HomeMy WebLinkAbout20194361.tiff LAND USE APPLICATION
SUMMARY SHEET
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Planner: C. Gathman Hearing Date: November 5, 2019
(continued from October 15, 2019)
Case Number: USR19-0052
Owner: The Guest Family Trust
Constance Guest
Applicant: Justin Dickmann—Our Family Tree Service
Request: A Site-Specific Development Plan and Use By Special Review Permit for a Use By Special
Review in the Commercial or Industrial Zone Districts (Storage of Firewood and Parking
and Staging of Up to Three (3)3/4 Ton Pickup Trucks and a Trailer) in the A (Agricultural)
Zone District.
Legal Part of the SW4 of Section 13, T2N, R65W of 6'" PM, Weld County, Colorado
Description:
Location: West of and adjacent to County Road 47.5 and approximately 2,550 feet south of
County Road 22.
Size of Parcel: +1- 154.55 acres Parcel No. 1307-13-0-00-015
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:
y Weld County Department of Public Health and Environment, referral dated September 18, 2019
y Weld County Department of Public Works, referral dated September 30, 2019
y Colorado Division of Water Resources, referral dated September 9, 2019
y Department of Planning Services— Floodplain Administrator, referral dated October 10, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
y Weld County Zoning Compliance, referral dated September 4, 2019
y Town of Hudson, referral dated September 18, 2019
y Colorado Parks and Wildlife, referral dated September 3, 2019
The Department of Planning Services' staff has not received responses from the following agencies:
y Weld County Sheriff's Office
y Hudson Fire Protection District
y Town of Keenesburg
y Platte Valley Conservation District
y Weld County School District RE-3J
USR19-0052—Guest Family Trust
Page 1
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
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Planner: C. Gathman Hearing Date: November 5, 2019
(continued from October 15, 2019)
Case Number: USR19-0052
Applicant: The Guest Family Trust- Constance Guest
Request: A Site-Specific Development Plan and Use by Special Review Permit for a Use by
Special Review in the Commercial or Industrial Zone Districts (Storage of Firewood and
Parking and Staging of Up to Three (3) 3 Ton Pickup Trucks and a Trailer) in the A
(Agricultural)Zone District.
Legal Part of the SW4 of Section 13, T2N, R65W of 6'" PM, Weld County, Colorado
Description:
Location: West of and adjacent to County Road 47.5 and approximately 2,550 feet south of
County Road 22.
Size of Parcel: +/- 154.55 acres Parcel No. 1307-13-0-00-015
Case Summary:
The proposed use is the storage of firewood along with up to three (3)work vehicles (3/4 pick-up trucks)
and a trailer when not in use. The business (Our Family Tree) is proposing to store and park this
equipment with the permission of the property owner. The hours of operation are from 7:00 a.m. to 3:00
p.m. an average of three days per week. The application indicates a total of four(4) employees (2 full-
time and 2 part-time) are associated with the business. The application indicates a total of three (3)
round-trips per week associated with this proposed business. This application was submitted in response
to a zoning violation (ZCV19-00081)due to the operation of a commercial business without completing
the necessary Weld County Zoning Permits.
The application was submitted and determined complete prior to the changes to the Weld County Code
that became effective 7/24/2019.
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.
22-2-20 G.2 A.Policy 7.2. 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 surrounding properties are primarily agricultural in nature, with a few homes in
proximity. The firewood storage area is located on the west side of the property at a further
distance from the existing residences which are located closer to County Road 47.5. The
USR19-0052—Guest Family Trust
Page 2
amount of traffic and number of employees are limited and will result in minimal impacts to
county roads and adjacent properties.
The proposed use is in an area that can support this development and the Development
Standards, and the Conditions of Approval including screening requirements, limits on the
number of on-site employees and limits on the number of vehicles on-site will assist in
mitigating the impacts of the facility on the adjacent properties and ensure compatibility
with surrounding land uses and the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural)Zone District.
Section 23-340.S delineates any use permitted as a Use by Right, an Accessory Use, or a
Use by Special Review in the commercial or industrial zone districts (Storage of Firewood
and Parking and Staging of Up to Three (3)3/4 Ton Pickup Trucks and a Trailer) 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 as a Use by
Special Review in the A(Agricultural)Zone District.
Section 23-3-10 — Intent states: "The A (Agricultural) Zone District is also intended to
provide areas for the conduct of uses by Special Review which have been determined to
be more intense or to have a potentially greater impact than uses Allowed by Right."
