HomeMy WebLinkAbout20180825.tiffUSE BY SPECIAL REVIEW (USR) APPLICATION
DEPARTMENT OF PLANNING SERVICES * 1555 N. 17TM AVENUE * GREELEY, CO 80631
www.welclgay. corn * 970-353-6100 EXT 3540 * FAX 970-304-6498
FOR PLANNING DEPARTMENT USE:
AMOUNT $
APPLICATION RECEIVED BY
DATE RECEIVED:
CASE # ASSIGNED:
PLANNER ASSIGNED:
Parcel +Numbr*: / 0 5 5 - _L - - o_a - C�
Address of site: 37,:9:307 (O- t- , l LISC 1k'1 CC. .CL -1J
Legal Description: Lam,`?4,j
Zone District:
(*A 12 digit number on Tax I.D.
information, obtainable at
W'VW w elrc ccnj.
Section: I r' Township: f �-j N Range:
�J( c )
Acreage: LL.,2,,?7Fl_ eodplain:OYON Geological Hazard:OYON Airport Overlay:OYON
FEE OWNER(S) OF THE PROPERTY:
Name:
Company:
Phone #: CPO • 921.- Email: `;c]t`r' !•X(- CT-' q NY'a i
Street Address:
City/State/Zp Code: ; t\XC
Name:
Company:
Phone #:
Street Address:
City/State/Zp Code:
Name:
Email:
Company:
Phone #:
Street Address: _
City/State/Zip Code:
Email:
APPLICANT OR AUTHORIZED AGENT: (See below Authorization must acconpany all applications signed byAuthorized Agents)
Name:
Company
Phone #:
Email:
Street Address:
City/State/Zp Code:
PROPOSED USE:, AC't-r':x)£'lrE]t"CL.t`C1��.1 IC`rCC1E�{.CJ�'� be i eCt
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1 (Whereby depose and state under penalties of perjury that all statements, proposals.dlor plans submitted with or
contained within the application are true and correct to the best of my (our)knowledge. Signatures of all fee owners of property
mustsignthis application. If an Authorized 4gent signs, a letter of authorization from all fee owners must be included with the
application. If a corporation is the fee owner, notarized evidence must be included indicating that the signatory has to legal
authority to sign for the corporation.
2-1-1
gnature: Owner or Authorized Agent Date Signature: Owner or Authorized Agent Date
f
4,1641) rsh
Print Name Print Name
Rev 4/2016
Use by Special Review Questionnaire
Submitted by: Justin Hersh
(970) 381-7478
22308 CR 43
LaSalle, CO 80645
Planning Questions:
1. We are asking for the second home to remain on the property. The second home will be
used for a rental property to help have someone on the property during times when the
owners are working long hours or late nights. We will also ask the tenets of this property
help maintain the property and help with upkeep.
2. After reviewing section 22-2-20 Agricultural Goals and Policies of the Comprehensive
Plan and the 10 goals it outlines I believe that this proposal is consistent with "F. A,Goal
6. Provide mechanisms for the division of land in agricultural areas to support the
continuation of agricultural production." And more specifically (2. A.Policy 6.2) which
states "Support Opportunities, such as but not limited to hobby farming and home
business, to supplement family income and reduce living expenses for farm families and
other who prefer a rural lifestyle." The potential to rent the property out would greatly
help supplement family income and reduce living expenses for my family. Also (3.
A.Policy 6.3) states "Encourage multi -generational, caretaker, guest, and accessory
quarters." This USR would allow for this use as well if the time comes that we would
need a place to stay for family or friends.
3. The Proposal of the second family dwelling consistent with what is allowed in the
agricultural zone district if approved through a Use by Special Review Permit per Section
23-3-40 which lists all uses that can apply and be approved for a Use by Special Review
Permit in the Agricultural Zone District. Letter M under section 23-3-40 of the Weld
County code specifically says one (1) SINGLE-FAMILY DWELLING per LOT other than
those permitted under section 23-3-20 A above.
4. Land use surrounding the site is single family homes on small acreage and small family
farms. We are not proposing any new construction and will keep with the small family
homes and small farm mentality surrounding us.
