HomeMy WebLinkAbout20182792.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Diana Aungst Hearing Date: August 21, 2018
Case Number: USR18-0046
Applicant: Enrique & Elisa Guerrero
Situs: 3883 CR 6, Erie, CO
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 in the
Commercial or Industrial Zone Districts (semi -truck parking) 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 Part of the SE4 Section 22, T1 N, R68W of the 6th P.M., Weld County, CO
Description:
Location: North of and adjacent to CR 6; approximately one -tenth of a mile west of 1-25
Size of Parcel: +1- 6.15 acres Parcel No. 1467-22-4-00-009
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
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:
Boulder Valley Conservation District, referral dated June 8, 2018
Weld County Department of Public Works, referral dated June 13, 2018
Y The Farmers Reservoir and Irrigation Company, referral dated June 13, 2018
Y Weld County Department of Public Health and Environment, referral dated June 7, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
V V V V V V V V V
Town of Erie, referral dated May 29, 2018
City of Northglenn, referral dated May 22, 2018
Colorado Parks and Wildlife, referral dated May 23, 2018
Colorado Geological Survey, referral dated May 17, 2018
Weld County Zoning Compliance, referral dated May 17, 2018
Mountain View Fire Protection District, referral dated May 10, 2018
Colorado Department of Transportation, referral dated May 22, 2018
Saint Vrain Valley School District RE -1J, referral dated May 17, 2018
State of Colorado, Division of Water Resources, referral dated June 5, 2018
U S R18-0046
Page 1 of 11
The Department of Planning Services' staff has not received responses from the following agencies:
City of Dacono
▪ Adams County
▪ Left Hand Water District
▪ Weld County Sheriff's Office
▪ City and County of Broomfield
U S R1 S-0046
Page 2 of 11
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Diana Aungst Hearing Date: August 21, 2018
Case Number: USR18-0046
Applicant: Enrique & Elisa Guerrero
Situs: 3883 CR 6, Erie, CO
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 in the
Commercial or Industrial Zone Districts (semi -truck parking) 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:
Part of the SE4 Section 22, TIN, R68W of the 6th P.M., Weld County, CO
Location: North of and adjacent to CR 6; approximately one -tenth of a mile west of 1-25
Size of Parcel: +1- 6.15 acres Parcel No. 1467-22-4-00-009
Case Summary:
The applicant is requesting a Use by Special Review permit for parking of twelve (12) commercial trucks.
No fuel storage, washing or vehicle maintenance will occur on site. The application materials state that
drivers will access the site to pick up the trucks. Hours of operation are 6:00 a.m. to 6:00 p.m. Monday
thru Saturday. A 6 -foot privacy fence and vegetation screen the property along the east and west
boundaries. This screening is about 260 feet in length. The applicant will install a new cedar privacy
fence parallel to the southern boundary for screening from the road.
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1. -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-20.G - A.Goal 7 states, "County land use regulations should protect the
individual property owner's right to request a land use change." And Section 22-2-20.G.2 -
A.Policy 7.2 states, "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."
U S R18-0046
Page 3 of 11
The applicant is requesting a Use by Special Review permit for parking of twelve (12)
commercial trucks. No fuel storage, washing or vehicle maintenance will occur on site. The
application materials state that drivers will access the site to pick up the trucks. Hours of
operation are 6:00 a.m. to 6:00 p.m. Monday thru Saturday. A 6 -foot privacy fence and
vegetation screen the property along the east and west boundaries. This screening is about
260 feet in length. The applicant will install a new cedar privacy fence parallel to the southern
boundary for screening from the road. This commercial use can be added to this site because
the site can support this use and 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 the region.
Section 22-2-20.H - A.Goal 8. states, "Ensure that adequate services and facilities are
currently available or reasonably obtainable to accommodate the requested new land use
change for more intensive development."
The existing residence is served by Left Hand Water District and a residential septic system
permitted for 3 bedrooms (SE -949185). A portable toilet and bottled water will be provided for
employees, which is acceptable according to the Weld County Department of Public Health
and Environment policy.
Section 22-2-20.1 - A.Goal 9. states, "Reduce potential conflicts between varying land uses in
the conversion of traditional agricultural lands to other land uses."
The trucks will be parked by the house and other outbuildings. The trucks will drive east on
CR 6 to the 1-25 frontage road and from there north or south. The proposed use is in an area
that can support this development and 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 as Section 23-3-40.S. allows 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 in the Commercial or Industrial Zone Districts (semi -truck parking)
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.
