HomeMy WebLinkAbout20210679.tiffLAND USE APPLICATION
STAFF COMMENTS
Planner: Angela Snyder Hearing Date: February 16, 2021
Case Number: COZ20-0009
Owner: Duran Enterprises, LLC, c/o Ernest Duran, Manager
Representative: JKP Consulting LLC, c/o Kris Pickett
Site Address: 14332 County Road 64, Greeley, CO 80631
Request: Change of Zone from the A (Agricultural) Zone District to the I-2 (Medium
Industrial) Zone District
Legal Being a part of the NE4NW4 of Section 33, Township 6 North, Range 66 West of
Description: the 6'" P.M., Weld County, Colorado
Location: South of and adjacent to County Road 64, east of and adjacent to N. 71st Avenue
Acres: ± 40 acres Parcel #: 0805-33-2-00-011
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services' staff has received responses from the following agencies:
With Comment:
v City of Greeley, referral dated January 9, 2021
Y West Greeley Conservation District, referral dated January 13, 2021
Y Weld County Department of Public Works, referral dated January 14, 2021
Y Weld County Department of Planning — Floodplain, referral dated December 29, 2020
Y Weld County Department of Public Health and Environment, referral dated January 12, 2021
Without Comment:
Y Town of Windsor, referral dated December 18, 2020
Y Greeley Fire Department, referral dated December 23, 2020
Y Colorado Parks and Wildlife, referral dated December 28, 2020
Y Weld County Sheriff's Office, referral dated December 29, 2020
Y North Weld County Water District, referral dated January 15, 2021
Y Weld County Zoning Compliance, referral dated December 21, 2020
The Department of Planning Services' staff has not received responses from:
Weld County Assessor
Weld County School District RE -2
COZ20-0009
Page 1 of 9
Narrative
The property owner, Ernest Duran, has requested a Change of Zone on a property zoned A
(Agricultural) to I-2 (Medium Industrial). Potential uses for I-2 zoned properties can be found in
Section 23-3-320 of the Weld County Code, and include the current uses of the property for
fabricating, assembling and storage (Section 23-3-320.C.2), commercial storage buildings (Section
23-3-320.C.7), offices (Section 23-3-320.C.16), outdoor storage (Section 23-3-320.C.19) and vehicle
maintenance (Section 23-3-320.C.31).
A construction company and mini -storage are currently permitted by Site Specific Development Plan
and Use by Special Review MUSR15-0010. The Use by Special Review Permit is only valid in the A
(Agricultural) Zone District. A Site Plan Review is required as a condition of recording the Change of
Zone plat.
Changing the zone district of the property to I-2 would expand the types of uses available on the
property. Any change in use or expansion, other than those items listed in Weld County Code Section
22-2-150.E, will require that the site meet urban standards for development including sanitary sewer
provision.
THE DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST
BE APPROVED BASED ON THE FOLLOWING CRITERIA.
1. The submitted materials are in compliance with the application requirements of Section 23-2-50
of the Weld County Code.
All necessary application materials were found to be complete on December 17, 2020.
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 of the Weld County.
Section 22-2-30.B.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 property is adjacent to the City of Greeley. Zone changes are strongly discouraged within
one -quarter mile of a municipal limit in order to promote annexation of urban development
for harmonious development which benefits both the County and the municipality. Weld
County does not have a Coordinated Planning Agreement with the City of Greeley. The City,
in the January 9, 2021 referral, indicated that annexation would be required should the
property require water or sanitary services in the future. The Land Use Guidance Map for the
City designates the northern portion of the property in the Northwest Industrial Rail Corridor
and the southern portion in the Cache la Poudre River Corridor. The site design meets in the
intended location for industrial development.
Section 22-2-30.8.2. Urban -scale development shall only be placed where urban
services, including public water, are available.
Water and sewer service can be made available to the property.
Section 22-2-30.C.1. Transition between land use types and intensities with buffers. Uses
that are incompatible with existing uses must be able to mitigate conflicts.
COZ20-0009
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Residential properties are separated from the industrial property by a hill and the Cache la
Poudre floodplain. Screening from residential properties will be required on the site as it is
further developed.
Section 22-2-30.C.3. Encourage development that preserves land for agriculture,
rangeland, wetlands, and critical habitats.
and
Section 22.2.50.C.2. Encourage development to locate outside of flood -prone areas to
reduce the loss of life and property.
The site includes floodplain, but the existing uses do not encroach into the floodplain.
Section 2-2-30.D.2. Ensure that land use change proposals comply with applicable
transportation plans, functional classifications, and access control plans adopted by the
County.
The proposal is located adjacent to two arterial roads, O Street (County Road 64) and 715'
Avenue (County Road 29). Further development of the site will require that the roads and
access be brought up to the standard for arterial roads.