5. N/A
6. N/A
7. N/A
8. The small home will have a couple people up to a small family living there at one time.
9. N/A
10. The property is on 4.2 acres. It includes one large shop, one metal outbuilding, animal
shelter and a main stick home with a detached two car garage. A second mobile home
(which is the proposed USR) is located behind the main home. Approximately 1 acre in
pasture. 1.5 acres of gravel for driveways and approximately 1/4 acre in landscaped grass.
11. N/A
12. No changes see #10
13. The total property is unfenced. The back yards to the homes have chain fence.
14. The site is not on a floodplain
15. This is a permeant home. No reclamation is planned.
16. Fire protection will be provided by LaSalle Fire District
17. None proposed at this time
Engineering Questions:
1. This is a single family home. Passenger vehicles only. Approximately 2-3 round trips per
day.
2. The entrance to the property is off County Road 43. Vehicles in through entrance up to
houses.
3. 50% of traffic expected from the North, and 50% of the traffic from the South.
4. Traffic highest to and from the home between 7-8AM and 6-7PM
5. Existing access is located off County Road 43. No new access is needed.
6. We were told at the premeeting that a storm water detention pond was not needed.
The property is gravel, run off goes into drain ditches surrounding the property.
Environmental Health Questions:
1. Water is supplied through Central Weld County Water District. Water Tap Assignment
and water bill attached.
2. Sepik. SySiern in place. Permit attached.
3. N/A
4. N/A
5. N/A
6. N/A
7. N/A
8. N/A
9. N/A
1n N/A
Building Questions:
1. There arc thrnn niithl„iildlings and nne animal shelter nn the pr"per+r The main shop
measures 33.1 X 56, smaller outbuilding attached to shop measures 16.3 X 40.2. Older
metal storage building on property is 16 X 128.
2. The mobile home to property will be used as a single family home.
3. N/A
Ryder Reddick
From:
Sent:
To:
Subject:
Justin Sarchet <jsarchet1204®gmail.com>
Wednesday, October 25, 2017 9:30 AM
Hayley Balzano
Re: Drainage Narrative Questions
No physical changes will be made. It will remain the the same.
Justin Hersh
Sent from my iPhone
On Oct 25, 2017, at 9:00 AM, Hayley Balzano <hbalzano@co.weld.co.us>wrote:
Hello Justin,
Are you proposing any physical changes to the site that have not been there for more than a year or
two?
Hayley Balzano
Engineer I
Planning Department
1555 N 17th Ave
Greeley, CO 80631
phone: {970) 400-3552
fax: (970) 304-6498
<image001.jpg>
Confidentiality Notice: This electronic transmission and any attached documents or other writings are
intended only for the person or entity to which it is addressed and may contain information that is
privileged, confidential or otherwise protected from disclosure. If you have received this communication
in error, please immediately notify sender by return e-mail and destroy the communication. Any
disclosure, copying, distribution or the taking of any action concerning the contents of this
communication or any attachments by anyone other than the named recipient is strictly prohibited.
From: Justin Sarchet [mailto:isarchet1204Pgmail.com]
Sent: Wednesday, October 25, 2017 8:32 AM
To: Hayley Balzano <hbalzanopco.weld.ca.us>
Subject: Re: Drainage Narrative Questions
I guess I am not sure what you are asking.
Justin Hersh
On Wed, Oct 25, 2017 at 8:28 AM, Hayley Balzano <hbalxano@co.weld.co,us> wrote:
Hello Justin,
1
Can you please confirm that you will be meeting exception 1.a.8 Development of sites where the change of
use does not increase the imperviousness of the site?
That will satisfy what I need.
Thank you!
Hayley Balzano
Engineer I
Planning Department
1555 N 17th Ave
Greeley. CO 80631
phone: (970) 400-3552
fax: (97Di 304-6498
<image004.jpg>
Confidentiality Notice: This electronic transmission and any attached documents or other writings are
intended only for the person or entity to which it is addressed and may contain information that is
privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
From: Justin Sarchet [mailto:isarchet12O4 u rn.ai.l,coml
Sent: Wednesday, October 25, 2017 8:28 AM
To: Hayley Balzano <hbalzanoDco.weld.co.us>
Subject: Re: Drainage Narrative Questions
1.) Applying for a Use by Special Review
2.) Only water source is rain water, nothing flowing from offsite locations.
