HomeMy WebLinkAbout20202817.tiffMEMORANDUM
DATE: August 25, 2020
FROM: Maxwell Nader
SUBJECT: USR20-0016 (Noncommercial junkyard use on site)
After further discussion about the noncommercial junkyard that is located on site at 2381 175th Ave,
Planning staff and Director of Planning Tom Parko, has determined that the noncommercial
junkyard, which is defined as an accessory use in Section 23-1-90 of the Weld County Code shall
remain an accessory use to the property and will not be tied to USR20-0016. USR20-0016 is only to
permit the six (6) cargo containers on site which is more than the allowed use of one (1) cargo
container on site.
A noncommercial junkyard is defined as the following "noncommercial junkyard: An area where any
waste, junk or used or secondhand materials are stored or handled, including but not limited to
scrap iron and other metals, paper, rags, rubber tires, building materials and bottles. a
noncommercial junkyard may also include the storage or keeping of derelict vehicles registered last
or currently registered under the property owner and/or tenant's name. This definition does not
include commercial vehicles. If the Zone district allows, the noncommercial junkyard shall be totally
enclosed within a building or structure or visually screened from all adjacent properties and Public
Rights -of -Way."
As long as the noncommercial junkyard is screened from public rights -of -way and adjacent
properties and all vehicles associated with the junkyard are registered under the property owner
and/or tenant's name it is in compliance with Chapter 23 of the Weld County Code. If the accessory
use is ever determined out of compliance with the Weld County Code, it would undergo a Zoning
Violation with a Weld County Compliance Officer and would not affect USR20-0016 if approved.
Maxwell Nader, Planner I
Date: August 25, 2020
Planner:
LAND USE APPLICATION
SUMMARY SHEET
Maxwell Nader
Case Number: USR20-0016
Applicant: Bryan Edwards
Address: 175 S 35th Street Boulder, CO 80305
Hearing Date: September 1, 2020
Request: A Site Specific Development Plan and Use by Special Review Permit for more than
one (1) cargo container up to six (6) cargo containers in the A (Agricultural) Zone
District.
Legal A part of Lot 11 of Ranch Eggs, Inc Subdivision; being a part of the N2NE4 of Section
Description: 33, Township 1, Range 68 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to 175th Avenue; Approximately 990 feet west of County Road 7
Size of Parcel: +1- 3.3 acres
Parcel No. 1467-33-1-01-003
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
Weld County Zoning Compliance, referral dated July 28, 2020
▪ Weld County Department of Public Works, referral dated July 29, 2020
▪ Farmers Reservoir & Irrigation Company, referral dated August 24, 2020
▪ Weld County Department of Building Inspection, referral dated August 17, 2020
▪ Weld County Department of Public Health and Environment, referral dated August 14, 2020
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Town of Erie, referral dated July 28, 2020
Y City of Dacono, referral dated August 4, 2020
Y Adams County, referral dated August 14, 2020
Y City of Northglenn, referral dated July 28, 2020
Y Boulder County, referral dated August 21, 2020
Y Left Hand Water District, referral dated July 28, 2020
Y Mountain View Fire Rescue, referral dated July 28, 2020
Y City and County of Broomfield, referral dated July 27, 2020
Y Weld County School District RE -1J, referral dated July 28, 2020
Y Boulder Valley Conservation District, referral dated August 14, 2020
USR20-0016, Edwards, Page 1 of 9
Planner:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Maxwell Nader
Case Number: USR20-0016
Applicant:
Address:
Request:
Legal
Description:
Location:
Size of Parcel:
Case Summary:
Bryan Edwards
175 S 35th Street Boulder, CO 80305
Hearing Date: September 1, 2020
A Site Specific Development Plan and Use by Special Review Permit for more than
one (1) cargo container up to six (6) cargo containers in the A (Agricultural) Zone
District.
