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LAND USE APPLICATION
SUMMARY SHEET
Michael Hall Hearing Date: November 19, 2019
USR19-0049
Nathan A. & Anna C. Trowbridge & Groves Farm, LLC c/o Dale D. Trowbridge, Manager
A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (outdoor storage of RVs, ATVs, boats,
campers, trailers, and personal vehicles) provided that the property is not a lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Amended Subdivision Exemption Lot 1AMSUBX19-08-1128; being a part of the S2 of
Section 34, T7N, R65W of the 6th P.M., Weld County, CO
North of and adjacent to CR 74; approximately 0.44 miles east of CR 43
+/- 14.18 acres Parcel #s: 0709-34-3-00-041, 0709-34-4-00-042 & 0709-34-4-00-043
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:
Colorado Division of Water Resources, referral dated July 25, 2019
Y Weld County Department of Public Works, referral dated August 22, 2019
Y Weld County Department of Public Health and Environment, referral dated August 9, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Town of Eaton, referral dated July 23, 2019
Y Weld County Sheriff's Office, referral dated August 2, 2019
Y Weld County School District RE -2, referral dated July 29, 2019
▪ Weld County Zoning Compliance, referral dated August 7, 2019
▪ West Greeley Conservation District, referral dated August 12, 2019
The Department of Planning Services' staff has not received responses from the following agencies:
Eaton Fire Protection District
Weld County Assessor's Office
USR19-0049 — Trowbridge
Page 1 of 10
Planner:
Case Number:
Owners:
Request:
Legal
Description: Section 34, T7N, R65W of the 6th P.M., Weld County, CO
Location: North of and adjacent to CR 74; approximately 0.44 miles east of CR 43
Size of Parcel: +/- 14.18 acres Parcel #s: 0709-34-3-00-041, 0709-34-4-00-042 & 0709-34-4-00-043
Case Summary:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Michael Hall Hearing Date: November 19, 2019
USR19-0049
Nathan A. & Anna C. Trowbridge & Groves Farm, LLC do Dale D. Trowbridge, Manager
A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (outdoor storage of RVs, ATVs, boats,
campers, trailers, and personal vehicles) provided that the property is not a lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Amended Subdivision Exemption Lot 1AMSUBX19-08-1128; being a part of the S2 of
The applicant is requesting a Site Specific Development Plan and Use by Special Review Permit for an
outdoor RV storage facility which will include the uncovered storage of RVs, ATVs, boats, campers,
trailers, and personal vehicles on a commercial fee basis. Two -hundred (200) storage spots of varying
size are proposed on an improved gravel or road base surface. The facility will be located on the pending
Amended Subdivision Exemption Lot 1AMSUBX19-08-1128, which was conditionally approved by
Planning staff on October 1, 2019. Once the Amended Subdivision Exemption plat and new deed is
recorded, Nathan and Anna Trowbridge will be the sole owners of the site.
Up to 8 -acres of the 14 -acre lot will be used for the storage facility. The remaining six (6) acres contain
one (1) residence that is occupied by the property owners, several outbuildings unrelated to the USR and
native grasses. The outdoor RV storage facility will be located in the northern portion of the property and
the storage facility entrance will be located in the northwest corner of the property via a sixty -foot (60')
access and utility easement across Lot D of pending 1AMRECX19-08-4777, owned by Groves Farm,
LLC. One (1) sign of approximately four-by-four feet or sixteen (16) square feet, will be located on the
subject lot, adjacent to County Road 74 at the beginning of the access easement which provides access
to the facility.
The two (2) property owners will operate and manage the storage facility. No external employees are
proposed. The hours of operation of the storage facility are 24 hours per day, 7 -days a week. The facility
will be accessible using an electronic keypad gate. The site contains existing trees to the north of the
residence. Additional vegetative screening including trees and shrubs will be planted to the north, south
and east of the proposed storage area to reduce the visual impact of the storage facility and as a
windbreak. A chain -link security fence is proposed around the perimeter of the site and security cameras
will be installed prior to operation. There will be lights located at the entrance gate, lights at the entrance
sign and lights placed along the perimeter of the storage area, facing away from County Road 74, in order
to illuminate the site if needed in emergencies. Lights will be downcast and shielded.
