HomeMy WebLinkAbout20190555.tiffPlanner:
Case Number:
Applicant:
Request:
Legal
Description:
Location:
Size of Parcel:
LAND USE APPLICATION
SUMMARY SHEET
Angela Snyder
USR18-0108
Cassandra and Danny Dorrance, 35070 Cornerstone Way, Windsor, CO 80550
Hearing Date: January 15, 2019
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 Permit in
the Commercial or Industrial Zone Districts (truck and equipment parking and storage
for concrete business) 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.
Lot D of Recorded Exemption RECX18-0023, being a part of the NE4 of Section 4,
Township 7, Range 67 West of the 6th P.M., Weld County, Colorado
West of and adjacent to County Road 19, south of and adjacent to County Road 86
+/- 121.32 net acres Parcel No. 0705-04-1-00-022
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
Weld County Department of Public Health and Environment, referral dated November 8, 2018
Weld County Department of Public Works, referral dated November 20, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Weld County Zoning Compliance, referral dated October 10, 2018
Colorado Division of Water Resources, referral dated November 6, 2018
The Department of Planning Services' staff has not received referral responses from the following agencies:
Y Weld County Sheriff's Office
Y Town of Severance
Y Town of Timnath
Y Larimer County
Y Poudre Fire Authority
Y Weld County School District RE -4
Y North Weld County Water District
USR18-0108, Dorrance, Page 1 of 10
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Angela Snyder Hearing Date: January 15, 2018
Case Number: USR18-0105
Applicant: Cassandra and Danny Dorrance, 35070 Cornerstone Way, Windsor, CO 80550
Request: 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 Permit in
the Commercial or Industrial Zone Districts (truck and equipment parking and storage
for concrete business) 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.
Legal Lot D of Recorded Exemption RECX18-0023, being a part of the NE4 of Section 4,
Description: Township 7, Range 67 West of the 6th P.M., Weld County, Colorado
Location: West of and adjacent to County Rd 19, south of and adjacent to County Rd 86
Size of Parcel: +/- 121.32 acres Parcel No. 0705-04-1-00-022
Case Summary:
The site is currently pastureland without improvements. The applicants, Danny and Cassandra Dorrance,
are proposing to build a shop for a concrete business, D & D Concrete, LLC. This shop will house
equipment, supplies and four (4) commercial pickup trucks. Up to four (4) other commercial vehicles, two
(2) of which may be heavy commercial vehicles, will be stored outside. The proposed location is within
three hundred (300) feet of a neighboring residence. The applicants have been in communication with the
neighbor and have proposed a landscaping buffer and facing the doors of the shop to the south, away from
the neighboring property, to minimize negative impacts.
Up to eight (8) employees will come to the site in the mornings in personal vehicles, where the will park and
pick up commercial vehicles and equipment and go to a work site. Commercial trucks will return in the
afternoons. Employees will then leave in personal vehicles. Traffic will be much less between November
and February, when work is at a minimum. Business traffic will access County Road 86 in a location that is
unmaintained by Weld County. Company employees will travel east to County Road 19, which gives access
to Highway 14.
Hours of operation will be between 6:00am and 6:00pm, Monday through Sunday. No employees will be
onsite full time, so the applicant will provide bottled water and a portable toilet. No washing or servicing
equipment will be completed onsite. The applicant has not requested any signs. Any lighting will have to be
downcast and shielded.
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.
USR18-0108, Dorrance, Page 2 of 10
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 -- That the proposal is consistent with Chapter 22 of this Code and any
other applicable code provision or ordinance in effect.
Section 22-2-10.F Land use policies should support a high -quality rural character which
respects the agricultural heritage and traditional agricultural land uses of the County, as
agricultural lands are converted to other uses (excluding urban development). Rural character
in the County includes those uses which provide rural lifestyles, rural -based economies and
opportunities to both live and work in rural areas. The natural landscape and vegetation
predominate over the built environment. Agricultural land uses and development provide the
visual landscapes traditionally found in rural areas and communities.
The proposed facility is consistent with the land use policies defined in Section 22-2-10.F of
the Comprehensive Plan. The proposed use will use only a small corner of the property.
Workshops are common in the agricultural zone. The applicants are proposing to build a home
on the property in the future, which will allow them to run their business from their home.
