HomeMy WebLinkAbout20194033.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: July 2, 2019
Case Number: USR19-0040
Applicant: Ralph Walker do WW, LLC, 9457 S. University, Suite 401, Highlands Ranch CO 80126
Request:
A review of a previously denied application for land use (Use by Special Review Permit
USR17-0016 for any use permitted as a Use by Right, Accessory Use, or Use by Special
Review in the Commercial or Industrial zone districts (RV and boat storage, a dump
station, enclosed self -storage and the parking and staging of trash containers, roll -offs,
and vehicles and/or equipment to pick up and deliver same and four (4) individual flex
office buildings) provided that the property is not a lot in an approved or recorded
subdivision plat or part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) zone district) and request for a substantial
change determination. (Denied June 21, 2017)
Legal Lot B of Recorded Exemption No. RECX16-0076 being part of the SE4 of Section 33,
Description: Township 1 North, Range 67 West of the 61h P.M., Weld County Colorado
Location: North of and adjacent to County Road 2; Approximately 0.5 mile East of County Road 17
Size of Parcel: +1- 73.98 acres Parcel No. 1469-33-4-00-042
1. It is the opinion of the Department of Planning Service's staff that the applicant has demonstrated that a
substantial change has occurred and recommends approval with conditions of the applicant's
request.
2. The Weld County Board of County Commissioner's Resolution recorded February 14, 2018 denied
the Applicant's Use by Special Review Request (USR17-0016), for the following reasons:
The Applicant failed to demonstrate that the proposal is consistent with in Chapter 22 and any other
applicable code provisions or ordinances in effect. The application lacked adequate evidence
demonstrating how the application meets the Comprehensive Plan, Section 23-2-230.B.1- The
Board finds that the proposed uses are not consistent with Chapter 22, specifically in the following
Code References: Section 22-2-20 Agriculture Goals and Policies (A.Goal 1, A. Goal 2, A.Policy 2.2,
A.Policy 2.3, A.Goal 4, A.Policy 7.1, A.Policy 7.2, A.Goal 8, A.Policy 8.3, A.Goal 9, A.Policy 9.2)
A.Goal 1 states: "Respect and encourage the continuation of agricultural land uses and agricultural
operations for purposes which enhance the economic health and sustainability of agriculture."
A.Goal 2 states: "Continue the commitment to viable agriculture in Weld County through mitigated
protection of established (and potentially expanding) agricultural uses from other proposed new uses
that would hinder the operations of the agricultural enterprises." A.Policy 2.2 states: "Allow
commercial and industrial uses, which are directly related to or dependent upon agriculture, to locate
within agricultural areas when the impact to surrounding properties is minimal or mitigated and where
adequate services and infrastructure are currently available or reasonably obtainable. These
commercial and industrial uses should be encouraged to locate in areas that minimize the removal
USR19-0040, Request for Substantial Change
WW, LLC, do Ralph Walker
Page 1 of 8
of agricultural land from production." A.Policy 2.3 states: "Encourage development of agriculture and
agriculturally related businesses and industries in underdeveloped areas where existing resources
can support a higher level of economic activity. Agricultural businesses and industries include those
related to ranching, confined animal production, farming, greenhouse industries, landscape
production and agri-tainment or agri-tourism uses." A.Goal 4 states: "Promote a quality environment
which is free of derelict vehicles, refuse, litter and other unsightly materials." A.Policy 7.1 states:
"County land use regulations should support commercial and industrial uses that are directly related
to, or dependent upon, agriculture, to locate within the agricultural areas, when the impact to
surrounding properties is minimal, or can be mitigated, and where adequate services are currently
available or reasonably obtainable." A. Policy 7.2 states: "Conversion of agricultural land to nonurban
residential, commercial and industrial uses should be accommodated when the subject site is in an
area that can support such development, and should attempt to be compatible with the region."
A.Goal 8 states: "Ensure that adequate services and facilities are currently available or reasonably
obtainable to accommodate the requested new land use change for more intensive development."
