HomeMy WebLinkAbout20183471.tiffPlanner: Kim Ogle
Case Number: USR18-0076
Applicant:
Request:
LAND USE APPLICATION
SUMMARY SHEET
Mountain View Fire Protection District
Hearing Date: October 16, 2018
do Steve Steinbickler, Architecture West, LLC, 160 Palmer Drive, Fort Collins, CO
A Site Specific Development Plan and Special Review Permit for uses similar to the uses
listed as Uses by Special Review as long as the use complies with the general intent of
the A (Agricultural) Zone District, (Vehicle Service/Repair Establishment for Mountain View
Fire Protection District Emergency Vehicles) including up to five (5) construction trailers and
ten (10) conex storage containers used on a temporary basis during construction and
removed post Certificate of Occupancy in the A (Agriculture Zone District
Legal Lot A, RECX17-0184: being part of the SW4 of Section 3, Ti N, R68W of the 6th P.M.,
Description: Weld County, CO
Location: East of adjacent of and adjacent to County Road 7, approximately 1700 feet north of
County Road 12
Size of Parcel: +/- 4.02 acres Parcel No. 1467-03-3-00-055
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
Town of Erie, referral dated August 2, 2018
Mountain View Fire Protection District, referral dared August 7, 2018
Weld County Department of Public Health and Environment, referral dated August 20, 2018
Weld County Department of Public Works, referral dated August 28, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
y Weld County Zoning Compliance, referral dated July 31, 2018
y Colorado Geologic Survey, referral dated August 20, 2018
y Town of Frederick, referral dated August 1, 2018
The Department of Planning Services' staff has not received responses from the following agencies:
V V V V V
Colorado Department of Transportation
Left Hand Water District
Boulder Valley Conservation District
Colorado Parks and Wildlife
St. Vrain Sanitation District
Y City of Dacono
y Weld County Sherriff's Office
y Weld RE -1J Schools
y Weld County Building Inspection
USR18-0076 Mountain View Fire Protection District
Page 1 of 10
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle
Case Number: USR18-0076
Applicant: Mountain View Fire Protection District
do Steve Steinbickler, Architecture West, LLC, 160 Palmer Drive, Fort Collins, CO
Request:
Hearing Date: October 16, 2018
A Site Specific Development Plan and Special Review Permit for uses similar to the
uses listed as Uses by Special Review as long as the use complies with the general
intent of the A (Agricultural) Zone District, (Vehicle Service/Repair Establishment for
Mountain View Fire Protection District Emergency Vehicles) including up to five (5)
construction trailers and ten (10) conex storage containers used on a temporary basis
during construction and removed post Certificate of Occupancy in the A (Agriculture
Zone District
Legal Lot A, RECX17-0184: being part of the SW4 of Section 3, Ti N, R68W of the 6th
Description: P.M., Weld County, CO
Location: East of adjacent of and adjacent to County Road 7, approximately 1700 feet north of
County Road 12
Size of Parcel: +/- 4.02 acres Parcel No. 1467-03-3-00-055
Case Summary:
Mountain View Fire Rescue (MVFR) is proposing to construct a new emergency vehicle maintenance
shop to complement the existing shop that operates out of the former MVFR Station 7 located in
Dacono. This facility was remodeled and equipped to provide the majority of MVFR's apparatus service
needs. Providing maintenance and repair services in-house provides cost savings and allows MVFR to
have greater control over the quality of services. The maintenance division also repairs apparatus from
other Districts.
The proposed 27,525 SF Erie Facility will include a maintenance shop, storage, offices and a future Fire
Station. The Maintenance Shop will operate Monday through Friday 7:00AM to 5:00 PM with longer hours,
including weekends in case there are emergency breakdowns. The Maintenance Shop will employ up to
five (5) emergency vehicle technicians. On average there may be up to twenty-five (25) persons using
the site daily.
Future plans include a second Erie Station to complement the current station located near County Road
8 and Colliers Blvd/Bonanza Drive. This new Erie Station 2 facility is located north of this location in an
area experiencing substantial residential development and growth.