The application was submitted and determined complete prior to the changes to the Weld
County Code that became effective 7/24/2019.
The attached development standards and conditions of approval will adequately mitigate
the impacts of the proposed use on the surrounding area.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
One letter has been received from a neighboring property owner. The letter outlined
concerns with the lack of property maintenance and weeds growing and then blowing onto
neighboring properties, the proximity of the wood storage and parking area to the
floodplain, the possibility of snakes and rodents being attracted to the wood storage area
and concerns with the increase of traffic.
Development standards have been attached limiting the number of employees and
vehicles. The Only four (4) employees, three (3) trucks and one (1) trailer are associated
with the business. A screening plan and maintenance are attached as conditions of
approval for this case. Development standards are also attached which require the
applicant to control noxious weeds and properly store and dispose of materials on-site.
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 the 3-mile referral areas of the Town of Hudson and Town of
Keenesburg. It is also located within the Keenesburg-Weld County Intergovernmental
Agreement (Coordinated Planning Agreement) boundary. The Town of Hudson indicated
no conflicts with their interest in their referral dated September 18, 2019. Prior to setting up
this application the Town of Keenesburg was sent a Notice of Inquiry and stated that they
were not interested in pursuing annexation. No referral response was received from the
Town of Keenesburg.
USR19-0052—Guest Family Trust
Page 3
E. Section 23-2-220.A.5--The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
A portion of the property is located within the 100-year (Box-Elder Creek) floodplain.
However, the firewood storage and parking area is located outside of the floodplain.
The property is not within the Geologic Hazard Overlay District or the Airport Overlay
District.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County-Wide Road Impact Fee Program.
Building Permits issued on the lot will be required to adhere to the fee structure of the
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.
The vehicle parking/staging area and firewood storage area is located on land delineated
as "Irrigated Land (Not Prime)" per the 1979 Soil Conservation Service Important
Farmlands of Weld County Map.
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 applicant shall address the requirements of the Colorado Division of Water Resources
as stated in their referral dated September 9, 2019. Written evidence of such shall be
submitted to the Department of Planning Services. (Department of Planning Services)
B. The applicant shall submit a Screening Plan for review and approval by the Department of
Planning Services. In the alternative, the applicant shall provide evidence that the vehicle
and equipment storage area is not visible from adjacent residences and road rights-of-way.
(Department of Planning Services)
C. A Property Maintenance Plan shall be submitted for review and approval by the Department
of Planning Services. The plan shall address how weeds will be controlled on the site.
(Department of Planning Services)
D. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR19-0052(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)
USR19-0052—Guest Family Trust
Page 4
4. The applicant shall delineate on the map the trash collection areas. Section 23-3-350.H
of the Weld County Code addresses the issue of trash collection areas. (Department
of Planning Services)
5. The map shall delineate the landscaping and/or screening as detailed in the screening
plan. (Department of Planning Services)
6. The map shall delineate the lighting which shall adhere to the Weld County Code.
(Department of Planning Services)
7. All signs shall be shown on the map and 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)
8. The map shall delineate the parking area for the vendors, customers and/or
employees. (Department of Planning Services)
9. County Road 47 1/2 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)
10. County Road 20 is an unmaintained section line right-of-way.The applicant shall verify
and delineate on the map the unmaintained right-of-way and the documents creating
the right-of-way. All setbacks shall be measured from the edge of right-of-way. This
road is not maintained by Weld County. Any unmaintained road needs to be
located/identified in relationship to the right-of-way. Show and label the section line
Right-of-Way as "CR 20 Section Line Right-of-way, Not County Maintained".
(Department of Public Works)
11. Show and label the preliminarily approved access location, access width and the
appropriate turning radii (60') on the site plan. The applicant must obtain an access
permit in the approved location prior to operation. (Department of Public Works)
12. 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)
13. Show and label the drainage flow arrows. (Department of Public Works)
14. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
15. Show the floodplain and floodway (if applicable) boundaries on the map. Label the
floodplain boundaries with the FEMA Flood Zone and FEMA Map Panel Number or
appropriate study. (Department of Planning Services - Floodplain)
16. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
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 plat the applicant shall submit a Mylar plat along with all other
USR19-0052—Guest Family Trust
Page 5
documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of
the Weld County Clerk and Recorder by the Department of Planning Services. The plat shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code.
The Mylar plat and additional requirements shall be submitted within one hundred twenty (120)
days from the date of the Board of County Commissioners Resolution. The applicant shall be
responsible for paying the recording fee. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120)days from the date of the Board
of County Commissioners Resolution, a$50.00 recording continuance charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required.