Section 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 proposed shop will be located near utilities, leaving the remainder of the property open for
pastureland. The applicants have agreed to install treed landscaping to screen commercial
uses from the closest neighbor. The proposed screening, the Development Standards, and
the Conditions of Approval 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 23-3-10. - Intent, of the Weld County Code states, "The A (Agricultural) Zone District
is also intended to provide areas for the conduct of Uses by Special Review which have been
determined to be more intense or to have a potentially greater impact than Uses Allowed by
Right." This code section allows the applicant to apply for a Use by Special Review permit for
the subject business which is more intense than Uses Allowed by Right.
The proposed use is permitted under Section 23-3-40.S., which allows any use permitted as a
Use by Right, an Accessory Use or a Use by Special Review Permit 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
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
There are three Use by Special Review permits within one mile of the site, SUP -380 (230 kV
electrical lines), USR-1466 (Home Business - Construction), and USR-607 (Animal Research
Facility). Electrical lines are adjacent to the southern property line. The home business is
located approximately 700 feet east of the property boundary, across County Road 86.
Three (3) phone calls were received from two Surrounding Property Owners with concerns of
having a commercial business being located too close to his house. The applicants are in
communication with one neighbor and have agreed to install a treed landscaped buffer and to
maintain the shared access road.
USR18-0108, Dorrance, Page 3 of 10
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.
This site is located within the both the Timnath and Severance Intergovernmental Agreement
areas. No responses were received back. The site is located approximately 1.3 miles from the
Town of Severance limit. The current Severance Future Land Use Map does not include the
subject property.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The site is not in a floodplain, geohazard area, MS4 area or 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 proposed 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 proposed facility is located on land designated as "Other Land" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. No prime agricultural or
irrigated land is affected by this proposal.
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. A Road Maintenance Agreement is required at this location. Road maintenance includes, but is not
limited to, dust control and damage repair to specified haul routes. (Department of Public Works)
B. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Department of Public Works)
C. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR18-0108 (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)
USR18-0108, Dorrance, Page 4 of 10
4. Show and label the areas for commercial storage/parking and employee parking.
(Department of Planning Services)
5. Show and label the approved landscaping and screening. (Department of Planning
Services)
6. Show and label the location of the portable toilets. (Department of Planning Services)
7. Show and label the location of the trash collection areas. Section 23-3-250.A.6. of the
Weld County Code addresses the issue of trash collection areas. (Department of
Planning Services)
8. If applicable, 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)
9. If applicable, the map shall delineate the lighting. All lighting shall be shielded so that
light rays will not shine directly onto adjacent properties in accordance with the Dark
Sky Standard. (Department of Planning Services)
10. 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)
11. 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)
12. County Road 86 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 on the site plan the existing right-of-way. 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 86 Section Line is shown to have 60 feet of unmaintained section line
right-of-way per the Weld County GIS right-of-way map. The applicant shall delineate
the existing right-of-way on the site plan. Show and label the section line Right -of -Way
as "CR 86 Section Line Right -Of -Way, not County maintained." All setbacks shall be
measured from the edge of right-of-way. (Department of Public Works)
14. County Road 19 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 on the site plan the existing right-of-way. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld
County. (Department of Public Works)
15. 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)
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)
USR18-0108, Dorrance, Page 5 of 10
17. Show and label the accepted drainage features and drainage flow arrows. Stormwater
ponds should be labeled as "Stormwater Detention, No -Build or Storage Area" and
shall include the calculated volume. (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)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy (.pdf) of the plat 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 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 prior to
the start of construction. (Department of Public Works)
6. Prior to the issuance of the Certificate of Occupancy:
A. An on -site waste -water treatment system is required for the proposed facility and shall be
installed according to the Weld County On -site Waste -water Treatment System (O.W.T.S.)
Regulations. The septic system is required to be designed by a Colorado Registered
Professional Engineer according to the Weld County O.W.T.S. Regulations. (Department of
Building Inspection)
7. 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 plat is ready to be recorded in the office of
the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
USR18-0108, Dorrance, Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Danny M. and Cassandra L. Dorrance
USR18-01 08
1. A Site Specific Development Plan and Use by Special Review Permit, USR18-0108, for any Use
permitted as a Use by Right, an Accessory Use or a Use by Special Review Permit in the Commercial
or Industrial Zone Districts (truck and equipment parking and storage for concrete business) 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 are 6:00 a.m. - 6:00 p.m. Monday - Sunday. (Department of Planning Services)
4. The number of on -site employees shall be eight (8). (Department of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. 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)
7. The proposed and existing landscaping/screening on the site shall be maintained. (Department of
Planning Services)
8. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where
such would cause a nuisance or interfere with the use on the adjacent properties in accordance with
the plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets. No colored lights may be used which may be
confused with, or construed as, traffic control devices. (Department of Planning Services)
9. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-
100.5, C.R.5.) 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, 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 applicant 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. The 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)
USR18-0108, Dorrance, Page 7 of 10
14. Adequate drinking, hand washing, and toilet facilities shall be provided for employees, at all times. For
employees or contractors on site for less than 2 consecutive hours a day, and 2 or less full-time
employees on site, 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 and shall contain hand sanitizers. (Department of Public Health and
Environment)
15. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems. (Department of Public Health and Environment)