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:
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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.G.3 - (A.Policy 7.3.) Conversion of agricultural land to urban residential,
commercial and industrial uses should be considered when the subject site is located inside an
Intergovernmental Agreement area, Urban Growth Boundary area, Regional Urbanization Area
or Urban Development Nodes, or where adequate services are currently available or reasonably
obtainable. A municipality's adopted comprehensive plan should be considered, but, should not
determine the appropriateness of such conversion.
The 2015 Town of Erie Comprehensive Plan Update designates this parcel as B (Business) with
allowed primary and secondary uses including supporting public uses and facilities.
Section 22-2-20 H.1 - (A.Policy 8.1) The land use applicants should demonstrate that adequate
sanitary sewage and water systems are available for the intensity of the development.
Left Hand Water District submitted a letter with the application stating that the property is within the
"Service Area" and if all conditions and requirements are met, water service may be available to
the above stated area in the future. St. Vrain Sanitation District (SVSD) submitted a letter with the
application stating the District's long term plan is to serve all land parcels within SVSD 208
Boundary, at this time SVSD is unable to serve the property since there is not sanitary sewer main
lines nearby. The applicant proposes to install an engineered commercial on -site wastewater
a=system and stub out a pipe for future District sanitary sewer.
Section 22-2-100.B - (C.Policy 6.2) The land use applicant should demonstrate that the
roadway facilities associated with the proposed commercial development are adequate in
width, classification and structural capacity to serve the development proposal.
The Weld County 2017 Functional Classification Plan and the Weld County 2035 Transportation
Plan and Functional Classification Plan map both identify County Road 7 as an Arterial status road.
The Town of Erie 2030 Roadway System Plan identifies County Road 7 as a Collector status road
and there is a new road proposed (CR 7.25) as an Arterial status road. Future traffic signals are
proposed at the intersections of County Road 7 and State Highway 52 and at County Road 7.25
and County Road 12. County Road 12 between County Road 3 and County Road 9 is being re-
classified as a Minor Arterial road for this segment.
The proposed Mountain View Fire Rescue Emergency Vehicle Maintenance Shop will be
constructed off of County Road 7 between County Road 12 and State Highway 52. Based
on the current and projected road classifications of County Road 7 and adjacent roads,
there is a functional integrity (safety, capacity, and mobility) of the County and Town of Erie
roadway network to accommodate the present and future needs of the area.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Section 23-3-40.S allows for any use permitted as a use by right, an accessory use, or a
Use by Special Review in the commercial zone district, Repair Garages or Shops, to be located
in the A (Agricultural) zone district upon approval of a Use by Special Review permit.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
North of the proposed maintenance facility and future fire station are rural residential properties on
varying sized parcels, to the west is the proposed Summerfield development a master planned
community for an active adult lifestyle community with a mixture of age -restricted, age targeted and
USR18-0076 Mountain View Fire Protection District
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free-market home sites. Early projections include 2200 residential units and a mixed use
commercial development; to the south and east is the Anadarko, Kerr-McGee OnShore, LP Class
II Injection well and 192 foot in height communications tower.
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 three (3) mile referral area of the City of Dacono, Towns of Erie and
Frederick. The Town of Erie returned a referral response dated August 2, 2018 stating an access
permit was required and that there may be additional requirements including right-of-way
dedication, stamped construction documents for improvements to County Road 7; landscaping and
sidewalk improvements and a development agreement to address future improvement needs. The
Town of Frederick returned a referral dated August 1, 2018 indicating no concerns and the City of
Dacono did not return a referral response.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the Weld
County Code.
The property is within the Geologic Hazard Overlay District and per the Colorado Geologic Survey
(CGS) referral dated August 20, 2018 there is a presence of expansive soils and bedrock
constitutes a geologic hazard. There is a high risk that the slabs on grade and foundations will
heave or settle and be damaged. To reduce the risk CGS agrees with the geo-technical
recommendation to over excavate and remove the native soils to a depth of six (6) feet or greater
and place recompacted soils that are treated to reduce but not eliminate the risk.