2
3.) Water tends to flow to the North and West into drainage ditches that surround the property.
4.) The direction of flow is to the north west.
5.) There is no know drainage problems with the property.
Justin Hersh
(970) 381.7178
On Mon, Oct 23, 2017 at 4:30 PM, Hayley Balzano <hbalzano(co.weld.co.us> wrote:
Hello Justin,
Please let me know when you receive this. I am not sure what happened but I will try again!
1. Which exception is being applied for and include supporting documentation
8. Development of sites where the change of use does not increase the imperviousness of the site
2. Where the water originates if it flows onto the property from an offsite source
3. Where it flows to as it leaves the property
4. The direction of flow across the property
5. If there have been previous drainage problems with the property
3
Hayley Balzano
Engineer I
Planning Department
1555 N 1 ith Ave
Greer cO 80631
nhnrp: i97(71 4fll)-iS 117
6a c: (919) 344-F498
<image006.jpg>
Confidentiality Notice: This electronic transmission and any attached documents or other writings are
intended only for the person or entity to which it is addressed and may contain information that is
privileged, confidential or otherwise protected from disclosure. If you have received this
communication in error, please immediately notify sender by return e-mail and destroy the
communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is
strictly prohibited.
4
Preliminary USR Map
Second Single Family Home Site
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Legal Diecriptientu
Lot S of Recorded Exemption No 1065 -10 -3 -RE -2122
Recorded February 4, 1990 per Reception No. (2592526)
Located 1n The weal 1/2 of the southeast 1/4 of Section 10,
Township 4 north, Range 65 West of the 6th P.M , Weld
County, Colorado
PROPERTY OWNERS CERTIFCATON
T a undnlgn.d major properly owner(.! de hereby by. to Na aka ep.Nrla
Development Plan and Use by Spacial Review Development Standards as
described hereon tha_d.y or ,20
Justin Ranh
PLANNING OOMMIB2ION CERTIFICATION
This in [homi y Mel Oh. Weld Cowry Planning Commlaalon hr certified and
does hereby ieoammand le the Board al County Comm as tones, Weld County
Co Foredo, for its confinnetion, Impranelaod adoption Iha Bile Specific
Developinenl Pin and Use by Spell Davie. se shown and deaerited
thereon this day or 2a
on.:, word Coin,y is tan„vq onmmis.,m .
Chair, Weld County Planning Commission
BOARD OF COUNTY COM,RSSIONERS CERTFICATON
ml. In le Pantry Merl the Board orCoury Commissioners, Wald County, Colorado,
does henOy mnnrm and octopi this She Spectre Development Pan and Lisa by
Special Review end Development Shndarde ea shaven
adddeaadbed hereon thi.dee et _ 10
Chair, Board or County Cammaelore,a
AToEel!
Watt Coun9 Clerk lathe Board
Br. twins
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Applicant
Weld County Public Works Dept.