Section 23-3-10 - Intent states, "The A (Agricultural) Zone District is also intended to provide
areas for the conduct of uses by Special Review which have been determined to be more
intense or to have a potentially greater impact than uses Allowed by Right."
The Conditions of Approval require that the applicant submit an Improvements Agreement
and a Screening Plan for the truck parking area. The Development Standards and Conditions
of Approval will assist in mitigating the impacts of the facility on the adjacent properties.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent lands consist of rural residences and vacant land. There are residential
structures to the east, south and west of the site. The closest residence is about 20 feet west
of the site. The site is adjacent to the Baker Subdivision and Leisure Living Subdivision is
located southwest of the site.
There are ten (10) USRs within one mile of this site on the west side of 1-25. USR14-0017 for
a mineral extraction facility, USR-644 for a second single-family dwelling and USR14-0014
for a second single-family dwelling, USR-518 for a trucking business, SUP -266 for a dog
kennel, USR-1622 for a fence company, and USR-970 for and excavation business are all
located south of the site. Amended AMUSR-700 for a metal and wood recycling facility,
U S R18-0046
Page 4 of 11
Amended AMUSR-691 for rail and track sorting and processing, and USR-1315 for a
landscaping business are located north of the site.
The Weld County Department of Planning Services sent notice to nine (9) Surrounding
Property Owners. Two (2) of the Surrounding Property Owners within 500 feet submitted
letters that object to this USR. These two (2) letters outline concerns about noise, vibration,
exhaust, traffic, safety, proper licensing of the operators, and property values. The Conditions
of Approval require that the applicant submit an Improvements Agreement and a Screening
Plan for the truck parking area. The Development Standards and Conditions of Approval will
assist in mitigating the impacts of the facility on the adjacent properties.
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 Town of Erie, the Town of
Dacono and the City of Northglenn. The Town of Erie submitted referral agency comments
dated May 29, 2018, and the City of Northglenn submitted referral agency comments dated
May 22, 2018, both indicated no concerns. The site is not located within an
Intergovernmental Agreement Area (IGA) of any municipality.
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 an Airport Overlay District or a Floodplain. The site is located in a Geologic
Hazard Overlay District. The Colorado Geological Survey stated no concerns on the referral
agency comments dated May 17, 2018.
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 soils designated as "Prime (Irrigated)" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. The site has historically
been used for residential uses and is too small to farm.
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:
U S R18-0046
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A. An Improvements and Road Maintenance Agreement is required for off -site improvements at
this location. Road maintenance includes, but is not limited to, dust control and damage
repair to specified haul routes. The Agreement shall include provisions addressing
engineering requirements, submission of collateral, and testing and approval of completed
improvements. The Agreement shall require the construction of the following capital
improvements.
1. Future off -site improvements to be completed:
a. Design and construct a left deceleration/turn lane on CR 6 whenever traffic exceeds
10 vehicles per hour (VPH) turning left into the Property for an average daily peak
hour.
b. Design and construct a right deceleration/turn lane on CR 6 whenever traffic exceeds
25 VPH turning right into the Property for an average daily peak hour.
c. Design and construct a right acceleration lane on CR 6 whenever traffic exceeds 50
VPH turning right out of the Property for an average daily peak hour.
d. Design and construct a left acceleration lane on CR 6 whenever such a lane would
be a benefit to the safety and operation of the roadway. The County, in its sole
discretion, shall determine if a left acceleration lane is required. (Department of
Public Works)
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR18-0046. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall delineate the trash collection areas. Section 23-3-350.H of the Weld
County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5) The map shall delineate the landscaping/screening for the parking area. (Department of
Planning Services)
6) The map shall delineate the lighting, if applicable. (Department of Planning Services)
7) All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2
and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of Planning
Services)
8) The map shall delineate the parking area. (Department of Planning Services)
9) County Road 6 is a paved road and is designated on the Weld County Functional
Classification Map as a collector road which requires 80 feet of right-of-way at full
buildout. The applicant shall delineate on the site plan the future and existing right-of-
way. This road is maintained by Weld County. (Department of Public Works)
10) 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)
11) Show and label the approved tracking control on the site plan. (Department of Public
Works)
U S R18-0046
Page 6 of 11
12) Show and label the entrance gate, if applicable. An access approach that is gated shall
be designed so that the longest vehicle (including trailers) using the access can
completely clear the traveled way when the gate is closed. In no event, shall the distance
from the gate to the edge of the traveled surface be less than 35 feet. (Department of
Public Works)
13) The applicant shall show the drainage flow arrows. (Department of Public Works)
14) Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy (.pdf) of the map for preliminary approval to the Weld County Department of Planning
Services. Upon approval of the map the applicant shall submit a Mylar map along with all other
documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall
be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County
Code. The Mylar map and additional requirements shall be submitted within one hundred twenty
(120) days from the date of the Board of County Commissioners Resolution. The applicant shall
be responsible for paying the recording fee. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall be
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. The approved access and tracking control shall be constructed prior to on -site construction.