16. A permanent, adequate water supply shall be provided for drinking and sanitary purposes as applicable.
(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 Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement. (Department of Public Works)
23. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates. (Department of Public Works)
24. Access will be along unmaintained County right-of-way and maintenance of the right-of-way will not be
the responsibility of Weld County. (Department of Public Works)
25. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
26. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
27. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2018 International Codes, 2006 International Energy
Code, and 2017 National Electrical Code. A Building Permit Application must be completed and two (2)
complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or engineer
must be submitted for review. A Geotechnical Engineering Report performed by a Colorado registered
engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
28. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
29. 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
USR18-0108, Dorrance, Page 8 of 10
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.
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.
31. 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.
32. 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.
33. 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.
USR18-0108, Dorrance, Page 9 of 10
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.
USR18-0108, Dorrance, Page 10 of 10
December 03, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
DORRANCE DANNY & CASSANDRA
35070 CORNERSTONE WAY
WINDSOR, CO 80550
Subject: USR18-0108 - 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 Permit in the
Commercial or Industrial Zone Districts (truck and equipment parking and storage for concrete business)
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 :
PART NE4 SECTION 4, T7N, R67W LOT D REC EXEMPT RECX18-0023 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on January 15, 2019, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 13, 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.
Respectfully,
Angela Snyder
Planner
October 12, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
DANNY & CASSANDRA DORRANCE
35070 CORNERSTONE WAY
WINDSOR, CO 805502615
Subject: USR18-0108 - 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 Permit in the
Commercial or Industrial Zone Districts (truck and equipment parking and storage for concrete business)
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 NE4 SECTION 4 T7N R67W LOT D REC EXEMPT RECX18-0023 (5L) 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:
Severance at Phone Number 970-686-1218
Timnath at Phone Number 970-224-3211
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,
Angela Snyder
Planner
FIELD CHECK
Inspection Date: 12/09/2018
Case Number: USR18-0108
Applicant: Danny and Cassandra Dorrance
Request: 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
Permit in the Commercial or Industrial Zone Districts (truck and equipment
parking and storage for concrete business) 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.
Legal
Description:
Lot D of Recorded Exemption RECX18-0023, being a part of the NE4 of Section
4, Township 7, Range 67 West of the 6th P.M., Weld County, Colorado
Location: West of and adjacent to County Road 19, south of and adjacent to County Road
86
Total Size
of Parcels:
+1- 121.32 acres
Parcel Number: 0705-04-1-00-022
Zoning
Land Use
N
A (Agricultural)
N
Rural Residential
E
A (Agricultural)
E
Rural Residential
S
A (Agricultural)
S
Dry Pastureland
W
A (Agricultural)
W
Rural Residential, Dry Pastureland
COMMENTS:
The site is currently vacant. There are several single-family homes in the area. One home has a
few commercial vehicles permitted with a USR across the street to the north. The proposed
location of the shop will be very close to the neighbor's house.
Angela'Snyder, Plannef
UPDATE to the USR18-0108 Dorrance file
A meeting was held at the Department of Planning Services on 12-17-18 with the applicants, Danny and
Cassandra Dorrance, and Angela Snyder and Maxwell Nader from Planning.
Specifics of the proposal were clarified as follows:
• Up to 8 commercial vehicles (5 owned currently) parked onsite, leaving the property and coming
back lx per day There may be two heavy commercial vehicles and the rest are F-350 trucks
pulling trailers. The accessory building will house 4 trucks.
• Up to 8 employee personal vehicles (5 currently) will come to the property to pick up work
trucks in the morning and then will leave the property at the end of the work day.
• Total of 16 business related round trips per day.
• Employees will be onsite less than two hours per day.
• Business traffic will travel east on County Road 86, to County Road 19, to access HWY
• Screening with trees and/or fencing will be employed on the north side of the property that
abuts a residential home.
Hello