A.Policy 8.3 states: The land use applicants should demonstrate that the roadway facilities
associated with the proposed development are adequate in width, classification and structural
capacity to serve the proposed land use change." A.Goal 9 states: "Reduce potential conflicts
between varying land uses in the conversion of traditional agricultural lands to other land uses.''
A.Policy 9.2 states: "Consider the individuality of the characteristics and the compatibility of the
region of the County that each proposed land use change affects, while avoiding requirements that do
not fit the land use for that specific region."
The Board finds that the proposal is not consistent with these Agricultural Goals and Policies and in
support, finds as follows. The proposed operation would have Recreational Vehicle (RV) and boat
storage of 35 to 40 vehicles per acre, a dump station, more than 500 self -storage units commercial
size trash containers (roll offs), and vehicles and equipment associated with the operation. At
present, the area does not include operations of this scale. Most surrounding operations include
some agricultural component. The site is large and would have no agricultural or residential
component in an agricultural area. Of the 27 surrounding parcels, 50% are residential. Noise levels
would be raised to commercial or industrial levels in an area which presently has residential noise
levels. The Planning Commission determined that the proposed operation was not compatible with
the comprehensive plan and recommended denial. County Road 2 cannot support the proposed
operation, there is no plan to expand County Road 2 in the near future, and the Applicant was not
willing to expand the road as would be necessary to support the operation. The application was not
amended between the Planning Commission hearing and the Board of County Commissioner
hearing. There are impacts to the surrounding properties which cannot be adequately mitigated.
Section 22-2-40 Urban Development Goals and Policies (UD.Goal 1)
UD.Goal 1 states: "Concentrate urban development within existing municipalities, an approved
Intergovernmental Agreement urban growth area, the Regional Urbanization Areas, County Urban
Growth Boundary Areas, Urban Development Nodes or where urban infrastructure is currently
available or reasonably obtainable.."
The Board finds that the proposal is not consistent with this Urban Development Goals and in
support, finds as follows. The site is located equidistant between the cities of Brighton and
Northglenn, and is not located adjacent to or within the intergovernmental agreement boundary of
any municipality. It is not located in a Regional Urbanization Area. The proposed operation is urban
in nature.
USR19-0040, Request for Substantial Change
WW, LLC, do Ralph Walker
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Section 22-2-80 Industrial Development Goals and Policies (I.Goal 1, (.Goal 6). (.Goal 1 states:
"Promote the location of industrial uses within municipalities, County Urban Growth Boundary areas,
Intergovernmental Agreement urban growth areas, growth management areas as defined in
municipalities' comprehensive plans, the Regional Urbanization Areas, Urban Development Nodes,
along railroad infrastructure or where adequate services are currently available or reasonably
obtainable." (.Goal 6 states: "Minimize the incompatibilities that occur between industrial uses and
surrounding properties."
The Board finds that the proposal is not consistent with these Industrial Goals and in support, finds
as follows: the proposed operation is commercial and industrial in nature. The site is rural residential
and agriculture in nature. The site is not located within any Regional Urbanization Area, Urban
Development Node, Intergovernmental Agreement or Coordinated Planning Agreement area, and is
not located close to any Weld County municipality. The RV and boat storage primarily would serve
customers in municipalities that are not permitted to park their vehicles at their homes. The proposed
operation will not serve the neighbors.
Section 22-2-100 Commercial Development Goals and Policies (C.Goal 1, C.Goal 2, C.Goal 5).
C.Goal 1 states: "Promote the location of commercial uses within municipalities, County Urban
Growth Boundary areas, Intergovernmental Agreement urban growth areas, growth management
areas as defined in municipal comprehensive plans, the Regional Urbanization Areas, Urban
Development Nodes or where adequate services are currently available or reasonably obtainable."
C.Goal 2 states: "Encourage appropriate commercial development to annex into a municipality if the
new or expanding commercial development is adjacent to the municipality's corporate limits." C.Goal
5 states: "Minimize the incompatibilities that occur between commercial uses and surrounding
properties."