This site requires a tracking control device and 100 feet of asphalt OR 300 feet of asphalt for
tracking control. (Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review map is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
U S R1 S-0046
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Enrique & Elisa Guerrero
USR18-0046
1. A Site Specific Development Plan and Use by Special Review Permit, USR18-0046, for any Use
permitted as a Use by Right, an Accessory Use or a Use by Special Review in the Commercial or
Industrial Zone Districts (semi -truck parking) 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. to 6:00 p.m. Monday thru Saturday. (Department of
Planning Services)
4. The maximum number of employees shall be 8. (Department of Planning Services)
5. The maximum number of trucks shall be limited to 12. (Department of Planning Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E
of the Weld County Code. (Department of Planning Services)
8. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
9. The property owner shall control noxious weeds on the site. (Department of Public Works)
10. The access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or off -site tracking. (Department of Public Works)
11. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
12. 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)
13. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
14. The Improvements Agreement for this site shall be reviewed on an annual basis, including
possible updates (Department of Public Works)
15. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Public Works)
16. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20
100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
17. 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)
U S R18-0046
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18. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code and the accepted
waste handling plan. (Department of Public Health and Environment)
19. 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)
20. 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)
21. 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)
22. In the event the applicant intends to utilize the existing septic system, for business use, the septic
system shall be reviewed by a Colorado registered professional engineer. The review shall
consist of observation of the system and a technical review describing the system's ability to
handle the proposed hydraulic load. The review shall be submitted to the Environmental Health
Services Division of the Weld County Department of Public Health and Environment. In the event
the system is found to be inadequately sized or constructed, the system shall be brought into
compliance with current regulations. (Department of Public Health and Environment)
23. If the event the applicant utilizes the existing septic system, a permanent, adequate water supply
shall be provided for drinking and sanitary purposes. (Department of Public Health and
Environment)
24. 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)
25. 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)
26. A building permit 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; 2017 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 performed
by a registered State of Colorado engineer shall be required or an open hole inspection.
(Department of Building Inspection)
27. 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.
28. 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
U S R1 S-0046
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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.
29. 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.
30. 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.
31. 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.
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
U S R1 S-0046
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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, sand burs, 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.
U S R1 S-0046
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July 23, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 400-3524
FAX: (970) 304-6498
GUERRERO ENRIQUE
13820 HUDSON ST
THORNTON, CO 806027831
Subject: USR18-0046 - 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 (semi -truck parking) 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 SE4 SECTION 22, T1 N, R68Wof the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 21, 2018, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on September 19,
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.orq
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If you have any questions concerning this matter, please call.
Respectfully,
Diana Aungst
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 400-3524
FAX: (970) 304-6498
May 16, 2018
GUERRERO ENRIQUE
13820 HUDSON ST
THORNTON, CO 80602
Subject: USR18-0046 - 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 (semi -truck parking) 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 SE4 SECTION 22, -11 N, 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:
Dacono at Phone Number 303-833-2317
Erie at Phone Number 303-926-2700
Northglenn at Phone Number 303-450-8709
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,
OkAk-Q9,a1/11,
Diana Aungst
Planner
FIELD CHECK
Inspection Date: 8/10/18
Case Number: USR18-0046
Applicant:
Situs:
Request:
Legal
Description:
Location:
Size of Parcel:
Enrique & Elisa Guerrero
3883 CR 6, Erie, CO
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 in the
Commercial or Industrial Zone Districts (semi -truck parking) 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.
Part of the SE4 Section 22, T1 N, R68W of the 6th P.M., Weld County, CO
North of and adjacent to CR 6; approximately one -tenth of a mile west of 1-25
+/- 6.15 acres
Parcel No. 1467-22-4-00-009
Zoning
Land Use
N
Municipal - Erie
N
Agriculture
E
A (Agricultural)
E
Rural Residential
S
Municipal - Broomfield
S
Agriculture/Vacant Land
W
A (Agricultural)
W
Rural Residential
COMMENTS:
The site contains a residence and some outbuildings. There are two access points from CR 6.
Diana Aungst, Planner
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