The property is within the Airport Overlay District, MS4 Stormwater Management Program area or
within a Special Flood Hazard Area.
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee, Program. 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 a 4.0 acre parcel classified as "Prime, Irrigated" per the 1979
Soil Conservation Service Important Farmlands of Weld County Map. The property does not have
irrigation water, is in an urbanizing area and at four acres would be difficult to farm given the location
and size of parcel, therefore, no "Prime if irrigated" Agriculture land will be removed from
production.
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 USR Map:
USR18-0076 Mountain View Fire Protection District
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A. 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)
B. The applicant shall provide evidence to the Department of Planning Services that an access permit
has been obtained from the Town of Erie. (Department of Planning Services)
C. The applicant shall submit a Lighting Plan incorporating the Dark Sky policy for review and
acceptance by the Department of Planning Services (Department of Planning Services)
D. The USR Map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR18-0076. (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. 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 show the existing proposed landscaping, accepted site improvements, and/or
screening. (Department of Planning Services)
6. The map shall show the on -site lighting. (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 show the parking area for the vendors, customers and/or employees.
(Department of Planning Services)
9. Show the approved Municipality of Erie access(es) on the site plan and label with the approved
access permit number if applicable. (Department of Public Works)
10. The applicant shall 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)
11. The applicant shall show the drainage flow arrows. (Department of Public Works)
12. Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Department of Public Works)
13. 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 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
USR18-0076 Mountain View Fire Protection District
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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 one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
6. Prior to the issuance of the Certificate of Occupancy
A. An On -Site Wastewater Treatment System (OWTS) is required for the proposed facility and shall
be installed according to the Weld County On -Site Wastewater Treatment System Regulations.
The OWTS is required to be designed by a Colorado Registered Professional Engineer according
to the Weld County OWTS Regulations. (Department of Public Health and Environment)
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)
USR18-0076 Mountain View Fire Protection District
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Mountain View Fire Rescue
U SR18-0076
1. A Site Specific Development Plan and Special Review Permit, USR18-0076, for any use permitted as
a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial Zone Districts,
(Vehicle Service/Repair Establishment for Mountain View Fire Protection District Emergency Vehicles)
provided that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map
or plan filed prior to adoption of any regulations controlling subdivisions and including up to five (5)
construction trailers and ten (10) conex storage containers used on a temporary basis during
construction and removed post Certificate of Occupancy in the A (Agriculture 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. - 5:00 p.m. Monday - Friday except in cases of emergency to
address equipment breaksdowns. (Department of Planning Services)
4. The number of on -site employees associated with the Maintenance Facility shall be 5. (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 landscaping/screening on the site shall be maintained. (Department of Planning Services)
8. 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)
9. 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)
10. 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)
11. 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)
12. All potentially hazardous 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)
13. The facility shall comply with all provisions of the State Underground and Above Ground Storage Tank
Regulations. (Department of Public Health and Environment)
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14. Secondary containment shall be constructed around tanks to provide containment for the largest single
tank and sufficient freeboard to contain precipitation. Secondary containment shall be sufficiently
impervious to contain any spilled or released material. Secondary containment devices shall be
inspected at regular intervals and maintained in good condition. All secondary containment will comply
with the Colorado Oil and Gas Conservation (COGCC) Commission Rule 604 and/or the provisions of
the State Underground and Above Ground Storage Tank Regulations. (Department of Public Health
and Environment)
15. A current PE certified and signed copy of the Spill Prevention, Control and Countermeasure Plan
shall be available on site, as applicable. (Department of Public Health and Environment)
16. 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)
17. Adequate drinking, hand washing, and toilet facilities shall be provided for employees and patrons, at
all times. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
18. 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)
19. Any vehicle or equipment washing shall adhere to "Low Risk Discharge Guidance: Discharges From
Surface Cosmetic Power Washing Operations To Land July 2010" as provided by the State.