The Board finds that the proposal is not consistent with these Commercial Goals and in support,
finds as follows. The proposed operation is commercial and industrial in nature. The site is rural
residential and agriculture in nature. The site is not located within any Regional Urbanization Area,
Urban Development Node, Intergovernmental Agreement or Coordinated Planning Agreement area,
and is not located close to any Weld County municipality. The RV and boat storage primarily would
serve customers in municipalities that are not permitted to park their vehicles at their homes. The
proposed operation will not serve the neighbors.
The Applicant failed to demonstrate "That the USES which would be permitted will be compatible with
the existing surrounding land USES." Section 23-2-230. B.3 - The Board finds that the uses which
will be permitted will not be compatible with the existing surrounding land uses and in support, finds
as follows. The neighborhood near the site is primarily rural residential and agricultural. Of the 27
directly surrounding properties, 50% have residential use. There are 24 homes on one section, six
on another surrounding area. Of these rural residential homes, many are close to the proposed site,
and each appears to have some agricultural component. Neighbors describe the proposed storage
area as having no road to buffer the view of the storage area like that which is found in nearby storage
facilities. The landscaping plan was not included in the applicants request although it was described
at the presentation. Due to the topography of the site, the landscaping plan is not adequate to block
most neighbors' views of the development as proposed on the 76 acres. At present, the use of the
property as proposed would be visible to the surrounding areas on the southern sides, thus, visually
changing the character of the area. Although the applicant provided evidence of other potentially
commercial uses in the area, most or all of them are agricultural in nature, and none of them
substantially change the character of the neighborhood. The boundary on the east side of the
property holds an approved RV boat and storage facility, Brighton Boat and Storage, which is a small
family owned operation according to the neighbors. According to testimony at the hearing, even with
USR19-0040, Request for Substantial Change
WW, LL C, do Ralph Walker
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this small size it still causes disruption due to the hours that customers use the facility. Neighbors
described this small business as a 2417 hours operation. A property to the southwest includes a
machine and welding shop approved by USR which is a small family home business to service other
agricultural operations and seldom operated now due to his age. The landscaping business now is
really not in business. Shipping containers exist on property to the south. The neighbor/owner
related that those are used for his agricultural needs. Applicant cited the Bidwell property which
holds trucking containers. The neighbor/owner uses these for storage while developing a residence
on the property. The neighbor Torgeson has property with 2 large barns and shipping containers
which was described as being developed for a rural residential property. To the north of applicant's
property line within 0.5 mile exist natural gas facilities on County Roads 4 and 19, which is
approximately 2 miles from the access location of applicant's property on County Road 2. The
utilities are on the north side away from the access point of the proposed development. Those areas
to the north side that have utility operations are away from the access point of the proposed
development and are not sufficient to change the character of the agricultural residential character of
this neighborhood. These existing operations do not change the character of the present zoning. The
proposed use is substantially more intense, commercial and industrial in nature, including trash roll
offs and heavy industrial equipment used to deliver the roll offs. The Applicant could not adequately
describe the use of the four (4) flex buildings. These particular uses are particularly more intense
than surrounding uses, or even as compared to the RV and boat storage. The application did not
adequately address mitigation techniques that might have helped with the incompatibility of the
proposed uses.
The Applicant failed to demonstrate "That the USES which would be permitted will be compatible with
the future DEVELOPMENT of the surrounding area as permitted by the existing zone and with future
DEVELOPMENT as projected by Chapter 22 of this Code and any other applicable code provisions
or ordinances in effect, or the adopted MASTER PLANS of affected municipalities." Section 23-2-230.
