial
access, it also fails to meet the 660 -foot minimum access spacing requirement for an arterial road
prescribed in Table 8-2, of the WCECC manual (see below).
Table 8-2 Minimum Intersection & Access Spacing Criteria (feet)
Access Element
Arterial
Collector
Local
Distance between intersections
Signalized
Unsignalized
2,640
1,320
N/A
1,320
N/A
330
Distance between access points and intersections
660
660
330
Distance between access points
660
330
150
Distance between access points in Subdivisions
N/A
N/A
75
Note: Because of limited frontage on County Road 27, there is no location that will meet the minimum
access spacing requirement for an arterial road. Therefore, it is strongly recommended that the applicant
contact the Development Review Access Group during the site plan review phase of the project, and prior
to laying out the site plan, to discuss the safest acceptable location for a future access on County Road 27.
ROADS AND RIGHTS -OF -WAY
This portion of County Road 6 is under the jurisdiction of the City of Brighton. The City has jurisdiction over
access to the road. Please contact Brighton during the site plan review phase to inquire about their access
spacing requirements and any additional items they may need to access their road.
County Road 27 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as an arterial road, which requires 140 feet of right-of-way. Pursuant to the definition
of setback in the Weld County Code, Section 23-1- 90, the required setback is measured from the future
right-of-way line. Be aware that physical roadways may not be centered in the right-of-way. This road is
maintained by Weld County.
Per Chapter 8, Article 13, Section 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any
project that will be occupying, constructing, or excavating facilities within, and or encroaching upon, any
County rights -of -way or easement. Right -of -Way Use Permit instructions and application can be found at:
https://www.weld.gov/Government/Departments/Public-Works/Permits/Right-of-Way-Permits.
Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
CONDITIONS OF APPROVAL
The plat shall be amended to delineate the following:
A. County Road 27 is a paved road and is designated on the Weld County Functional Classification Map
as an arterial road which requires 140 feet of right-of-way at full buildout. The applicant shall delineate
and label the future right-of-way, existing right-of-way (along with the documents creating the existing
right-of-way), and the physical location of the road. All setbacks shall be measured from the edge of
right-of-way. This road is maintained by Weld County. (Development Review)
B. This portion of County Road 6 is under the jurisdiction of the City of Brighton. Please contact the City
to verify the right-of-way and upon verification, show and label it on the plat. (Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE PLAT)
A. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant
to Chapter 15, Article I and II, of the Weld County Code. (Development Review)
B. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Development Review)
C. There shall be no parking or staging of vehicles on public roads or within public rights -of -way. On -site
parking shall be utilized. (Development Review)
D. The historical flow patterns and runoff amounts will be maintained on the site in such a manner that it
will reasonably preserve the natural character of the area and prevent property damage of the type
generally attributed to runoff rate and velocity increases, diversions, concentration and/or unplanned
ponding of stormwater runoff. (Development Review)
Weld County Referral
Y
July 18, 2025
Submit by Email
The Weld County Department of Planning Services has received the following item for review:
Applicant: Bowtie Properties, LLC Case Number: COZ25-0002
Please Reply By: August 15, 2025 Planner: Angela Snyder
Project: Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium Industrial) Zone
District
Parcel Number: 147119000020-R6238886 Legal: PART SE4 SECTION 19, Ti N, R66W of the 6th
P.M., Weld County, Colorado.
Location: North of and adjacent to East Crown Prince Blvd (CR 6); west of and adjacent to North
Main Street (CR 27).
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response
not received before or on this date may be deemed to be a positive response to the Department of
Planning Services. If you have any further questions regarding the application, please call the
Planner associated with the request. Please note that new information may be added to
applications under review during the review process. If you desire to examine or obtain this
additional information, please call the Department of Planning Services.
P
P
r
We have reviewed the request and find that it does / does not comply with our
Comprehensive Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature Beyza Kirmizi
Agency City of Fort Lupton
Date 8/20/2025
We would like to continue to discuss the option of annexation with the property owners and the potential for a
pre -annexation agreement.
Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498
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