A part of Lot 11 of Ranch Eggs, Inc Subdivision; being a part of the N2NE4 of Section
33, Township 1, Range 68 West of the 6th P.M., Weld County, Colorado
North of and adjacent to 175th Avenue; Approximately 990 feet west of County Road 7
+1- 3.3 acres
Parcel No. 1467-33-1-01-003
The applicant is requesting a Site Specific Development Plan and Use by Special Review Permit for more
than one (1) cargo container up to six (6) cargo containers. In addition to the six (6) cargo containers there
is a non-commercial junkyard on site of personal vehicles. There is roughly one hundred (100) vehicles on
site. According to the property owner they are registered under his name. A condition of approval has been
created for showing ownership for all vehicles on site. If a vehicle is not owned by the property owner, it
must be removed. There is existing screening on site but there a condition of approval and development
standard set in place to ensure screening stays in place. The property has been used for this same use
since 2003 with the addition of the cargo containers in 2012.
This site does have an active Zoning Violation (ZCV19-00151). This violation was initiated due to the
presence of more than one (1) cargo container within a recorded subdivision (Ranch Eggs, Inc) without first
completing the necessary Weld County Zoning Permits. This case has been forwarded to the County
Attorney's Office; therefore, an investigation fee IS required.
Approval of this application by the Board of County Commissioners would correct the zoning violation;
however, building permits would need to be submitted after approval to avoid a building violation.
Additionally, neither the zoning violation case (ZCV19-00151), nor the associated court case (19-C-37271)
can be dismissed until the Conditions of Approval have been completed and the final map has been
recorded.
If this application is denied, this case will continue through the Violation process in County Court, Division
C (19-C-37271). The following conditions were called out on the court ordered Motion and Stipulated
Agreement.
USR20-0016, Edwards, Page 2 of 9
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 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-20.C — A. Goal 4. States, "Promote a quality environment which is free of
derelict vehicles, refuse, litter and other unsightly materials."
Although the noncommercial junkyard is an accessory use to the primary use of the
property this application is able to wrap this accessory use into the Use by Special Review
permit and now the noncommercial junkyard will adhere to the development standards and
screening standards that are located in this permit and will help mitigate the concerns of
the surrounding neighbors. Furthermore, the property owner has already removed
commercial vehicles from the site that are not in their name and are going to continue to
remove vehicles and items over time. The property is only allowed to contain vehicles that
are in the property owners name.
Section 22-2-20. G -- A. Goal 7. States, "County land use regulations should protect the
individual property owner's right to request a land use change."
The ability to permit more than the allowed cargo containers on one property is permittable
through the Use by Special Review process. This permitting process takes many factors in
to consideration such as location, what the use is and the impact it will have on the
surrounding properties. This proposed use is not for a business which brings up concerns
including traffic, noise and potentially odor.
This proposal is only for the purpose of storing personal items. There is not a business on
site unlike many properties within the subject subdivision of Ranch Eggs, Inc. The property
has been used to store personal cars since 2003 with the addition of the cargo containers
around 2012 to store family heirlooms. This proposal will not increase the impact to the
surrounding properties and is correcting an existing violation. The existing screening will
be fixed and the Development Standards, and the Conditions of Approval will assist in
mitigating the impacts to the surrounding properties.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
Section 23-3-10. -- Intent, of the Weld County Code states, "The A (Agricultural) Zone
District is also intended to provide areas for the conduct of Uses by Special Review which
have been determined to be more intense or to have a potentially greater impact than Uses
Allowed by Right." This code section allows the applicant to apply for a USR (Use by
Special Review) Permit.
Section 23-3-60.E.-- Uses by special review, of the Weld County Code allows for a "More
than one (1) cargo container." in Lots in Subdivisions in the (A) Agricultural Zone District.
This code section allows the applicant to apply for the cargo containers.
