HomeMy WebLinkAbout20252987.tiffBefore the Weld County, Colorado, Planning Commission
Resolution of Recommendation to the Board of County Commissioners
Moved by Michael Biwer, 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 application for:
Case Number: COZ25-0002
Applicant: Bowtie Properties, LLC
Planner: Angela Snyder
Request: Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium
Industrial) Zone District.
Legal Description: Part of the SE1/4 of Section 19, Township 1 North. Range 66 West of the 6th P.M.,
Weld County, Colorado.
Location: North of and adjacent to East Crown Prince Boulevard (CR 6); west of and adjacent
to County Road 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 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.
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.
Resolution COZ25-0002
Bowtie Properties, LLC
Page 2
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 I-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 Distncts
Compliance maybe demonstrated in a previous public heanng or in the heanng concerning
the rezoning apphcation
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
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
Resolution COZ25-0002
Bowtie Properties, LLC
Page 3
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 hm►tations can be overcome and that the limitations will be addressed by the applicant
and/or the applicant's successors or assigns poor -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 Planning Commission 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 Ill, 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)
3) Any future structures on site must obtain the appropriate building permits (Department of
Planning Services)
Resolution COZ25-0002
Bowtie Properties, LLC
Page 4
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
Resolution COZ25-0002
Bowtie Properties, LLC
Page 5
Motion seconded by Cole Ritchey
VOTE
For Passage
Butch White
Michael Wailes
Virginia Guderjahn
Michael Biwer
Hunter Rivera
Cole Ritchey
Against Passage Absent
Michael Palizzi
Barney Hammond
Calven Goza
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 Commissioners for further proceedings
Certification of Copy
I, Kristine Ranslem, 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 October 7, 2025
Dated the 7'h of October, 2025
45\ bbnf-,Y'//��ftd hit,
Kristine Ranslem
Secretary
Summary of the Weld County Planning Commission Meeting
Tuesday, October 7, 2025
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair
Butch White, at 1:30 p.m.
Roll Call
Present: Butch White, Cole Ritchey, Hunter Rivera, Michael Biwer, Michael Wailes, Virginia Guderjahn
Absent: Michael Palizzi, Barney Hammond, Calven Goza
Also Present: Chris Gathman, Matthew VanEyll, Angela Snyder, and Jim Flesher, Department of Planning
Services, Mike McRoberts, Aaron Maurice, Dan Campbell, Development Review, Karin McDougal, County
Attorney, and Kris Ranslem, Secretary.
Case Number:
Applicant:
Planner:
Request:
Legal Description:
Location:
COZ25-0002
Bowtie Properties, LLC
Angela Snyder
Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium
Industrial) Zone District.
Part of the SE1/4 of Section 19, Township 1 North, Range 66 West of the 6th P.M..
Weld County, Colorado.
North of and adjacent to East Crown Prince Boulevard (CR 6): west of and adjacent
to County Road 27.
Angela Snyder, Planning Services, presented Case COZ25-0002, reading the recommendation and
comments into the record. Ms. Snyder noted that no telephone calls or correspondence have been received
from surrounding properties regarding this application. The Department of Planning Services recommends
approval of this application along with conditions of approval and development standards.
Mike McRoberts, Development Review, reported on the existing traffic and access to the site.
Commissioner White asked where it stands with Ft. Lupton regrading annexation. Ms. Snyder said that Ft.
Lupton has asked for a pre -annexation agreement as they don't offer sewer at this time. She added that
their intention is to come to an agreement with the applicant that if they are able to bring sewer within a
particular distance of the property that it would be annexed.
Harvey Houston, 2023 CR 27, Ft. Lupton, Colorado, stated that they bought the property six (6) years and
weren't aware that they needed a permit so they are bringing the site into compliance.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Doug Massey, 3982 CR 31, stated that this used to be a gas station and asked if the fuel tanks have been
removed properly. Ms. Snyder replied that it is something that would be addressed through the Site Plan
Review process.
The Chair asked the applicant if the tanks have been removed. Mr. Houston said that they had a Phase Ill
done and he can't say if they have been removed but they are either sand filled or adequately preserved
and is included in the Environmental Report.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
1
Motion Forward Case COZ25-0002A0 the Board of County Commissioners along#with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Michael Biwer, Seconded by,Cole Ritchey
Vote Motion carried by unanimous roll call vote (summary Yes = 6)
Yes Butch,White, Cole Ritchey, Hunter Rivera, Michael Biwer, Michael Wailes, Virginia Guderjahn
Meeting adjourned at 5 01 p m
Respectfully submitted,
41-xietvwAna(gm.
Kristine Ranslem
Secretary
2
ATTENDANCE RECORD
O'*t&r
ADDRESS
EMAIL
NAME
-
PLEASE
PRINT
LEGIBLY
John
Doe
123
Nowhere
Street,
City, State, Zip
--r
O1
kliKeit
Deple 6) KU
t 1 `(Z LsD )e) Sh , 1-O44 V't✓t/ Yo
S -O(
Mateo(
DellirC
, fitzt", Potty 7
S._ �emehotho
It/ICS- c 7
neer- ro_fc zfi
4‘./L).A-t
1y�yg C&3� tad�1/� ���
9ssiuR
7
�
�t €+(L'l4
rfur
t�/�/ !\
k--stLit
8
--b-
ra-; 434f- Cc
bue_ae-v-Naps. ri (0-1'
I
Lo Le neLe.r.--.4-
i
u
(LA_
oLpg
v -A
tGo( GX w k i4-- S eP W ll-(
isO
Lite
i vaita
��► kr [Jock -S -4j
/ ea
v-vL tin--
tics--
y f1►'
vette
sesr,,r_s.".0.L. „Le..
f
St •
J
r—er"....fi Lawassw...e.0 -c..„..,.„
..%,.
Q�€j\ UQ - &.e.r-
ern' aL eoNcts-r<i1/4/„ ... Lhz_ao-!
\ `k --, 3 3 ta-aa.-\ Cam....,-.� lZ c � :vr�wti,,ri SZ544
, 1 Si 2 'Re Sr, COM
Lc4ptw1
Co -GGba!
Nip.
Is"Pettik
2F,fZavl, AcRGaa)
(V(
G(4` cictt
140,&
l.0 Boot(
13J10
C(,,
ci-44-.
41c.J....4s-cetrouta
‘d---Lp
INV&
citi
-7, q saza w
kc__ 3\ I 414(41 CC
F
1) 4
‘i)
-ft
‘
X
-3
1 r-7 5-
/ Cn iteeeja',10,5f- CO
ielyii nit" 5
c:14any c,c )
D,4
(Al
Cagey/Ilk
A
a vandearialitibrogfrottN4
lq 5 - 0 0 (L>ver‘
? - 8 .. 7 IcAsc",(t
0
/E
UM.icHa
uALL
rrcZ
p
acfro
h....r
v4
pk�,y
s&le.
co &qro
6,ovq.rilPp/ti,4
4
C
-c4 AI at‘seGo
jt1c323wn&
G (FL/pro/iv
ca lac/
aQ.,_
,54f
_AI.
givAteA-_ fin C P5 1, e ING&
crock /
( e
/Irmo
cari tr-fol_1/41.Pty, co ez:76‘;t
y
/3 giS
C e i 1 A
i6-inuaait
J o qtkerk
Avv2a/fitx4,---#),
MU;
leifigti
.
i
'1
/
oCt\jZ \ VX. 0 v3 c1
RibrQ L,uc, Yoko (o �_
1951
p C2 e1p k ac -A-
Lv,A3.\--Or
o cO
to Z 1
‘
ra4
o-?
corn
Hello