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Home My WebLink About20194560.tiff MEMORANDUM O �TY TO: Weld County Planning Commission Weld County Board of County Commissioners DATE: September 3, 2019 September 18, 2019 FROM: Kim Ogle, Planning Services SUBJECT: Request for Continuance USR19-0036, Richard and Kathi Crooks The Department of Planning Services received a verbal request by telephone requesting the continuance of a Site Specific Development Plan and Use By Special Review Permit, USR19-0036, for a Home Business (fabrication and carving of stone monuments and headstones) and one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A (second single family dwelling unit) in the A(Agricultural)Zone District by the applicant's Richard and Kathi Crooks, 23165 Colorado Boulevard, Johnstown, CO The applicants are out of town on a medical emergency and will return in approximately 30-days. Given this timeframe, the Department of Planning Services is requesting a continuance of case number USR19-0036 until the October 15, 2019 Planning Commissioner Hearing and October 30, 2019 for the Board of County Commissioners hearing. LAND USE APPLICATION SUMMARY SHEET 2- c, UN7Y�J 1 Planner: Kim Ogle Hearing Date: September 3, 2019 Case Number: USR19-0036 Applicant: Richard and Kathi Crooks, 23165 Colorado Boulevard, Johnstown, CO Request: A Site Specific Development Plan and Use By Special Review Permit for a Home Business (fabrication and carving of stone monuments and headstones) and one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A (second single family dwelling unit) in the A(Agricultural)Zone District. Legal Part SE4 of Section 1, T4N, R68W of the 6th P.M., Weld County, CO Description: Location: West of and adjacent to County Road 13 (Colorado Boulevard), approximately 750-feet north of State Highway 60 Size of Parcel: +/- 1.22 acres Parcel No. 1061-01-0-00-024 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: v Weld County Department of Public Health and Environment, referral dated August 1, 2019 y Weld County Department of Public Works, referral dated August 5, 2019 The Department of Planning Services' staff has received referral responses without comments from the following agencies: y Front Range Fire Rescue, referral dated July 24, 2019 y Weld County Sheriff's Office, referral dated July 26, 2019 y State of Colorado, Department of Transportation, referral dated July 31, 2019 The Department of Planning Services' staff has not received responses from the following agencies: y Town of Berthoud y Town of Johnstown y Colorado Parks &Wildlife y Weld County Zoning Compliance y Big Thompson Conservation District y Larimer County Planning Department y Weld County Department of Building Inspection USR19-0036 CROOKS Page 1 of 8 2- c, I. 3 1 c LAND USE APPLICATION SUMMARY SHEET Planner: Kim Ogle Hearing Date: September 3, 2019 Case Number: USR19-0036 Applicant: Richard and Kathi Crooks, 23165 Colorado Boulevard, Johnstown, CO Request: A Site Specific Development Plan and Use By Special Review Permit for a Home Business (fabrication and carving of stone monuments and headstones) and one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A (second single family dwelling unit) in the A(Agricultural)Zone District. Legal Part SE4 of Section 1, T4N, R68W of the 6th P.M., Weld County, CO Description: Location: West of and adjacent to County Road 13 (Colorado Boulevard), approximately 750-feet north of State Highway 60 Size of Parcel: +/- 1.22 acres Parcel No. 1061-01-0-00-024 Case Summary: The property is an enclave to the Town of Johnstown and is located adjacent to County Road 13 and is adjacent to the Johnstown cemetery which is located to the west. The applicant carves and fabricates stone monuments and headstones for purchase. There is a single family dwelling on the property and this is a request to add an additional dwelling to be served by Town of Johnstown water and a septic system. 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.F.3. —A. Policy 6.3. states, "Encourage multi-generational, caretaker, guest and accessory quarters." The second single-family dwelling will be occupied by the property owner's daughter and her family. In the future should this person vacate the property, the second dwelling may be used as a rental income residence. USR19-0036 CROOKS Page 2 of 8 Section 22-2-20.H. -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." The applicant is requesting a USR permit for two (2) single-family dwellings on one parcel. The applicant receives water from the Town of Johnstown via water tap account number 980.051.01. A new septic will be placed on the property to accommodate the new residence. The Conditions of Approval and Development Standards ensure that there are adequate services and facilities available. Section 22-2-100.A.3 C.Policy 1.3 states: Neighborhood commercial uses should be allowed in residential areas. These commercial uses should consist only of neighborhood-oriented businesses. Commercial uses that service a greater area than the neighborhood and create an undesirable impact, such as increased vehicular traffic, are not considered appropriate in residential neighborhoods. B. Section 23-2-220.A.2--The proposed use is consistent with the intent of the A(Agricultural)Zone District. Chapter 23, Article III, Division 1, Section 23-3-40.M. which allows for a Site Specific Development Plan and Use by Special Review Permit for one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A. (second single-family dwelling unit) and Section 23-3-40.P allows for a Home Business in the A(Agricultural)Zone District. 