Section 23-3-50.C. -- Accessory uses in subdivisions and townsites allows for
"Noncommercial junkyard as long as it is enclosed within a building or structure or screened
from all adjacent properties and public Rights -of -Way in conformance with a Screening
USR20-0016, Edwards, Page 3 of 9
plan approved by the Department of Planning Services." This provision allows for the
noncommercial junkyard accessory component.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
There are several USRs within one mile of the site. To the south is SUP -97 for an Egg
Production Facility, USR-1627 for a Buddhist Temple and School; USR15-0045 for RV,
Boat and Trailer Storage, an office/Caretaker building and a garage. 1MUSR16-99-1004
for an accessory structure and more than the number of horses allowed as a use by right
is the west of the property. There are many other USRs to the east of the subject property
which include USR-1359 for a Home Business, Trophy Production, SUP -54 for a water well
and pump house, USR-749 for a Home Business and Accessory Structure; USR-1581 for
a Landscape Contractor Business, USR15-0055 for a Second Single Family Dwelling,
USR-984 for an Accessory Structure and USR-1630 for a Church.
The Weld County Department of Planning Services sent notice to sixteen (16) surrounding
property owners within five -hundred (500) feet. Staff received four letters in total, one letter
from a surrounding property owner and three letters from property owners within Ranch
Eggs, Inc. The concerns outlined in the letters is the use of the property and it does not
line up with what Ranch Eggs, Inc Subdivision was created for. Some other concerns
outlined in the letters were that the property owner does not live on site and that you can
see the noncommercial junkyard on site. A site visit was taken on August 17th, 2020 to
confirm some of the site concerns and the noncommercial junkyard is not visible from the
175th Avenue.
Additionally, this property was mentioned in previous hearings for USRs. Ranch Eggs, Inc
residents used this property to argue against the proposed USR in their own presentation.
It was mentioned that all items on the property were personal and were screened from
roadways and neighboring properties and considered compliant. Furthermore, as stated
by the residents of Ranch Eggs, Inc Subdivision, the original intent and creation of Ranch
Eggs, Inc Subdivision was for raising of chickens and egg production. From the knowledge
of the County there is only one operating egg production facility in Ranch Eggs, Inc
Subdivision all other properties are being used differently from the original inception of
Ranch Eggs, Inc Subdivision in the 1960's.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities.
The site is located within a three (3) mile referral area of the cities of Dacono, Northglenn
and Town of Erie but is not located within any existing Intergovernmental Agreement Area
(IGA) of a municipality. All three municipalities had no concerns with this request.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The property is not within the Special Flood Hazard Area, Geologic Hazard Overlay District,
Airport Overlay District or the Municipal Separate Storm Sewer System (MS4) area.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee, County Facility Fee and Drainage Impact Fee Programs.
USR20-0016, Edwards, Page 4 of 9
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The soil designation for the site is "Other Land" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. The site is not being used for agricultural
production and the small lot size is not suitable for farming and therefore will not being
taking any agricultural land out of production.
G. Section 23-2-220.A.7 —There is adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can 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 Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
A. Building Permits will be required for the cargo containers. (Department of Building Inspection)
B. A complete Drainage Narrative shall be submitted. (Department of Public Works)
C. The applicant shall provide photographic evidence to the Department of Planning Services
that all noncommercial junkyard items located on the property are screened from all adjacent
properties and public rights -of -way, or have been removed from the property. (Department
of Planning Services)
D. The applicant shall provide evidence of ownership of all on -site vehicles stored within the
screened area. Evidence shall be submitted to the Department of Planning Services.
(Department of Planning Services)
E. The applicant shall attempt to address the requirements of the Farmers Reservoir & Irrigation
Company stated in the referral response dated August 24, 2020. Evidence of such shall be
submitted, in writing, to the Weld County Department of Planning Services. (Department of
Planning Services)
F. The map shall delineate the following:
1. All sheets of the map shall be labeled USR20-0016 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County
Code. (Department of Planning Services)
4. The map shall delineate the screening. (Department of Planning Services)
5. The map shall delineate the non-commercial junkyard on site. (Department of Planning
Services)
USR20-0016, Edwards, Page 5 of 9
6. 175th Avenue is a paved road and is designated on the Weld County Functional
Classification Map as a local road which requires 60 feet of right-of-way at full buildout.