8.4 - The Board finds that the uses which will be permitted will not 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. In support,
the Board finds as follows. This area is expected to continue with rural residential and agricultural
uses. The neighbors described that their plans for the future included continuing living a rural
lifestyle. Compelling statements were made by neighbors that the proposed use would change their
ability to complete their plans to exist in a rural residential setting. Two described that they are in the
process of building "dream" homes but that would not be possible if this area was developed as
proposed by the applicant. Neighbors claimed that the development of this property would be
significant enough to change their desires to gain Rural Exemptions for use of their property for other
rural residential builds. A large commercial development of this size is a significant change such that
the future use of the area would likely result in changes that reflect the scope of the operation. The
landscaping would not be sufficient to eliminate the visual presence of the operation. Use of the
operation at present envisions over 500 storage units and 700-800 boat and RV storage parking
spots. The application proposes approximately 1,200 customers. The roll off business would include
trucks coming and going daily as well. These operations will have a high volume of use in the future,
thus, directly impacting the "quiet and rural" character of the area. The applicant was not clear as to
what other uses would occur in the future on this development if the changed to
commercial/industrial. This is not the same future that the neighbors envisioned as owners in this
area. For the future to be consistent with the past, the proposed use by this applicant is not
harmonious either as agricultural or rural residential because of the size and types of operation
proposed by the applicant.
USR19-0040, Request for Substantial Change
WW, LLC, do Ralph Walker
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The Applicant must demonstrate "That there is adequate provision for the protection of the health,
safety and welfare of the inhabitants of the NEIGHBORHOOD and the COUNTY." Section 23-2-
230.B.7 - The Board finds that 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 do not ensure that there are adequate provisions for the protection of the
health, safety, and welfare of the inhabitants of the neighborhood and County. The application does
not provide adequate provision for mitigation of increased crime and traffic hazards, or decreased
property values. In support, the Board finds as follows. Traffic would be impacted significantly by the
increase in use if the change was approved. At the present time, the only access is on to County Road
2 at the top of a hill. No turn lanes exist onto the property from County Road 2. The last traffic study
completed in 2014 showed 3,121 average daily use with 14% trucks. Neighbors are already
concerned with the increased traffic since the last traffic study due to the construction of subdivisions
in Adams County. Traffic will increase substantially due to the number of self storage units, the RV
and boat storage, and the roll off business. Although the applicant relied on the future possibility that
County Road 2 would be widened into a four -lane road, improvements would need to be made
immediately to County Road 2. Although County Road 2 is designated as an arterial road, there is
no immediate plan to make the necessary improvements to County Road 2. Many arterial roads
within Weld County remain as two-lane roads. There is a need to allow safe egress and ingress to
the property and not hinder the flow of traffic on County Road 2 by the addition of the proposed use.
This lack of accommodation for traffic detrimentally impacts the safety and welfare of the inhabitants
and the county. The applicant did not demonstrate a sufficient landscaping or screening plan,
including buffer zones, or any way to mitigate concerns associated with the neighboring properties.
The applicant did not show that these concerns could be mitigated. Staff from the Weld County
Department of Public Health and Environment had concerns about the permits required for painting
and trash equipment related to the roll off business. The Applicant did not demonstrate the ability to
address these concerns. The Applicant further indicated that it did not believe it could meet the
residential noise standard, and actually requested the commercial noise standard, which would not
be compatible with the surrounding area. The Applicant did not adequately communicate with the
surrounding property owners, even though they had the opportunity to seek input from them for
mitigation of incompatibilities related to noise, screening, traffic, and other concerns.
3. Pursuant to Chapter 2, Article II, Section 2-3-10 of the Weld County Code, the Board of County
Commissioners shall consider the applicant's request for a Hearing of Substantial Change and
whether within the concept of a new application, the facts and circumstances of which are
substantially changed from the initial application:
Criteria 1. Has the land -use application substantially changed? (e.g., substantial changes in lot size
or density, in internal or external roads, or, in the case of a rezoning, in the uses proposed)
The denial of Use by Special Review No. USRI7-0010 was based on incompatibilities and conflicts
between varying land uses in the conversion of traditional agricultural lands to other land uses. The
proposed RV and boat storage operation is commercial and industrial in nature, whereas the site
and adjacent properties are rural residential with agricultural uses. To address the intensity of the
previous application, the applicant WW, LLC is proposing a Planned Unit Development (PUD) for
residential and commercial uses on the subject property which is a substantially different request and
process than the previously denied USR.