Bottled water and portable toilets will be provided for customers. No other site improvements or structures
are proposed. No fuel storage, chemicals, wastes, commercial washing, dumping will occur on -site.
USR19-0049 — Trowbridge
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DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE DENIED
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 not 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 not consistent with Chapter 22 and any
other applicable code provisions or ordinance in effect.
Section 22-2-20.B.2. - 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 of agricultural land from production."
The proposed USR is located in the A (Agricultural) Zone District and is not directly
related to or dependent upon agriculture. The subject commercial operation involves the
storage of non-agricultural related RVs, boats, trailers, vehicles, etc. The site is
designated as "Prime (Irrigated) - Farmlands of National Importance" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map and the property has
historically been used for a rural residence and production agriculture. The proposed
USR may involve the removal of agricultural land from production.
Section 22-2-20.G.2. - 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.
The proposed USR is not compatible with the existing land uses, which are
predominately rural residential and agricultural. This is a commercial use, which should
be located on a properly zoned parcel of land or closer to municipal boundaries. This
area does not contain land zoned for commercial and industrial uses and is
approximately two and one-half (2.5) miles east of the Town of Eaton corporate limits.
The site is also outside the Eaton Urban Growth Area and Comprehensive Plan Area,
meaning that future municipal commercial and industrial development is far from reaching
this area. Furthermore, although RVs, boats, and similar items are not typically allowed in
many municipal subdivisions, it does not mean that the unincorporated portions of the
County must accommodate the storage of such items.
B. Section 23-2-220.A.3 -- The uses which will be permitted will not be compatible with the
existing surrounding land uses.
The adjacent lands consist of farmland, rural residences, feedlots and oil and gas
operations. There are six (6) parcels immediately adjacent to the site; two (2) with
residences. The applicant does not own any other contiguous land. However, the
applicant's family members (Groves Farm, LLC) owns two (2) of the six (6) adjacent
parcels. Beyond those two (2) family -owned parcels, there are two (2) more Groves Farm
parcels. The closest residence from the storage area is approximately 350 feet to the
southeast and is owned by the applicant's family members.
There are several USRs within one (1) mile of this site including livestock confinement
operations, natural gas pipelines, mineral resource development facilities, crop dusting
airstrip operation, and second home, all of which are supported by the intent of the A
(Agricultural) Zone District.
USR19-0049 — Trowbridge
Page 3 of 10
The Weld County Department of Planning Services sent notice to five (5) surrounding
property owners within 500 feet of the proposed USR boundary. Three (3) letters were
received back in opposition to the proposed USR request, all to the south of County Road
74. Comments include: decreasing property value, visual nuisances, possibility of the site
becoming a junkyard and not being properly maintained, request for screening, and
blowing trash.
The opposition letters received for this USR request further supports the incompatibility
with existing surrounding land uses. If this application is approved, the applicant shall
submit a Landscaping and Screening Plan that depicts how the storage facility will be
buffered from surrounding residences and the roadway. The applicant shall also submit a
Property Maintenance Plan that details how the site and parking area will be adequately
maintained and that no debris, derelict vehicles or other junkyard conditions will be on -
site. The applicant shall also submit a Lighting Plan that details how the light pollution
and glare from vehicles entering and exiting the site will be mitigated.
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.
Should the Planning Commission approve the proposal, the Department of Planning Services
recommends the following conditions:
1. Prior to recording the USR map:
A. The applicant shall address the comments of the Colorado Division of Water Resources
regarding stormwater detention, as stated in the referral response dated July 25, 2019.