The applicant shall delineate and label on the site map or 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. All setbacks shall be measured from the edge of right-of-
way. This road is maintained by Weld County. (Department of Public Works)
7. Show and label the approved access locations, approved access width and the
appropriate turning radii on the site plan. The applicant must obtain an access permit
in the approved location prior to operation. (Department of Public Works)
8. Show and label the entrance gate if applicable. An access approach that is gated shall
be designed so that the longest vehicle (including trailers) using the access can
completely clear the traveled way when the gate is closed. In no event, shall the
distance from the gate to the edge of the traveled surface be less than 35 feet.
(Department of Public Works)
9. Show and label the drainage flow arrows. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy (.pdf) of the map for preliminary approval to the Weld County Department of Planning
Services. Upon approval of the map the applicant shall submit a Mylar map along with all other
documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall
be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code.
The Mylar map 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. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, 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 added for each
additional three (3) month period. (Department of Planning Services)
4. The Use by Special Review Permit is not perfected until the Conditions of Approval are completed
and the map is recorded. Activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement (Department of Planning Services)
USR20-0016, Edwards, Page 6 of 9
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Bryan Edwards
USR20-0016
1. A Site Specific Development Plan and Use by Special Review Permit for more than one (1) cargo
container up to six (6) cargo containers in the A (Agricultural) Zone District, subject to the Development
Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The parking area on the site shall be maintained. (Department of Planning Services)
4. There shall only be no more than six (6) cargo containers on site. (Department of Planning Services)
5. All vehicles a part of the noncommercial junkyard shall be registered last or currently registered under
the property owner and/or tenant's name. (Department of Planning Services)
6. The opaque screening on the site shall be maintained. (Department of Planning Services)
7. Any On -site Wastewater Treatment System located on the property must comply with all provisions of
the Weld County Code, pertaining to On -site Wastewater Treatment Systems. (Department of Public
Health and Environment)
8. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Left Hand
Water District) (Department of Public Health and Environment)
9. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where
such would cause a nuisance or interfere with the use on the adjacent properties in accordance with
the plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets. No colored lights may be used which may be
confused with, or construed as, traffic control devices. (Department of Planning Services)
10. 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)
11. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Department of Public Works)
12. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
13. 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)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
15. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
16. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2018 International Codes, 2006 International Energy
Code, and 2017 National Electrical Code. A Building Permit Application must be completed and two (2)
complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or engineer
USR20-0016, Edwards, Page 7 of 9
must be submitted for review. A Geotechnical Engineering Report performed by a Colorado registered
engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
17. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
18. 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.
19. The Use by 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 Board of County Commissioners 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.
20. 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.
21. 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 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.
22. WELD COUNTY'S 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
USR20-0016, Edwards, Page 8 of 9
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 "out 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, sandburs, puncture vines, territorial 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.
USR20-0016, Edwards, Page 9 of 9
July 27, 2020
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mnader@weldgov.com
PHONE: (970) 400-400-3527
FAX: (970) 304-6498
EDWARDS BRYAN T
175 S 35TH ST
BOULDER, CO 80305
Subject: USR20-0016 - A Site Specific Development Plan and Use by Special Review Permit for six (6)
cargo containers in the A (Agricultural) Zone District.
On parcel(s) of land described as:
PART OF LOT 11 RANCH EGGS INC SUB, PART OF SECTION 33, Ti N, R68W OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on September 1, 2020, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on September
23, 2020 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
If you have any questions concerning this matter, please call.
Respectfully,
/
Maxwell Nader
Planner
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