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 rural residences in the near vicinity with the nearest residence being located approximately 175-feet to the southeast from the property line. Rural residences in the near vicinity include: a residence to the south approximately 195-feet and to the north are the Corbett Glen subdivision open space with the nearest residential parcel being approximately 500-feet to the northwest of the property line. No telephone calls or correspondence concerning this application was received. 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 three miles of the Towns of, Johnstown, Berthoud and Larimer County, with no agency returning a referral response. At the time of initial application, Weld County did not have a Coordinated Planning Agreement with the Town of Johnstown. E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld County Code. The property is not within a recognized overlay district for Flood Hazard Development, Geologic Hazard, MS4 or Airport Overlay Districts. The site is within the County-wide Road Impact Fee Area. Building Permits issued on the lots will be required to adhere to the fee structure of the County-wide Road Impact Fee, County Facility Fee and Drainage Impact Fee Programs. 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. USR19-0036 CROOKS Page 3 of 8 The proposed facility and second residence is located on approximately 1.22 acre metes and bounds defined parcel. The property has existing improvements and the new residence will be located within a footprint of approximately 2000 SF with the remaining area utilized for the fabrication shop and landscape amenity. 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. The map shall be amended to delineate the following: 1. All sheets of the map shall be labeled USR19-0036. (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. This portion of County Road 13 is under the jurisdiction of the Town of Johnstown. Please contact the municipality to verify the right-of-way. Show and label the right-of-way. Show the approved access(es) on the site plan and label with the approved access permit number if applicable. (Department of Public Works) 5. 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) 6. Show and label the drainage flow arrows. (Department of Public Works) 7. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Department of Public Works) 2. Prior to Construction: A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required. (Department of Public Works) 2. Prior to the issuance of the Certificate of Occupancy: A. An on-site waste water treatment system is required for the proposed residence and shall be installed according to the Weld County On-site Waste Water Treatment System Regulations. (Department of Public Health and Environment) USR19-0036 CROOKS Page 4 of 8 3. 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) 4. 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) 5. The Use by Special Review 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) 6. 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) USR19-0036 CROOKS Page 5 of 8 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Richard and Kathi Crooks USR19-0036 1. A Site Specific Development Plan and Use By Special Review Permit, USR19-0036 for a Home Business (fabrication and carving of stone monuments and headstones) and one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A (second single family dwelling unit) in the A (Agricultural) Zone District, subject to the Development Standards stated hereon. 2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County Code. 3. The hours of operation for the monument business are 8:00 am to 6:00 pm Monday through Friday and by appointment outside of the regular business hours. 4. 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) 5. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public Works) 6. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Works) 7. 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) 8. 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, 30-20-100.5, C.R.S. (Department of Public Health and Environment) 9. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and Environment) 10. 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) 11. Adequate drinking, hand washing, and toilet facilities shall be provided for employees and patrons, at all times. Any On-site Wastewater Treatment system located on the property must comply with all provisions of the Weld County Code, pertaining to Systems. (Department of Public Health and Environment) 12. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department of Public Health and Environment) 13. Any additional hydraulic load to the existing septic system (G1899026) will require an Evaluation from a Colorado Registered Professional Engineer. The engineer's evaluation shall be submitted to the Weld County Environmental Health Department. In the event the system is found to be inadequate, the system must be brought into compliance with current Weld County On-site Wastewater Treatment System Regulations. (Department of Public Health and Environment) USR19-0036 CROOKS Page 6 of 8 14. All chemicals must be handled in a safe manner in accordance with product labeling and in a manner, that minimizes the release of hazardous air pollutants (HAPs) and volatile organic compounds (VOCs). All chemicals must be stored securely, on an impervious surface, and in accordance with manufacturers' recommendations. (Department of Public Health and Environment) 15. 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) 16. 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) 17. 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. 18. 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. 19. 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. 20. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code. 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 USR19-0036 CROOKS Page 7 of 8 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. 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. USR19-0036 CROOKS Page 8 of 8 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.weldgov.com E-MAIL: kogle@weldgov.com it_ftA. PHONE: (970)400-3549 r FAX: (970) 304-6498 August 15, 2019 RICHARD CROOKS 23165CR13 JOHNSTOWN CO 80534 Subject: USR19-0036 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT, FOR A HOME BUSINESS THAT FABRICATES VIA SANDBLASTING AND CARVING STONE MONUMENTS AND HEADSTONES, AND FOR ONE (1) SINGLE-FAMILY DWELLING UNIT PER LOT OTHER THAN THOSE PERMITTED UNDER SECTION 23-3-20.A (SECOND SINGLE FAMILY DWELLING UNIT) IN THE A(AGRICULTURAL) ZONE DISTRICT On parcel(s)of land described as: PT SE4 SECTION 1, T4N, R68W of the 6th P.M., Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on September 3, 2019, at 12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on September 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 Page 2 of 2 If you have any questions concerning this matter, please call. Respectfully, Kim Ogl Planner iQ4Ao. DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.weldgov.com E-MAIL: kogle@weldgov.com ' PHONE: (970)400-3549 G 6 ' FAX: (970) 304-6498 July 22, 2019 RICHARD P CROOKS 23165 COUNTY ROAD 13 JOHNSTOWN CO 80534 Subject: USR19-0036 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT, FOR A HOME BUSINESS THAT FABRICATES VIA SANDBLASTING AND CARVING STONE MONUMENTS AND HEADSTONES, AND FOR ONE (1) SINGLE-FAMILY DWELLING UNIT PER LOT OTHER THAN THOSE PERMITTED UNDER SECTION 23-3-20.A (SECOND SINGLE FAMILY DWELLING UNIT) IN THE A(AGRICULTURAL) ZONE DISTRICT On parcel(s) of land described as: 25666 PT SE4 SECTION 1 T4N R68W 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: Berthoud at Phone Number 970-532-2643 Johnstown at Phone Number 970-587-4664 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. Respectfully, Kim Planner DEPARTMENT OF PLANNING SERVICES `1` i-� . _ i �, r = 1, 1555 N. 17TH AVENUE 1'td GREELEY, CO 80631 + } Telephone: 970.400.3549 FAX 970-304-6498 kogle©weldgov.com August 2, 2016 Richard and Kathi Crooks 31665 County Road 13 Johnstown, Colorado 80534 Subject: 7-day Completeness Review for the custom headstone company Dear Richard and Kathi: The Departments of County Planning—Development Review Engineer, Building Inspection, Environmental Health, Public Works and Planning Services have reviewed the submitted materials for the proposed facility, located in part of the SE4 of Section 1, T4N, R68W of the 6th P.M. Comments concerning this land use application are as follows: Building Inspection: No comments at this juncture The Environmental Health Department reviewed the application for completeness and has determined there is not sufficient documentation to proceed with the application. The following items need to be addressed: 1. Please provide a detailed explanation of the process. 2. Are only stone cutting tools used? 3. Is there any waste left over from the process? 