Section 22-2-40.A.1. Identify target areas where the County is able to encourage shovel -
ready commercial and industrial development.
The site is located in a Weld County Opportunity Zone and the North Greeley Rail Corridor
Subarea, which indicates that the site may be a good location for commercial and industrial
development including zone changes.
Section 22-2-40.A.5. Encourage agglomeration economies of synergistic businesses.
Other industrially zoned properties are located to the east of this property along O Street
(County Road 64).
As the City did not express an interest in annexing the property at this time, the application
is compatible with the Comprehensive Plan.
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 proposal is located within the three-mile referral area of the City of Greeley and the Town
of Windsor. The Town of Windsor, in the December 18, 2020 referral, indicated no concerns.
The City of Greeley, in the January 9, 2021 referral, did not indicate any concerns with the
proposed industrial zoning of the property. The adjacent property to the east within the city
limit is zoned I -M (Medium Industrial) and is being used industrially by multiple businesses
including Loveland Industries Company, Zateca Food, Inc., and Colorado Bean Inc..
The property is adjacent on two sides to roads classified on the Weld County Functional
Classification Map as arterial and is within one hundred feet of the Great Western Railroad.
The site is within a Weld County Opportunity Zone. The site is within the North Greeley Rail
Corridor Subarea with most of the property designated as Rail Centric Employment Center.
The southern portion of the property is located within the Cache la Poudre floodplain and is
designated for floodplain and commercial gravel mining. Viable gravel resource located
adjacent to the west.
The property is currently occupied by businesses permitted by use by Special Review Permit,
MUSR15-0010, for an excavation company and mini -storage. Potential uses for I-2 zoned
properties can be found in Section 23-3-320 of the Weld County Code, including the current
uses of the property for fabricating, assembling and storage (Section 23-3-320.C.2),
commercial storage buildings (Section 23-3-320.C.7), offices (Section 23-3-320.C.16),
COZ20-0009
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outdoor storage (Section 23-3-320.C.19) and vehicle maintenance (Section 23-3-
320.C.31).The existing uses are compatible with the I-2 (Medium Industrial) Zone District.
Referrals without concerns were received from the following agencies: North Weld County
Water District, Greeley Fire Department, Weld County Sheriff's Office and Colorado Parks
and Wildlife. There are two (2) residences on A (Agricultural) zoned properties located to the
south. Adequate screening would be required through the site plan process, should the site
be further developed in Weld County.
Any future industrial uses will have to be approved through a Site Plan Review or Use by
Special Review process. The site cannot be classified as nonurban-scale development, so
any expansion of the site will require water and sewer service, and therefore annexation. The
Conditions of Approval and Development Standards applied to this Change of Zone and
further site planning processes will adequately address and mitigate potential impacts. The
City of Greeley also included several advisory statements concerning future development of
the site.
Due to the proximity of the rail line, major transportation networks, and the presence of other
industrial operations in the vicinity, a Change of Zone to I-2 (Medium Industrial) is compatible
with the surrounding land uses.
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 site is currently served by two North Weld County Water District taps (Account #s
5188001 and 1009002) for water service. The site is served by five (5) septic systems for
sewer service, permit numbers 619949180, 619940564, SP -1300256, SP -1500034, and
SP -1800298. A City of Greeley sewer line crosses the property. Weld County Environmental
Health Services included plat notes addressing potable water and sewer on the site.
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.
The property is adjacent on two sides to paved roads classified on the Weld County
Functional Classification Map as arterial and is within one hundred feet of a railroad. Industrial
uses are encouraged to be located near rail and arterial roads or highways. The Department
of Public Works, in the January 13, 2021 referral, indicated that road improvements would
be required if the property use were to be further developed through Weld County.
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.
A portion of the property is located in a FEMA 1% Annual Chance Special Flood Hazard
Area. Developing in that portion of the site would require compliance with Weld County
floodplain regulations. The portion of the site being used industrially is not in the
floodplain. The site is located in an Urbanizing Drainage Area. The site is not located
within the following overlay districts officially adopted by the County, including airport,
geologic, historic, or MS4 overlay district.
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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 geotechnical report dated May 23, 2019 and submitted with the
application, some sand and gravel does exist beneath the site, but did not indicate that
the amount was considered commercially viable. The site, as it is currently permitted,
would not inhibit the extraction of the minerals.
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 Preliminary Geotechnical Engineering Report, dated May 23, 2019, indicated "The
subsurface soils at the site consisted of varying layers of silty sand, silty clayey sand and
well graded sand with gravel to depths of 15 feet. Groundwater was encountered at
depths of approximately 4.5 to 8.5 feet below existing site grade. The results of [the] field
exploration and laboratory testing indicate that the soils are non -expansive and have low
load bearing capabilities. The soil types should provide a stable subgrade for pavement,
although the relatively shallow groundwater may lead to areas of instability. Septic
systems are feasible although the shallow groundwater may require adjustment of the
leach field elevations."
