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LAND USE APPLICATION
SUMMARY SHEET
Planner: Angela Snyder
Case Number: COZ25-0002
Applicant: Bowtie Properties LLC c/o Harvey Houston
517 N 71st Avenue, Greeley, CO 80634
Hearing Date: October 7, 2025
Request: Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium Industrial)
Zone District
Legal Being part of the SE4 of Section 19, Township 1 North, Range 66 West of the 6th
Description: Principal Meridian, Weld County, Colorado
Location: North of and adjacent to E Crown Prince Blvd (CR 6), west of and adjacent to County
Road 27
Acres:
+/- 1.956 acres Parcel #: 1471-19-0-00-020
The criteria for review of this Change of Zone are listed in Section 23-2-30 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
➢ City of Fort Lupton, referral dated August 20, 2025
➢ Weld County Department of Planning Services — Development Review, referral dated August 18, 2025
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
➢ Weld County Sheriff's Office, referral dated July 18, 2025
➢ Fort Lupton Fire Protection District, referral dated July 23, 2025
➢ Colorado Department of Transportation, referral dated July 23, 2025
➢ Weld County Oil and Gas Energy Department, referral dated July 23, 2025
➢ Weld County Department of Planning Services — Code Compliance, referral dated July 21, 2025
The Department of Planning Services' staff has not received responses from the following agencies:
➢ City of Brighton
➢ West Adams Conservation District
COZ25-0002 I Bowtie Properties LLC
Page 1 of 5
Narrative:
The request is to rezone a property from the A (Agricultural) Zone District to the 1-2 (Medium Industrial)
Zone District. Potential uses for 1-2 zoned properties can be found in Section 23-3-320 of the Weld County
Code.
The property has been used as a business since at least 1927. Nonconforming Use NCU-87, approved
July 16, 2015, documents the use of the property for a gas station, store, and well pump repair business,
with up to eight (8) commercial vehicles, and ten (10) employees.
This rezoning request is the result of a Court Order, Case Number 22-C-34216, dated September 21, 2022,
related to zoning violation case ZCV21-00188 due to the presence of a commercial business exceeding
the limitations of the established NCU-87. The Court Complaint, dated March 3, 2022, cites a directional
drilling business with outdoor vehicle storage and repair. The applicant was ordered to submit a Change of
Zone application and a Site Plan Review application to correct the violation.
The Change of Zone application was submitted over the last three (3) years and was deemed complete on
July 18, 2025. If the rezoning request is approved, the applicant will need to submit a Site Plan Review
application that meets Weld County requirements. If the request is denied, the Applicant will need to remove
all uses on the property that exceed NCU-87.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-50 of
the Weld County Code.
2. The submitted materials are in compliance with Section 23-2-30 of the Weld County Code, as
follows:
A. Section 23-2-30.A.1. — That the proposal is consistent with Chapter 22 [Comprehensive Plan]
of the Weld County Code.
The following goals and objectives from the Weld County Comprehensive Plan are relevant to
this request:
Section 22-2-30.B. Locate urban development in urban areas.
1. Encourage annexation of urban -scale development. Zone changes and subdivisions
within one -quarter mile of municipal limits are strongly discouraged. Property owners
who want to rezone or subdivide their property are encouraged to contact the
municipality about annexation.
The area surrounding the subject property is a highly -developed industrial area. Locating
industrial uses in this area reduces potential nuisances to residential and agricultural areas in
the County. It promotes an efficient use of infrastructure and promotes synergy with other
similar industrial users.
The subject property is adjacent to both the City of Fort Lupton and the City of Brighton. The
property is located within the Urban Growth Area for the City of Fort Lupton, and not for the
City of Brighton, in accordance with an intergovernmental agreement between the two cities.
The property is located within the Coordinated Planning Agreement Area of the City of Fort
Lupton. In both the Notice of Inquiry dated December 12, 2024 and in the referral response
dated August 20, 2025, submitted with the application, the City expressed interest in
annexation of the property. The Applicant was encouraged to pursue annexation to the City of
Fort Lupton. A pre -annexation agreement is requested as a condition of approval.
Section 22-2-40.A. Support compatible economic development opportunities.
1. Identify target areas where the County is able to encourage shovel -ready commercial
and industrial development.