(Department of Public Health and Environment)
20. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and hauled off
for proper disposal. Records of installation, maintenance, and proper disposal shall be retained.
(Department of Public Health and Environment)
21. The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the Colorado
Department of Public Health and Environment (CDPHE), Water Quality Control Division, as applicable.
(Department of Public Health and Environment)
22.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)
23. The property owner shall control noxious weeds on the site. (Department of Public Works)
24. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
25. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
26. Any work that may occupy and or encroach upon any Town of Erie rights -of -way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement. (Town of Erie)
27. Sources of light shall be shielded so that beams or rays of light 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)
28. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2012 International Codes, 2006 International Energy
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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)
29. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
30. 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.
31. 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.
32. The facility shall notify the County of any revocation and/or suspension of any State issued permit.
(Department of Public Health and Environment)
33. The applicant shall notify the County upon receipt of any compliance advisory or other notice of non-
compliance of a State issued permit, and of the outcome or disposition of any such compliance advisory
or other notice of non-compliance. (Department of Public Health and Environment)
34. 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. (Department of Public Health and
Environment)
35. 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.
36. 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.
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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.
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Page 10 of 10
September 24, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
STEVE STEINBICKER
160 PALMER DR
FORT COLLINS, CO 80525
Subject: USR18-0076 - A Site Specific Development Plan and Special Review Permit for uses similar to
the uses listed as Uses by Special Review as long as the use complies with the general intent of the A
(Agricultural) Zone District, (Vehicle Service/Repair Establishment for Mountain View Fire Protection
District Emergency Vehicles) including up to five (5) construction trailers and ten (10) conex storage
containers used on a temporary basis during construction and removed post Certificate of Occupancy in
the A (Agriculture) Zone District.
On parcel(s) of land described as:
LOT A RECX17-0184, BEING PART W2SW4 SECTION 3, T1 N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 16, 2018, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 7, 2018
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,
Kim Og
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
July 30, 2018
STEVE STEINBICKER
160 PALMER DR
FORT COLLINS, CO 80525
Subject: USR18-0076 - A Site Specific Development Plan and Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the commercial zone
districts, (Vehicle Service/Repair Establishment for Mountain View Fire Protection Emergency Vehicles)
provided that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map
or plan filed prior to adoption of any regulations controlling subdivisions
On parcel(s) of land described as:
LOT A RECX17-0184 BEING PART W2SW4 SECTION 3, T1N, 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:
Erie at Phone Number 303-926-2700
Frederick at Phone Number 720-382-5500
Dacono at Phone Number 303-833-2317
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,
Planner
FIELD CHECK— USR 18-0076
Inspection Date: July 27, 2018
Applicant: Mountain View Fire Protection District
Legal: Lot A, RECX17-0184; being part of the SW4 of Section 3, T1 N, R68W of the 6th P.M., Weld
County, CO
Location: East of adjacent of and adjacent to County Road 7, approximately 1700 feet north of County
Road 12
Parcel ID #: 1467-03-3-00-055
Acres: 4.02 +/-
Zoning
Land Use
N
AGRICULTURE
N
Single Family Residence
E
AGRICULTURE
E
MUSR15-0006, permitted for a Class II Brinewater Disposal and 192 -
foot in height Telecommunications Tower
S
AGRICULTURE
S
Vacant land with Oil and Gas Encumbrances
W
TOWN OF ERIE
W
Vacant lands
Comments:
The property is fenced with a three strand barb wire at the edge of right -of way on County Road 7 a
paved two lane road with a posted speed limit of 45 MPH. The parcel is vacant and is adjacent to a
production well pad and the brinewater disposal facility operated by Kerr-McGee OnShore, LP.
There is a single family residence adjacent to the north. South and west are currently vacant lands.
Sign
n Access fo Property unknown
• Site Distance, good visibility
• Oil & Gas Structures on adjacent property
• Topography, generally flat
Note any commercial business/commercial vehicles that are operating from the site.
Hello