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 Change of Zone shall be conditional upon the following:
1. Prior to recording the plat:
A. All signs and display vehicles shall be removed from the public right-of-way.
B. A Site Plan Review application shall be submitted to the Department of Planning Services in
accordance with Weld County Code Section 23-2-150.C., "No land, building or structure shall
be used, changed in use or type of occupancy, developed, erected, constructed,
reconstructed, moved or structurally altered or operated in any zone district that requires a
Site Plan Review until a Site Plan Review has been approved and a Site Plan Review map
recorded by the Department of Planning Services."
C. The plat shall be amended to include the following:
1. All pages of the plat shall be labeled COZ20-0009. (Department of Planning Services)
2. The plat shall adhere to Section 23-2-50. D. of the Weld County Code. (Department of
Planning Services)
3. All recorded easements and rights -of -way shall be shown and dimensioned on the
Change of Zone plat. (Department of Planning Services)
4. County Road 64 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 at full buildout. The applicant shall delineate and label on the plat the
future and existing right-of-way (along with the documents creating the existing right-of-
way) and the physical location of the road. If the existing right-of-way cannot be verified
COZ20-0009
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it shall be dedicated or reserved per Weld County Code. The applicant shall also
delineate the physical location of the roadway. Pursuant to the definition of setback in
the Weld County Code Sec. 23-1-90, the required setback is measured from the future
right-of-way line. This road is maintained by Weld County. (Department of Public Works)
5. North 715' Avenue 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 at full buildout. The applicant shall delineate and label on the plat the
future and existing right-of-way (along with the documents creating the existing right-of-
way) and the physical location of the road. If the existing right-of-way cannot be verified
it shall be dedicated or reserved per Weld County Code. The applicant shall also
delineate the physical location of the roadway. Pursuant to the definition of setback in
the Weld County Code Sec. 23-1-90, the required setback is measured from the future
right-of-way line. This road is maintained by Weld County. (Department of Public Works)
6. Show and label the existing access points and the usage types (Agricultural, Residential,
Commercial/Industrial, or Oil and Gas). Public Works will review access locations as a
part of the plat submittal. (Department of Public Works)
2. The following notes shall be delineated on the Change of Zone plat:
1) The Change of Zone, COZ20-0009, allows for I-2 (Medium Industrial) uses which shall
comply with the I-2 (Medium Industrial) Zone District requirements as set forth in Chapter 23,
Article III Division 4 of the Weld County Code, as amended. (Department of Planning
Services)
2) The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Planning Services)
3) Any future structures or uses onsite must obtain the appropriate zoning and building permits.
(Department of Planning Services)
4) Industrial development will require buffering and screening from residential properties
through the permitting process. (Department of Planning Services)
5) Building permits may be required, for any new construction or set up manufactured structure,
per Section 29-3-10 of the Weld County Code. A building permit application must be
completed and submitted. Buildings and structures shall conform to the requirements of the
various codes adopted at the time of permit application. Currently the following has been
adopted by Weld County: 2018 International Building Codes; 2018 International Residential
Code; 2006 International Energy Code; 2017 National Electrical Code; and Chapter 29 of the
Weld County Code. A plan review shall be approved, and a permit must be issued prior to
the start of construction. (Department of Building Inspection)
6) Building Permits issued on the proposed lots will be required to adhere to the fee structure
of the County -Wide Road Fee Impact Program and the County Facility Fee and Drainage
Impact Fee Programs. (Department of Planning Services)
7) 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. (Department of Public
Works)
8) Weld County will not replace overlapping easements located within existing right-of-way or
pay to relocate existing utilities within the existing County right-of-way. (Department of Public
Works)
9) All access and utility easements are dedicated for the benefit of all owners of lots depicted
COZ20-0009
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on this plat, including owners of future lots created therefrom, regardless of lot configuration
or number of users, and without limitation of the use or intensity of the use of such
easements. No lot owner may install a gate or otherwise impede the use of such easements
without the approval of all persons with rights of use of such easements. (Department of
Public Works)
10) Access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Department of Public Works)
11) Prior to the release of building permits, the applicant shall be required to submit a complete
access application for a "preliminarily approved" access location as shown on this plat.
(Department of Public Works)
12) Any work that may occupy and or encroach upon any County rights -of -way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement. (Department of
Public Works)
13) The historical flow patterns and runoff amounts will be maintained on the site. (Department
of Public Works) (Department of Public Works)
14) Water service may be obtained from North Weld County Water District. (Department of Public
Health and Environment)
15) The parcel is currently not 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 Public Health and Environment)
16) Activity or use on the surface of the ground over any part of the OWTS must be restricted to
that which shall allow the system to function as designed and which shall not contribute to
compaction of the soil or to structural loading detrimental to the structural integrity or
capability of the component to function as designed. (Department of Public Health and
Environment)
17) During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of
Weld County Environmental Health Services, a fugitive dust control plan must be submitted.