COZ25-0002 I Bowtie Properties LLC
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The site is located within a Weld County Opportunity Zone on the Future Land Use Map. The
property has already been used for industrial uses for almost one hundred (100) years.
Rezoning the property acknowledges the existing industrial use of the property, facilitating the
continuation and expansion of industrial uses in the future.
B. Section 23-2-30.A.2. - The uses which would be allowed on the subject property by granting
the change of zone will be compatible with the surrounding land uses.
The adjacent surrounding lands located in the City of Fort Lupton are zoned 1-2 (Heavy
Industrial) used predominantly for mining and batching. Adjacent lands located in the City of
Brighton are zoned 1-1 (Light Industrial) and are currently the site of Vestas, an industrial wind
turbine manufacturer. Surrounding lands located in unincorporated Weld County are zoned A
(Agricultural), with an isolated residence directly adjacent to the north and a trucking company
to the north of the residential property.
On July 18, 2025, the Department of Planning Services sent notice to seven (7) surrounding
property owners within five hundred (500) feet of the subject parcel. Three (3) notices were
returned undeliverable. The Department of Planning Services received no responses from
surrounding property owners.
Any expansion of existing industrial uses beyond those identified in the Nonconforming Use
Permit will have to be approved through a Site Plan Review, Use by Special Review, or a
Zoning Permit process, which will include Conditions of Approval and Development Standards
to mitigate potential nuisances.
C. Section 23-2-30.A.3. - Adequate water and sewer service can be made available to the site to
serve the uses permitted within the proposed zone district.
The property is currently served by a well for potable water, permit #276221. The permit
indicates that the well can be used for business purposes. The site has an existing onsite
wastewater treatment system for a shop, permit #SP17-00340. Public sewer is not required for
industrial uses.
D. Section 23-2-30.A.4. - Street or highway facilities providing access to the property are adequate
in size to meet the requirements of the proposed zone districts.
Per Section 23-2-30.A.4, a Change of Zone to an industrial district requires that the property
abut a paved road. The site directly abuts two paved roads. East Crown Prince Blvd (County
Road 6) is maintained by the City of Fort Lupton and is classified on their transportation map
as an arterial. County Road 27 is maintained by Weld County and is also classified as an
arterial. Both arterial roads are capable of withstanding industrial traffic.
E. Section 23-2-30.A.5. - In those instances where the following characteristics are applicable to
the rezoning request, the applicant has demonstrated compliance with the applicable
standards:
1) Section 23-2-30.A.5.a. — If the proposed Change of Zone is located within any Overlay
District identified by maps officially adopted by the County, that the applicant has
demonstrated compliance with the County regulations concerning Overlay Districts.
Compliance may be demonstrated in a previous public hearing or in the hearing concerning
the rezoning application.
The site is not located within any overlay district officially adopted by the County: the A -P
(Airport) Overlay District, Floodplain Management Overlay District, Historic Townsite
Overlay, Geologic Hazard Overlay District, 1-25 Overlay District, Agricultural Heritage
Overlay District, or (MS4) Municipal Separate Storm Sewer System area.
COZ25-0002 I Bowtie Properties LLC
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2) Section 23-2-30.A.5.b. - That the proposed rezoning will not permit the use of any area
known to contain a commercial mineral deposit in a manner which would interfere with the
present or future extraction of such deposit by an extractor to any greater extent than under
the present zoning of the property.
According to the Mineral and Aggregate Evaluation prepared by Northern Colorado
Geotech dated February 8, 2023, the site likely contains deposits of sand and gravel
aggregate, but the size of the property makes extraction not commercially viable. There is
no evidence of commercially viable deposits of quarry rock or minerals. The proposed
rezoning will not interfere with the present or future extraction of a commercially viable
mineral deposit.
3) Section 23-2-30.A.5.c. - If soil conditions on the site are such that they present moderate
or severe limitations to the construction of structures or facilities proposed for the site, that
such limitations can be overcome and that the limitations will be addressed by the applicant
and/or the applicant's successors or assigns prior to the development of the property.
The Natural Resources Conservation Services (NRCS) Soil Survey submitted with the
application indicates that site consists of Altvan loam soils, which are well drained and "not
limited" for small commercial buildings. The soil conditions of the site do not present
moderate or severe limitations to future development.