(Department of Public Works)
B. Any construction in the floodplain requires a floodplain permit. (Department of Planning
Services- Floodplain)
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)
USR19-0052—Guest Family Trust
Page 6
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Guest Family Trust
USR19-0052
1. A Site Specific Development Plan and Use by Special Review Permit, USR19-0052, for 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 (Storage of Firewood
and Parking and Staging of up to Three (3) 3/4 Ton Pickup Trucks and a Trailer 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 are 7:00 a.m.-3:00 p.m per the application materials. (Department of Planning
Services)
4. The number of on-site employees shall be limited to four (4) as stated in the application materials.
(Department of Planning Services)
5. The maximum number of business vehicles parked on-site at any one time shall be limited to three (3)
pick-up trucks and one (1)trailer per the application materials. (Department of Planning Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. 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)
8. The proposed landscaping and/or screening on the site shall be maintained in accordance with the
approved screening plan. (Department of Planning Services)
9. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section 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)
10. 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)
11. 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)
12. 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)/
13. Adequate drinking, handwashing and toilet facilities shall be provided for employees of the facility, at
all times. 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)
14. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.The existing
well (permit 70900) cannot be used for the business unless it is re-permitted for business use.
(Department of Public Health and Environment)
USR19-0052—Guest Family Trust
Page 7
15. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
16. For employees or contractors on site for less than 2 consecutive hours a day, portable toilets and bottled
water 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)
17. 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)
18. 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)
19. 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)
20. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
21. 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)
22. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
23. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties.
Sources of light should not cause a nuisance or interfere with the use on the adjacent properties in
accordance with the map. 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)
24. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map#08123C-1975E effective date January 20, 2016 (Box Elder Creek Floodplain).
Any development shall comply with all applicable Weld County requirements, Colorado Water
Conservation Board requirements as described in Rules and Regulations for Regulatory Floodplains in
Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65. The
FEMA definition of development is any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining, dredging, filling, grading, paving,
excavation, drilling operations, or storage of equipment and materials. (Department of Planning
Services- Floodplain)
25. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities,the owner should contact Weld County to determine if the floodplain boundaries
have been modified. (Department of Planning Services - Floodplain)
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.
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code. (Department of Planning Services)
USR19-0052—Guest Family Trust
Page 8
28. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations. (Department of
Planning Services)
29. 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)
30. 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. (Department of Planning Services)
31. 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.
32. 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.
USR19-0052—Guest Family Trust
Page 9
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.
USR19-0052—Guest Family Trust
Page 10
iQ4Ao. DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: cgathman@weldgov.com
' PHONE: (970)400-3537
(-7,;-) N . FAX: (970) 304-6498
August 30, 2019
Dickmann Justin
9175 County Road 47.5
Dupont, CO 80024
Subject: USR19-0052 - A Site Specific Development Plan and Use by Special Review Permit for a Use
by Special Review in the Commercial or Industrial Zone Districts (Storage of Firewood and parking and
staging of up to three (3) 3/4 ton pickup trucks and a trailer) in the A(Agricultural)Zone District.
On parcel(s)of land described as:
SW4 SECTION 13, T2N, R65W 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:
Hudson at Phone Number 303-536-9311
Keenesburg at Phone Number 303-732-4281
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,
1 � f
Chris Gathman
Planner
FIELD CHECK inspection dates: 6/8/2019
APPLICANT: The Guest Family Trust
CASE#: USR19-0052
REQUEST: A Site-Specific Development Plan and Use By Special Review Permit for a Use By Special
Review in the Commercial or Industrial Zone Districts(Storage of Firewood and Parking and
Staging of Up to Three (3)3/4 Ton Pickup Trucks and a Trailer) in the A(Agricultural) Zone
District.
LEGAL: Part of the SW4 of Section 13, T2N, R65W of 6th PM, Weld County, Colorado
LOCATION: West of and adjacent to County Road 47.5 and approximately 2,550 feet south of County
Road 22.
PARCEL ID #s: 1307-13-2-00-015
ACRES: +1- 154.55 acres
Zoning Land Use
N A N Cropland/SF residence
E A E Vacant/Range/Grazing land
S A S SF residence/Agricultural - Hay
W A W Grazing Land
COMMENTS:
House with outbuildings. Remainder of land in pasture with exception of oil and gas production facility at
north end of property.
Chris Gathman - Planner III
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