1111 H Street
P.O. Box 758
Greeley, CO 80632
Phone: (970)304-6495
Fax: (970)304-6497
Name
Company
Address O2-ffiti,SaQl 2 -
City LaSci) ft. Staterr) Zip(de
Business Phone
Fax
E-mail
Parcel Location & Sketch
The access is on WCR 11:1)
Nearest Intersection: WCR 14[p & WCR 49'
,
ACCESS PERMIT
APPLICATION FORM
Pronerty Owner (If different than Applicant)
Name
Address
City _ State Zip
Phone
Fax
E-mail
1= Existing Access A= Proposed Access
Distance from Intersection
Parcel Number /(Y IC �(K) 01-40
Section/Township/Range LA Pj, ?- Qt≤S4l�3J 12)3511)S to, em
ryi
Is there an existing access to the property.YES NOo��
Number of Existing Accesses CX°Nsie_,,_
Road Surface Types & Construction Information
Asphalt CI Gravel Treated a Other
Culvert Size & Type
Materials used to construct Access
Construction Start Date Finish Date
Proposed Use
Cremporary (Tracking Pad Required)/ $75
Qsmall Commercial or Oil & Gas/$75
Field (Agriculture Only)/Exempt
U
3
WCR
P
WCR
QSingle Residential/$75
Large Commercial/$150
Is this access associated with a Planning Process? rod No flUSR
Required Attached Documents
- Traffic Control Plan
RE rdsoPUD - ;Other
U
3
Olndustriall$150
Subdivision/$150
-Certificate of Insurance - Access Pictures (From the Left, Right, & into the access)
By accepting this permit, the undersigned Applicant, under penalty of perjury, verifies that they have received all pages of the permit
application; they have read and understand all of the permit requirements and provisions set forth on all pages; that they have the
authority to sign for and bind the Applicant, if the Applicant is a corporation or other entity; and that by virtue of their signature the
Applicant is bound by and agrees to comply with all said permit requirements and provisions, all Weld County ordinances, and state laws
regarding facilities construction.
Signature
Printed Nameafclin
App rovto/ Denial will be issued in minimum of S days.
Revised Wire/hi 9l
Approved by
22308 CR 43 LaSalle, Co 80645 (in white shop)
September 15, 2017
0700PM
Dear Neighbors,
We are currently going through the Use by Special Review on our newly purchased property located at
22308 CR 43 LaSalle, CO 80645 to keep the current mobile home on the property. We purchased this
property in hopes that we would be able to have both homes for safety reasons. It has come to our
attention that we need to complete an application and special permit review in order to keep the
mobile home.
We are not asking that you approve any new construction to the property but to allow us to keep the
mobile home that was purchased with the property. We will be holding an open Neighborhood meeting
on September 15th @ 0700PM. Please attend or contact us if you have questions or concerns in regards
to this matter.
Thank you for r time 'n,this matter,
Nat an & Justin Hersh
(970) 381-7478 (Justin)
NEIGHBORHOOD MEETING MINUTES:
HELD: September 15, 2017 @ 0700PM
In regards to applying for a Use by Special Review to keep current mobile home on property.
We waited until approx. 0720. No one showed up to the meeting.
a 0Zc 3 M 4/J
La5aY/e, ea o 1S
NEIGHBORHOOD MEETING SIGN IN
DATE: 9/15/2017
NAM€: ADDRESS:
i
MEMORANDUM
TO: PRE17-0218; Case File, pre -application
DATE: August 24, 2017
FROM: Kris Ranslem, Planning Technician
SUBJECT: Pre -Application Meeting prior to submitting
USR for second residence
Attendees:
Justin Hersh, Applicant
Ryder Reddick, Planning
Hayley Balzano, Engineering
Kris Ranslem, Planning
Bethany Pascoe, Zoning Compliance
Evan Pinkham, Public Works
On Thursday, August 24, 2017 an informal discussion took place at the Greeley Administrative Offices
Conference Room regarding a proposed second residence. (The legal description is Lot B RE -2123; Part of
W2SW4 Section 10, T4N, R65W of the 6th P.M.; Situs Address is 22306 CR 43)
Background Information:
The site was permitted under USR-1062 for a second residence however, the USR was non-transferrable
upon sale. Currently, the applicant's nephew is living in the mobile home to help watch the property as the
landowners work long hours away from home.
Building Department
Staff was unavailable; however please contact Jose Gonzalez at 970-353-6100 ext. 3540 for further direction.
Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently the following has
been adopted by Weld County: 2012 International Codes; 2006 International Energy Code; 2014 National
Electrical Code; A building permit application must be completed and two 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 or an open -hole inspection report performed by a registered State of Colorado
engineer may be required for new structures and or additions.
All building permit requirements can be found on the Weld County web -site:
www.weldcov comldepartments/buildinc/building permit/permt applications/.
Health Department
Staff was unavailable; however please contact Lauren Light at 970-400-2211 for further direction.