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 Department of Planning Services' Staff recommendation for approval is conditional upon the following:
1. Prior to recording the plat, evidence of such shall be submitted in writing to the Weld County Department
of Planning Services of an executed pre -annexation agreement between the applicant and the City of
Fort Lupton. (Department of Planning Services)
2. The Change of Zone plat shall be amended to delineate the following:
A. All pages of the plat shall be labeled COZ25-0002. (Department of Planning Services)
B. The plat shall adhere to Section 23-2-50.C and D. of the Weld County Code. (Department of
Planning Services)
C. All recorded easements shall be shown and dimensioned on the Change of Zone plat. (Department
of Planning Services)
D. 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)
E. 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)
F. The following notes shall be delineated on the Change of Zone plat:
1) The Change of Zone, COZ25-0002, allows for 1-2 (Medium Industrial) Zone District uses which
shall comply with the requirements set forth in Chapter 23, Article III, Division 4 of the Weld
County Code. (Department of Planning Services
2) The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code. (Department of Planning Services)
COZ25-0002 I Bowtie Properties LLC
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3) Any future structures on site must obtain the appropriate building permits. (Department of
Planning Services)
4) Water service may be obtained from an appropriately permitted well. (Department of Planning
Services)
5) The property is not currently served by a municipal sanitary sewer system. Sewage disposal
may be by an on -site wastewater treatment system (OWTS) designed in accordance with the
regulations of the Colorado Department of Public Health and Environment, Water Quality
Control Division, and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system. (Department of Planning Services)
6) 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)
7) 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)
8) 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)
9) 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)
3. Upon completion of Conditions of Approval 1. and 2. above, the applicant shall submit one (1) electronic
copy (.pdf) of the plat for preliminary approval to the Weld County Department of Planning Services.
Upon approval of the plat the applicant shall submit a Mylar plat along with all other documentation
required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County
Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in
accordance with the requirements of Section 23-2-50.C. and D. of the Weld County Code. The Mylar
plat and additional requirements shall be submitted within one -hundred -twenty (120) days from the date
of the Board of County Commissioners resolution. The applicant shall be responsible for paying the
recording fee.
4. If a plat has not been recorded within one hundred twenty (120) days of the date of the approval of the
Change of Zone (COZ), or within a date specified by the Board of County Commissioners, the Board
may require the landowner to appear before it and present evidence substantiating that the COZ has
not been abandoned and that the applicant possesses the willingness and ability to record the plat. The
Board of County Commissioners may extend the date for recording the plat. If the Board determines
that conditions supporting the original approval of the COZ cannot be met, the Board may, after a public
hearing, revoke the COZ.
5. In accordance with Appendix 5-J of the Weld County Code, should the plat not be recorded within the
specified timeline from the date of the Board of County Commissioners Resolution, a $50.00 recording
continuance fee shall be added for each additional 3 -month period.
6. Any approved amendments to the Official Zoning Map shall be effective immediately upon approval by
the Board of County Commissioners unless otherwise specified by the approving resolution of the
Board of County Commissioners. However, no building permit shall be issued, and no use shall
commence on the property until the plat is recorded and a land use permit perfected.
COZ25-0002 I Bowtie Properties LLC
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861 /
September 5, 2025
COUNTY, CO
Nicole Nies
5350 South Roslyn Street, Suite 100
Greenwood Village, CO 80111
DEPARTMENT OF PLANNING
SERVICES
1402 North 17th Ave
Greeley, CO 80631
Website: www.weld.gov
Email: asnyder@weldgov.com
Phone: (970) 400-3557
Fax: (970) 304-6498
Subject: COZ25-0002 - Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium
Industrial) Zone District
On parcel(s) of land described as:
Part of the SE1/4 of Section 19, Township 1 North, Range 66 West of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 7, 2025 at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 12,
2025 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 O Street, Greeley, Colorado. The property owner and/or authorized agent must be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of
ten days prior to the hearing to post a sign, adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent
place on the property and a second sign posted at the point at which the driveway (access drive)
intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at https://aca-
prod.accela.com/WELD/
Respectfully,
Angela Snyder
Planner
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