4. Does the process create dust? 5. What is a widget and how is it made? 6. Is there any process water left over? 7. Will your son in law use restroom in the house? The contact for this land use application will be Lauren Light with Environmental Health, 970) 400.2211. The Public Works Department reviewed the application for completeness and has determined there is sufficient documentation to proceed with the application. The contact for this land use application will be Janet Lundquist with Public Works, 970)400.3726. The representative with County Planning—Development Review Engineer has reviewed the 7-Day Completeness Review and finds that there is not sufficient documentation to proceed with the application. The following items need to be addressed: Please submit either a Preliminary Drainage Report or a Drainage Narrative to proceed. Are there any impervious surfaces being added (gravel, asphalt, concrete, buildings)? Please provide either: A drainage report and detention pond design shall be completed by a Colorado Licensed Professional Engineer and adhere to the drainage related sections of the Weld County Code. The drainage report must include a certification of compliance stamped and signed by the PE which can be found on the engineering website.A general drainage report guidance checklist is available on the engineering website. A preliminary drainage report or a qualifying exception and drainage narrative shown below must be submitted for review at the time of application. or the Drainage narrative citing the exception from detention pond requirements. The drainage narrative must describe at the minimum: 1. Which exception is being applied for and include supporting documentation. 2. Where the water originates if it flows onto the property from an offsite source 3. Where it flows to as it leaves the property 4. The direction of flow across the property 5. If there have been previous drainage problems with the property The contact for this land use application will be Hayley Brown 970.400.3552. The Department of Planning Services has reviewed the submitted materials for the proposed Custom Headstone facility land use application and finds the application materials lack definition and detail. Therefore, this office provides the following comments. The USR Site Layout Plan is difficult to read and lacks detailed information. Please submit with the following information: o Parking & Circulation (ground surface type on map) o Road Right-of-Way for County Road o Access Points, Turning Radiuses Required (25ft for residential 60ft for commercial), & Tracking Control (recycled asphalt or well maintained gravel is OK with light traffic impacts) o Locations of all structures, with labels identifying each, including future structures, if any o Drainage Flow Arrows showing haw the stormwater flows across the property to the drainage feature(s) o Drainage related features i.e. detention pond, ditches, Water Quality Area(s) (label as"Water Quality— No Build/Storage Area and label volume) Please provide the following documents, including a narrative with greater detail. Per the Pre-Application meeting the following points were discussed: USR Questionnaire Question No. 1: Explain, in detail, the proposed use of the property Fabricate custom headstones, stone monument signs and widgets for sale in Northern Colorado USR Questionnaire Question No. 2: Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22 of the Comprehensive Plan. 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." Section 22-2-100. A. 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." The proposed facility is located on an enclave parcel surrounded by the Town and adjacent to the town's cemetery. The services provided are for the benefit of the individuals residing both within the municipal limits and to others who enjoy a greater rural lifestyle. There are adequate services available to the property. The Town provides water and there is a septic system for the residence. The site will not impact schools and are already serviced by police, fire and emergency responders. USR Questionnaire Question No. 3: Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 23 (Zoning) and the zone district in which it is located. Section 23-3-40,5 allows 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 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. This citation will apply to the custom headstone, monument signs and similar stone works, for example. USR Questionnaire Question No. 4: Describe what type of land uses surround the site. Explain how the proposed use is consistent and compatible with surrounding land uses. The property is our home and residence. Adjacent properties are of varying sizes and include residential structures on tracts of land in agricultural production. The Town of Johnstown cemetery is immediately adjacent to the west and north of our property. The services that are provided are for the benefit of the individuals residing both within the municipal limits and in the unincorporated areas of the Northern Colorado area. USR Questionnaire Question No. 5: a. Number of people who use the site are restricted to the residents, Kathi and Dick Crooks b. There are no full time employees, Kathi, Dick and our son-in-law assist in the business c. Hours are 8:00 AM to 6:00 PM d. All structures have been constructed. Future structures include a 400 sf shed, will obtain the appropriate building approvals. e. No animals are associated with this proposed venue