Sewage disposal information: Include in application how sewage disposal will be accommodated. If using a
septic system provide a copy of the septic permit. Either utilize the County website
www.co weld.co.usimaps/propertyportal/ or call (970-304-6415) or stop by EH front counter and request a
copy.
Potable water information: Include in application how potable water will be provided. Provide a will serve
letter or water bill from the water district or provide a copy of well permit.
Public Works
County Road 43 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a(n) collector road, which requires 80 feet of right-of-way. The applicant shall delineate
on the site map or plat the future and existing right-of-way and the physical location of the road. If the right-of-
way cannot be verified it shall be dedicated. Pursuant to the definition of setback in the Weld County Code,
Chapter 23, Article Ill, Section 23-3-50, the required setback is measured from the future right-of-way line. Be
aware that physical roadways may not be centered in the right-of-way. This road is maintained by Weld
County.
Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
ACCESS
Table 12A.2 Minimum Access Spacing Criteria (Feet)
Access Element
Arterial
Collector
Local
Distance between intersections
Signalized
Unsignalized
2,640
1,320
N/A
1,320
N/A
330
Distance between accesses and intersections
660
660
330
Distance between access points
660
330
150
Distance between access points in subdivisions
660
330
75
Per Chapter 12, Article 5, Section 12-5-30, an Access Permit is required for access to Weld County
maintained roadways. We strongly encourage you to discuss your access with public works prior to laying out
your site plan to ensure the approved accesses are compatible with your layout.
For new accesses and/or change of use of an existing access, the fee and photos are required (photo looking
left and right along roadway from the access point and looking in to and out of the access point). These photos
are used to evaluate the safety of the access location. Access permit instructions and application can be found
at https //www.weldqov corn/departments/public works/permits/. Chapter 6, Sections 6.3, 6.4 and 6.5 of the
Weld County Engineering and Construction Criteria offer access design guidance, which can be accessed at:
https://www weldgov.com/departments/public works/engineering/.
Appendix 12-A of the county code can also be referenced. Existing access points with change of use or new
access points may or may not be granted. Questions pertaining to access permits or access design shall be
directed to the Public Works Department. Application Fee: temporary $75, single residential $75, small
commercial $75, industrial $150, field $0, large commercial $150, subdivision $150. This can be accessed at:
https://www weldqov.com/departments/public works/enqineerinq/.
For shared accesses, Public Works strongly recommends the property owner establish an access road
maintenance agreement so future owners of the properties will be aware of their requirements for shared
maintenance of the access road. This is not a requirement for the recorded exemption but is recommended to
avoid property owner conflicts in the future.
Per Chapter 12, Appendix 12A.4.1 of the Weld County Code, 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.
Per Chapter 12, Appendix 12A.10.1, traffic volumes to the proposed facility may require the installation of a
tracking control device and/or a minimum of four inches of compacted recycled asphalt or aggregate road
base. Tracking control is required to prevent tracking from the site onto public roadways. Minimal standards
are listed below. Temporary Tracking Control shall be used during construction unless permanent tracking
control is installed ahead of construction activities.
Less than 20 passenger vehicle round trips/day, no upfront tracking control requirements.
As part of the development review process, all new commercial or residential developments will be required to
submit a TIS that is prepared, stamped, and signed by a professional engineer licensed in the State of
Colorado, unless the TIS is waived by Public Works.
Traffic Narrative
1. Describe how many roundtrips/day are expected for each vehicle type: Passenger Cars/Pickups,
Tandem Trucks, Semi-Truck/Trailer/RV (Roundtrip = 1 trip in and 1 trip out of site)
2. Describe the expected travel routes or haul routes for site traffic.
3. Describe the travel distribution along the routes (e.g. 50% of traffic will come from the north, 20% from
the south, 30% from the east, etc.)