Evidence of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
B. The applicant shall submit a Landscape and Screening Plan to the Department of Planning
Services for review and approval. (Department of Planning Services)
C. The applicant shall submit a Property Maintenance Plan to the Department of Planning
Services for review and approval. (Department of Planning Services)
D. The applicant shall submit a Lighting Plan to the Department of Planning Services for review
and approval. (Department of Planning Services)
E. An Improvements and Road Maintenance Agreement is required for off -site improvements at
this location. Road maintenance includes, but is not limited to, dust control and damage
repair to specified haul routes. The Agreement shall include provisions addressing
engineering requirements, submission of collateral, and testing and approval of completed
improvements. (Department of Public Works)
F. The USR map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR19-0049. (Department of Planning
Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) Show and label the location of the outdoor storage facility including the layout of the
storage spaces and drive aisles. (Department of Planning Services)
5) Show and label the location of existing buildings and portable toilet. (Department of
Planning Services)
USR19-0049 — Trowbridge
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6) Show and label the vegetative screening, fencing and security features as detailed in
the Landscape and Screening Plan. (Department of Planning Services)
7) Show and label the location of the trash collection areas as detailed in the Property
Maintenance Plan. Section 23-3-250.A.6. of the Weld County Code addresses the
issue of trash collection areas. (Department of Planning Services)
8) Show and label the location of the lighting as detailed in the Lighting Plan. All lighting
shall be downcast and shielded so that light rays will not shine directly onto adjacent
properties. (Department of Planning Services)
9) Show and label the location of the signage. Signs shall adhere to Chapter 23, Article
IV, Division 2, Section 23-2-240.A.12 and Appendices 23-C, 23-D and 23-E of the
Weld County Code. (Department of Planning Services)
10) Show and label all recorded easements and rights -of -way on the map by book and
page number or reception number. (Department of Planning Services)
11) If applicable, setback radiuses for existing oil and gas tank batteries and wellheads
shall be indicated on the map per the setback requirements of 23-3-50.E of the Weld
County Code. (Department of Planning Services)
12) County Road 74 is a paved road and is designated on the Weld County Functional
Classification Map as an arterial road which requires 140 feet of right-of-way at full
buildout. The applicant shall delineate and label 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)
13) County Road 45 is a gravel 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)
14) Show and label the approved access locations, approved access width and the
appropriate turning radii (60') on the site plan. The applicant must obtain an access
permit in the approved location(s) prior to construction. (Department of Public Works)
15) Show and label the approved tracking control on the site plan. (Department of Public
Works)
16) 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)
17) Show and label the drainage flow arrows. (Department of Public Works)
18) Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
USR19-0049 — Trowbridge
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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
map 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. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
5. The Use by Special Review 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 map 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)
USR19-0049 — Trowbridge
Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Nathan & Anna Trowbridge
USR19-0049
1. A Site Specific Development Plan and Use by Special Review Permit, USR19-0049, for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial
or Industrial Zone Districts, (outdoor storage of RVs, ATVs, boats, campers, trailers, and personal
vehicles) provided that the property is not a lot in an approved or recorded subdivision plat or lots
parts of a map or plan filed prior to adoption of any regulations controlling subdivisions 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 hours of operation of the storage facility are 24 -hours per day, 7 -days per week. (Department
of Planning Services)
4. The maximum number of outdoor storage spaces shall be limited to two hundred (200), as stated
in the application materials. (Department of Planning Services)
5. The existing and proposed landscape and screening shall be maintained in accordance with the
approved Landscape and Screening Plan. (Department of Planning Services)
6. The outdoor storage area shall be maintained in accordance with the approved Property
Maintenance Plan. (Department of Planning Services)
7. All vehicles located within the storage area must be operational with current license plates and
tags. No derelict vehicles, as defined in Section 23-1-90 of the Weld County Code, shall be stored
on the site. (Department of Planning Services)
8. There shall be no storage of commercial and/or industrial vehicles, equipment, materials or
hazardous wastes. (Department of Planning Services)
9. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E
of the Weld County Code. (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 Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
15. The Improvements Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates. (Department of Public Works)
USR19-0049 — Trowbridge
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16. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Public Works)
17. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-
20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
18. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal
Sites and Facilities Act, Section 30-20-100.5, C.R.S. (Department of Public Health and
Environment)
19. Waste materials shall be handled, stored, and disposed of in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
20. Fugitive dust should attempt to be confined on the property. Uses on the property should comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health
and Environment)
21. Any septic system located on the property must comply with all provisions of the Weld County
Code, pertaining to Onsite Waste Water Treatment Systems. (Department of Public Health and
Environment)
22. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
23. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the
facility, at all times. For 10 or less customers or visitors per day, and 2 or less full-time employees
on site, portable toilets are acceptable. Records of maintenance and proper disposal for portable
toilets shall be retained on a quarterly basis and available for review by the Weld County
Department of Public Health and Environment. Portable toilets shall be serviced by a cleaner
licensed in Weld County, contain hand sanitizers and be screened from existing adjacent
residential properties and public rights -of -way. (Department of Public Health and Environment)
24. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health and Environment)
25. 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 approved Lighting Plan and Dark Sky Policy. 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)
26. 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)
27. 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.