f. Personal vehicles only g. Johnstown-Gilcrest Fire provides for fire emergency and ambulance h. The Town of Johnstown provides water, Account No. 980.051.01 i. There is an approved septic system on site, G-899026 j. Future building of a 400sf dimension to store tools and materials, for example. USR Questionnaire Question No. 6: The property is our home and residence. Flowering plants, mown lawn areas, flowers, native grasses and mature trees populate our property. USR Questionnaire Question No. 7: No changes are required as the property is our home and residence. USR Questionnaire Question No. 8: Stormwater naturally flows across the land and into the adjacent borrow ditch. I am working with Hayley to produce a drainage narrative for the site. USR Questionnaire Question No. 9: The stone may be moved to the property for processing and fabrication. The equipment and tools are located on site currently. Start-up may be shortly after the application is approved. USR Questionnaire Question No. 10: Storage of all materials is either located outside near the shop area or within the structures. There is an outdoor display area located adjacent to the north property line near the access drive for the cemetery. Wastes generated are placed in a covered dumpster located on site. USR Questionnaire Question No. 11: Future building of a 400sf shed to store tools and materials. Please submit the following documents: 1. Please submit a copy of the USR Application Form, see attached document. 2. Please submit responses to the USR questionnaire, see comments previously discussed and attached. 3. Please submit the Certificate of Conveyances form and all attachments. Contact a Title Company to obtain a Certificate of Conveyances. The Certificate of Conveyances expires in thirty days of the signing date on the cover sheet. 4. Please submit a list of ail the surrounding property owners (surface estate) within 500 feet of the property under consideration. This list must be a certified list of the names, addresses, and the corresponding parcel number assigned by the Weld County Assessor of the owners' of property. Also submit the affidavit stating that the list is accurate. This list shall be compiled from the records of the Weld County Assessor, the Weld County Website, www.co.weld.us, or a person qualified to do the task. This list expires in thirty days of the date compiled. 5. Please submit payment of the application fee. The application fee is 2500.00 dollars. Please disregard fo the fee was previously submitted. The Access Request Form is not applicable as the Town of Johnstown has annexed County Road 13. If an access permit is required, the Town will indicate at time of case referral. This phase of the planning process is a content review of the submitted materials, NOT a technical review. Comments made during this phase of the process will not be all-inclusive. County staff will perform a detailed technical review of the project once the submittal application is deemed acceptable and is promoted to the review phase of the planning process. With documents and formatted materials received as specified herein and re- submitted to this office for case initiation and set-up, staff will commence with the referral process. Should you have additional questions or require clarification on any of the points presented herein, please contact this office. incerely, Ki le Plan • g Services Enclosure(s): PRE16-0074 Minutes USR Application Cover Page Surrounding Property Owners Affidavit File: PRE16-0074 FIELD CHECK: Richard & Kathi Crooks Inspection Date: August 15, 2019 Request: A Site Specific Development Plan and Use By Special Review Permit for a Home Business (fabrication and carving of stone monuments and headstones) and one (1) single-family dwelling unit per lot other than those permitted under Section 23-3-20.A (second single family dwelling unit) in the A (Agricultural)Zone District. Legal: Part SE4 of Section 1, T4N, R68W of the 6th P.M., Weld County, CO Location: West of and adjacent to County Road 13(Colorado Boulevard), approximately 750-feet north of State Highway 60 Zoning Land Use N Town of Johnstown N Access road to cemetery, Corbett Glen subdivision E Town of Johnstown E Agriculture (corn) with residence S Town of Johnstown S Agriculture(pasture) with residence W Town of Johnstown W Town of Johnstown cemetery The property is surrounded by mature vegetation consisting of deciduous trees and shrubs and a large earth berm adjacent to County Road 13. The north side of the property abuts the access road to the Town cemetery and provides a location for Mr. Crooks to display the headstones and markers. There is a wrought iron picket style fence at this location. On the property is an outbuilding and the Crooks family residence. A single point of access t the property is between the residence and the berm from the two lane paved road. There are residences in close proximity to the east and south. An irrigation lateral was present on the south property line. Kim Ogle, Planner Hello