Criteria 2. Have the surrounding land -uses substantially changed? (e.g., has the adjacent land use
changed during the period of time since the last application such that what would be compatible with
the adjacent use has changed)
USR19-0040, Request for Substantial Change
WW, LLC, c/o Ralph Walker
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The adjacent land uses continue to be of a rural residential with agricultural uses. For the future to
be consistent with the past, the proposed use by the applicant for a residential development is both
harmonious with the existing agricultural and rural residential land uses.
USR17-0067 for a Self -Storage and limited outdoor RV and Boat Storage Facility located east of and
adjacent to Cunty my Road 19 and approximately 900 -feet north of County Road 2 was approved by the
Board of County Commissioners on April 14, 2018. This site is adjacent to an existing outdoor RV
and Boat Storage Facility approved in 2012.
Criteria 3. - Have applicable provisions of the law substantially changed? (e.g., the applicant is
proposing using a different procedure so a different set of criteria apply or the applicable ordinance
has been amended by the Board so the criteria have substantially changed)
The applicant previously submitted a Use by Special Review application for any Use permitted as a Use
by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts
and was subject to complying with all applicable rules and regulations of State and Federal agencies and
the Design and Operation Standards of Chapter 23 of the Weld County► Code.
The applicant WW, LLC is proposing a Planned Unit Development (PUD) for residential and commercial
uses on the property and will be subject to compliance with Section 27-6-120.D, including Section 27-6-
120.D.5.a - The proposal is consistent with any intergovernmental agreement in effect influencing the
PU D and Chapters 19 (Coordinated Planning Agreements), Chapter 22 (Comprehensive Plan), Chapter
23 (Zoning), Chapter 24 (Subdivision) and Chapter 26 (Regional Urbanization Area) of the Weld County►
Code.
The proposed development will be subject to compliance with Section 27-6-120.D.5.b - The uses which
would be allowed in the proposed P U D will conform with the Performance Standards of the P U D Zone
District contained in Chapter 27, Article II, of the Weld County Code.
The proposed development will be subject to compliance with Section 27-6-120.D.5.c - The uses which
will be permitted shall be compatible with the existing or 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 or master plans of affected municipalities.
The proposed development will be subject to compliance with Section 27-6-120.D.5.d - The PUD Zone
District shall be serviced by an adequate water supply and sewage disposal system in compliance with
the Performance Standards in Chapter 27, Article II, of the Weld County Code.
The proposed development will be subject to compliance with Section 27-6-120.D.5.e - The street or
highway facilities providing access to the property are adequate in functional classification, width, and
structural capacity to meet the traffic requirements of the uses of the proposed PUD Zone District.
The proposed development will be subject to compliance with Section 27-6-120.D.5.f - An off -site road
improvements agreement and an on -site improvements agreement proposal is in compliance with
Chapter 24 of the Weld County Code, as amended, and a road improvements agreement is complete and
accepted by the Board of County Commissioners.
The proposed development will be subject to compliance with Section 27-6-120.D.5.g - There has been
compliance with the applicable requirements contained in Chapter 23 of the Weld County Code regarding
overlay districts, commercial mineral deposits, and soil conditions on the subject site.
USR19-0040, Request for Substantial Change
WW, LLC, do Ralph Walker
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Criteria 4. Within the concept of rehearing the previously denied application, is there newly
discovered evidence that the applicant could not have discovered with diligent effort at the time of the
original application.
Per the Substantial Change application, the applicant stated "Not applicable. WW, LLC is not
requesting a rehearing of the previously denied USR17-6616 application."
Should the Substantial Change request be approved, and the Board of County Commissioners allow
continuation of the current tenant to operate from the property, staff recommends that at a minimum, the
property owner submit evidence of potable water, submit evidence of an approved septic system and submit
a commercial building permit for the metal skinned structure currently utilized for the business, which
according to the Department of Building Inspection does not have a building permit. This building will need to
be permitted for commercial use.
Should the Substantial Change request be denied, the Department of Planning Services will request the
Board of County Commissioners forward this case to the County Attorney's Office for legal action through the
District Court process, but to delay that legal action for fourteen (14) days to allow the applicant time to
remove all Commercial Vehicles and all storage of equipment and materials from the property.