USR19-0049 — Trowbridge
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28. 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.
29. 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.
30. 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.
31. 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 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.
USR19-0049 — Trowbridge
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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 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.
USR19-0049 — Trowbridge
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October 18, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mhall@weldgov.com
PHONE: (970) 400-3528
FAX: (970) 304-6498
TROWBRIDGE NATHAN
21547 CR 74
EATON, CO 80615
Subject: USR19-0049 - A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (outdoor storage of RVs, ATVs, boats, campers, trailers, and vehicles) provided
that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
On parcel(s) of land described as:
LOTS C AND D RE -4777; AND SE -1128, BEING PART S2 SECTION 34, T7N, R65W OF THE 6TH
P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 19, 2019, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on December
18, 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.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respe9tful ly,
/ / : ,
Michael Hall
Planner
July 23, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mhall@weldgov.com
PHONE: (970) 400-3528
FAX: (970) 304-6498
NATHAN TROWBRIDGE
21547 CR 74
EATON, CO 80615
Subject: USR19-0049 - A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use,
or a Use by Special Review in the Commercial or Industrial Zone Districts, (outdoor storage of RVs,
ATVs, boats, campers, trailers, and vehicles)
provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map
or plan filed prior to adoption
of any regulations controlling subdivisions in the A (Agricultural) Zone District.
On parcel(s) of land described as:
PT SE4 SECTION 34 T7N R65W LOT D REC EXEMPT RE -4777 of the 6th P.M., Weld County,
Colorado.
PT SE4 SECTION 34 T7N R65W SE -1128 of the 6th P.M., Weld County, Colorado.
PT SW4 SECTION 34 T7N R65W LOT C REC EXEMPT RE -4777 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within
the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a
copy of the submitted materials to the following Planning Departments for their review and
comments:
Eaton at Phone Number 970-454-3338
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Resp`c fully,
•
Michael Hall
Planner
FIELD CHECK
Inspection Date: 11/7/2019
Planner:
Michael Hall Hearing Date: November 19, 2019
Case Number: USR19-0049
Owners:
Request:
Legal
Description:
Location:
Size of
Parcel:
Nathan A. & Anna C. Trowbridge & Groves Farm, LLC c/o Dale D. Trowbridge,
Manager
A Site Specific Development Plan and Use by Special Review Permit for any
use permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial or Industrial Zone Districts, (outdoor storage of RVs,
ATVs, boats, campers, trailers, and personal vehicles) provided that the
property is not a lot in an approved or recorded subdivision plat or lots parts of a
map or plan filed prior to adoption of any regulations controlling subdivisions in
the A (Agricultural) Zone District.
Amended Subdivision Exemption Lot 1AMSUBX19-08-1128; being a part of the
S2 of Section 34, T7N, R65W of the 6th P.M., Weld County, CO
North of and adjacent to CR 74; approximately 0.44 miles east of CR 43
+/- 14.18 acres
Parcel #s: 0709-34-3-00-041, 0709-34-4-00-042
& 0709-34-4-00-043
Zoning
Land Use
N
A (Agricultural)
N
Agricultural
E
A (Agricultural)
E
Agricultural / Residential
S
A (Agricultural)
S
Agricultural / Residential
W
A (Agricultural)
W
Agricultural
COMMENTS:
The site contains one existing residence and several outbuildings. There are existing trees and vegetation
near the structures. The site is located directly north of County Road 74. The proposed outdoor storage
facility is located in the northern portion of the subject lot and will be considerably set back from the
roadway. The subject lot has two access points. The eastern access point is utilized by the property
owners for their residence and outbuildings. No commercial access is proposed through this point. The
residence and outbuildings are screened from CR 74 by evergreen trees and a solid wooden privacy
fence and gate. The western access point is currently utilized for agricultural purposes and will be used to
serve the outdoor storage facility via an access easement. The area to be used for storage appears to be
a native grass field and does not appear to be actively farmed.
Michael Hall, Planner
Hello