(Department of Public Health and Environment)
18) If land development exceeds 6 months in duration, the responsible party shall prepare a
fugitive dust control plan, submit an air pollution emissions notice application, and apply for
a permit from the Colorado Department of Public Health and Environment. (Department of
Public Health and Environment)
19) Necessary personnel from the Weld County Departments of Planning Services, Public
Works, and Public Health and Environment 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
Conditions of Approval and Development Standards stated herein and all applicable Weld
County regulations. (Department of Planning Services)
20) RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the
most abundant mineral resources, including, but not limited to, sand and gravel, oil, natural
gas, and coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources
because (a) the state's commercial mineral deposits are essential to the state's economy;
(b) the populous counties of the state face a critical shortage of such deposits; and (c) such
deposits should be extracted according to a rational plan, calculated to avoid waste of such
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deposits and cause the least practicable disruption of the ecology and quality of life of the
citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and person moving into
these areas must recognize the various impacts associated with this development. Often
times, mineral resource sites are fixed to their geographical and geophysical locations.
Moreover, these resources are protected property rights and mineral owners should be
afforded the opportunity to extract the mineral resource.
21) WELD COUNTY RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the
country in total market value of agricultural products sold. The rural areas of Weld County
may be open and spacious, but they are intensively used for agriculture. Persons moving
into a rural area must recognize and accept there are drawbacks, including conflicts with
long-standing agricultural practices and a lower level of services than in town. Along with the
drawbacks come the incentives which attract urban dwellers to relocate to rural areas: open
views, spaciousness, wildlife, lack of city noise and congestion, and the rural atmosphere
and way of life. Without neighboring farms, those features which attract urban dwellers to
rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established
agricultural practices to accommodate the intrusions of urban users into a rural area. Well -
run agricultural activities will generate off -site impacts, including noise from tractors and
equipment; slow -moving farm vehicles on rural roads; dust from animal pens, field work,
harvest and gravel roads; odor from animal confinement, silage and manure; smoke from
ditch burning; flies and mosquitoes; hunting and trapping activities; shooting sports, legal
hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields, including the
use of aerial spraying. It is common practice for agricultural producers to utilize an
accumulation of agricultural machinery and supplies to assist in their agricultural operations.
A concentration of miscellaneous agricultural materials often produces a visual disparity
between rural and urban areas of the County. Section 35-3.5-102, C.R.S., provides that an
agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or
reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is
unrealistic to assume that ditches and reservoirs may simply be moved "but of the way" of
residential development. When moving to the County, property owners and residents must
realize they cannot take water from irrigation ditches, lakes, or other structures, unless they
have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred
(3,700) miles of state and County roads outside of municipalities. The sheer magnitude of
the area to be served stretches available resources. Law enforcement is based on responses
to complaints more than on patrols of the County, and the distances which must be traveled
may delay all emergency responses, including law enforcement, ambulance, and fire. Fire
protection is usually provided by volunteers who must leave their jobs and families to respond
to emergencies. County gravel roads, no matter how often they are bladed, will not provide
the same kind of surface expected from a paved road. Snow removal priorities mean that
roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal
services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for
pumps and center pivot operations, high speed traffic, sand burs, puncture vines, territorial
COz20-0009
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farm dogs and livestock, and open burning present real threats. Controlling children's
activities is important, not only for their safety, but also for the protection of the farmer's
livelihood.
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. The plat shall be prepared in accordance with the requirements of Section
23-2-50. D. of the Weld County Code.
4. Upon approval of the plat, Condition of Approval 3. above, the applicant shall submit to the
Department of Planning Services 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 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.
A. 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.
B. 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.
C. In accordance with Weld County Appendix 5-J, should the plat not be recorded within the
required one -hundred -twenty (120) days from the date of the Board of County
Commissioners Resolution, a $50.00 recording continuance charge shall be added for each
additional 3 -month period.
COZ20-0009
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January 21, 2021
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
PICKETT CHRIS
1211 9TH STREET
GREELEY, CO 80631
Subject: COZ20-0009 - Change of Zone from the A (Agricultural) Zone District to the I-2 (Medium
Industrial) Zone District
On parcel(s) of land described as:
NE4NW4 SECTION 33, T6N, R66W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 16, 2021 at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on March 10, 2021
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://accela-
aca.co.weld.co.us/CitizenAccess
Res pectfu I ly,
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Angela Snyder
Planner
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