USR19-0040, Request for Substantial Change
WW, LLC, c/o Ralph Walker
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May 31, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
NAYLOR TIM
3050 67TH AVENUE
GREELEY, CO 80634
Subject: USR19-0040 - A REVIEW OF A PREVIOUSLY DENIED APPLICATION FOR LAND USE (USE
BY SPECIAL REVIEW PERMIT NO. USR17-0016 FOR ANY USE PERMITTED AS A USE BY RIGHT,
ACCESSORY USE, OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (RV AND BOAT STORAGE, A DUMP STATION, ENCLOSED SELF -STORAGE AND THE
PARKING AND STAGING OF TRASH CONTAINERS, ROLL -OFFS, AND VEHICLES AND/OR
EQUIPMENT TO PICK UP AND DELIVER SAME AND FOUR (4) INDIVIDUAL FLEX OFFICE
BUILDINGS) PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED
SUBDIVISION PLAT OR PART OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY
REGULATIONS CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT AND
REQUEST FOR A SUBSTANTIAL CHANGE DETERMINATION. (DENIED JUNE 21, 2017)
On parcel(s) of land described as:
LOT B REC EXEMPT RECX16-0076, PART SE4 SECTION 33, T1 N, R67W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on July 2, 2019, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on August 28, 2019 at 10:00
a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O
Street, Greeley, Colorado. It is recommended that you and/or a representative 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
www.weldcountyplanninqcases.orq
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogl
Planner
FIELD CHECK - USR99-0040
Inspection Date: June 20, 2019
Applicant: Ralph Walker c/o WW, LLC 9457 S. University, Suite 401, Highlands Ranch CO 80126
Request:
Legal
Description:
Location:
A review of a previously denied application for land use (Use by Special Review Permit USR17-
0016 for any use permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial zone districts (RV and boat storage, a dump station, enclosed self -
storage and the parking and staging of trash containers, roll -offs, and vehicles and/or equipment
to pick up and deliver same and four (4) individual flex office buildings) provided that the property
is not a lot in an approved or recorded subdivision plat or part of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) zone district) and
request for a substantial change determination. (Denied June 21, 2017)
Lot B of Recorded Exemption No. RECX16-0076 being part of the SE4 of Section 33,
Township 1 North, Range 67 West of the 6th P.M., Weld County Colorado
North of and adjacent to County Road 2; Approximately 0.5 Miles east of County Road 17
Zoning
Land Use
N
A (Agricultural)
N
Agricultural with residence
E
A (Agricultural)
E
Agricultural with residences
S
Adams County
S
Agricultural with oil and gas production pads and
associated encumbrances and large tract rural
residential
W
A (Agricultural)
W
Agricultural with residences
County Road 2 is a two lane paved road and has good sight distance from the existing access
point onto County Road 2 (168th Avenue) where the posted speed is 55 mph. Access to the
property is through a gated entrance via an existing all-weather road. The property slopes to the
north with the highest point on the property being adjacent to CR 2. There are man-made
gravel and soil mounds on the property apparently to collect rainwater. There are limited trees to
the west of the access road and the entire property is covered in pasture grasses, native
grasses, some of which are maintained.
There is an existing non-commercial metal skinned building with three roll -up doors that is
currently being utilized as a chemical business office and storage structure. There are multiple
3x3 totes with unknown liquids housed on the property
The property has historically been utilized as a dryland agricultural parcel having large earthen berms
to catch the overland flows of water and later utilized for agricultural operations. This tract of land is
surrounded by rural residential properties, many with moderate to higher end residences, agricultural
outbuildings, some properties also have indoor equestrian facilities and arenas.
The earth berms have been removed and the entire site has been plowed. A crop was not visible at
time of visit. There is a For Sale sign planted on the property.
Adjacent property to the east, north and west are above average to high end single family
residences on large parcels some with riding arenas and fenced pastures. Lands to the south
continue as dryland agriculture with a new oil and gas production site with above ground
appurtenances present
Hello