4. Describe the time of day that you expect the highest traffic volumes.
A Site Plan will be required identifying the following (if applicable):
o Show and label location of existing road, existing road right-of-way, future road right-of-way, and
easements
o Show and label the unmaintained section line right-of-way
o Show and label location of the access(es) and label with access permit number
o Show and label the access turning radii (Residential - 25' Commercial - 60')
o Show and label the approved tracking control
Please contact the following staff regarding the following Public Works issues:
Access Permits: Morgan Gabbert mgabbert@weldgov.com 970-400-3778
Improvements Agreements: Evan Pinkham eginkham@weldgov.com 970-400-3727
MS4 Areas: Lyndsay Holbrook Iholbrook@weldgov.com 970-400-3788
Right -of -Way Permits: Amy Joseph ajoseph@weldgov.com 970-400-3764
ENGINEERING DEPARTMENT
Weld County has recently adopted a new stormwater drainage code located under Chapter 23, Article 12
Storm Drainage Criteria.
A list of professional engineering consultants is available if you need help finding an engineer to assist you
with your project at the following link http://www.co.weld.co.us/Departments/PlanningZoning/Engineering.html.
Please contact the Department of Planning Services/Development Review Engineering for questions or
assistance 970-353-6100.
This area IS within a Non -Urbanizing Drainage Area: Non -Urbanizing Drainage Areas generally require
detention of runoff from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained
water at the historic runoff rate of the 1 -hour, 10 -year storm falling on the undeveloped site.
1. Drainage Narrative requirements with exception from detention pond.
The Drainage Narrative must describe at a minimum:
i. Which exception is being applied for and include supporting documentation
1.a.3. A second dwelling permit in the A (Agricultural) Zone District.
ii. Where the water originates if it flows onto the property from an offsite source
iii. Where it flows to as it leaves the property
iv. The direction of flow across the property
v. If there have been previous drainage problems with the property
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from the
property.
This site IS NOT in a Geologic Hazard Area.
This site IS NOT in a FEMA regulatory floodplain.
A Site Plan will be required identifying the following (if applicable):
• Show and label location of drainage related features i.e. detention pond(s), ditches, etc... Detention
ponds shall be labeled as "No Build/Storage Area" and include design volume
• Show and label the drainage flow arrows showing how the stormwater flows across the property
• Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property
CONTACT INFORMATION
Hayley Balzano
Department of Planning Services Engineer
hbalzano@weldgov.com
970-400-3552
Planning Department
Additional fees may be included with the Building Permit such as Road Impact, County Facilities and Drainage
fees. Please refer to the handout provided.
The site is currently in violation (ZCV17-00192) for not having the necessary land use permits before using the
mobile home on site as a second residence. Therefore, staff provided a consent agreement for the applicant
to sign and adhere to deadlines to avoid investigation fees and/or court proceedings. An application for 7 -Day
Review will need to be submitted by September 21, 2017. A full and complete application must be submitted
by October 6, 2017. Alternatively, the business and all associated storage and/or operations shall be removed
by October 6, 2017.
Because the site is in violation, the applicant is required to notice all property owners within 500 feet and
conduct a neighborhood meeting. Additionally, the applicant shall submit a record of attendees and a written
summary of the meeting to the Department of Planning Services along with the USR application.
Staff urged the applicant to contact staff for any questions:
Planner on Call available Monday through Friday 7:30 a.m. to 4:30 p.m. or contact Ryder Reddick at 970-400-
3527 or rreddick@weldgov corn
Staff explained the USR process. The applicant shall submit 1 packet for a 7 day completeness review. After
the 7 day completeness review the applicant will be informed of what items are still required to make the
application complete. Staff requested that the applicant submit the remaining material in electronic form.
Upon submittal of a completed application it will be sent out for referral for 28 days. The applicant will then
meet with their Planner to discuss the referrals and address as many of the referrals as possible. At that
meeting the Planning Commission hearing will be scheduled. The Board of County Commissioners hearing
typically follows approximately 3 weeks after the Planning Commission hearing.
The above notes are provided as a courtesy to the applicant. While we strive to help identify as many
potential issues upfront during the pre application meeting we cannot anticipate every issue that may come up
during the formal application process. The information contained herein has been placed on file with the
Department of Planning Services. The pre -application is valid for a period of one (1) year from the date of pre -
application. If a formal application is not received following the time period specified herein the Planning
Department reserves the right to require a new pre -application meeting. Please note that all land use, building
and impact fees are subject to change throughout this time period.
End memorandum.
Hello