HomeMy WebLinkAbout20171124.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: April 4, 2017
Case Number: USR17-0004
Applicant: Gary W. Reinke
Address: 19503 CR 66, Greeley, CO 80631
Representative: Sheri Lockman, Lockman Land Consulting
Request: A Site Specific Development Plan and Use By Special Review Permit for any use
similar to the uses listed above as Uses by Special Review as long as the use complies
with the general intent of the A (Agricultural) Zone District (private commercial
campground) and one (1) single-family dwelling unit per lot other than those permitted
under Section 23-3-20 A (second single family dwelling unit) in the A (Agricultural)
Zone District
Legal Lot A, 2nd Amended Recorded Exemption No., RE -263 being a part of the W2SE4 of
Description: Section 20, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 66; approximately 0.5 miles west of County
Road 41
Size of Parcel:
+1- 1.95 acres Parcel No. 0803-20-0-00-056
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
Weld County Zoning Compliance, referral dated January 30, 2017
Y Weld County Department of Public Health and Environment, referral dated February 2, 2017
Y City of Greeley, referral dated February 3, 2017
Y Weld County Department of Public Works, referral dated February 24, 2017
Y Weld County Department of Public Works - Access, referral dated February 27, 2017
Y Weld County Planning — Engineer, referral dated February 27, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Colorado Parks and Wildlife, referral dated February 6, 2017
Y Northern Colorado Water Conservation District, referral dated February 3, 2017
Y Weld County Sherriff's Office, referral dated February 3, 2017
Y West Greeley Conservation District, referral dated February 13, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
Town of Eaton
▪ Eaton Fire Protection District
▪ Weld County School District RE -2
North Weld County Water District
Weld County Department of Building
Inspection
USR17-0004 -- Gary W. Reinke, Page 1 of 9
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SPECIAL REVIEW PERMIT
r J ADMINISTRATIVE REVIEW
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Planner: Kim Ogle Hearing Date: April 4, 2017
Case Number: USR17-0004
Applicant: Gary W. Reinke
Address: 19503 CR 66, Greeley, CO 80631
Representative: Sheri Lockman, Lockman Land Consulting
Request: A Site Specific Development Plan and Use By Special Review Permit for any use
similar to the uses listed above as Uses by Special Review as long as the use complies
with the general intent of the A (Agricultural) Zone District (private commercial
campground) and one (1) single-family dwelling unit per lot other than those permitted
under Section 23-3-20 A (second single family dwelling unit) in the A (Agricultural)
Zone District
Legal Lot A, 2nd Amended Recorded Exemption No., RE -263 being a part of the W25E4 of
Description: Section 20, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 66; approximately 0.5 miles west of County
Road 41
Size of Parcel:
Case Summary:
+/- 1.95 acres Parcel No. 0803-20-0-00-056
The site currently has two single-family homes, one is utilized by the property owner and the second is a
rental. The applicant is proposing to permit the smaller home, which would be considered non-
conforming, through the USR process. The property owner has been using an existing concrete pad to
the north of the residence to park four recreational vehicles utilized as transient housing for unrelated
persons to the property owner.
There is an active Zoning Violation (ZCV16-00142) on the property. This violation was initiated due to the
placement and utilization of multiple camper/trailer-RV as dwelling units without first completing the
necessary Weld County Zoning Permits. This case has not been presented to the Weld County Court
Magistrate through the Violation Hearing process.
If this application is approved by the Board of County Commissioners, the Conditions of Approval met and
the USR map recorded, these actions will correct this outstanding violation. If this application is denied,
staff is requesting that the Board of County Commissioners refer this case to the County Attorney's Office
to proceed with legal, but to delay legal action for 30 (thirty) days so that all commercial storage
(metal/pipe material) can be removed from the property and moved to another property that is approved
for such use.
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:
USR17-0004 -- Gary W. Reinke, Page 2 of 9
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.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." The property owner intends to provide a private commercial campground for
up to four (4) recreational vehicles to the north of the single family residences. Potable
water is provided by each individual vehicle obtained from a commercial source and wastes
generated by each vehicle are removed from the property by a commercial waste disposal
truck or by the RV owner at an approved off -site facility. The site is located in an area that
allows good access on paved roads.
Section 22-2-20.F. A.Policy 6.3.a states 'Develop land use regulations that allow for
auxiliary housing, without an attachment or square footage requirement, on agricultural
lands that are suitable for those uses. This would include those units that are now
considered nonconforming. Regulations could address compatibility and impacts
associated with such housing." There are two residences located on the property, one for
the property owner and the second residence currently considered a non -conforming
structure being utilized for rental income. This land use application if approved will bring
the residential use on the property into compliance.
The proposed use is in an area that can support this development and the existing screening,
the Development Standards, and the Conditions of Approval will assist in mitigating the
impacts of the facility on the adjacent properties and ensure compatibility with surrounding
land uses and the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
Section 23-3-40.W of the Weld County Code lists uses similar to the uses listed as a Use by
Special Review as long as the use complies with the general intent of the A (Agricultural)
Zone District (private commercial campground) and one (1) single-family dwelling unit per lot
other than those permitted under Section 23-3-20 A (second single family dwelling unit) as a
Use by Special Review in the A (Agricultural) Zone District
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses. Adjacent land in each direction is in production agriculture. North
Weld County Water district provides water to the property, each residence has a septic
system permitted through the Department of Public Health and Environment. Additionally,
the property owner contracts a waste disposal truck to visit the property every other week to
pump out the waste. If the truck is not available the RV owners are required to dispose of their
waste at an approved off -site facility. A port -a -let is also available and is located on the
concrete pad adjacent to the RVs. Eaton Fire Protection District did not return a referral
response indicating a conflict with their interests. The nearest single family residence is
approximately 1200 feet due east of the applicant's property. The Planning Department has
not received any correspondence or telephone calls associated with this land use request.
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 Eaton and the City of
Greeley. The Town of Eaton did not return a referral response indicating a conflict with their
USR17-0004 -- Gary W. Reinke, Page 3 of 9
interests, and the City of Greeley in their referral comments, dated February 3, 2017
indicated the site location within the City of Greeley's Long Range Expected Growth Area and
also stated the City of Greeley's 2035 Comprehensive Transportation Plan indicates that
County Road 66/AA Street will be a 2 lane arterial roadway requiring a 100 feet of total public
right of way and 50 feet of half right of way.
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 located within the 100 -year Floodplain, Airport or Geologic hazard areas. The
property is located within the County -Wide Road Impact Fee Area and the Capital Expansion
Impact Fee area.
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 approximately 7.29 acres designated "Prime" (Irrigated)
land per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The
site does not have irrigation water rights and there are improvements on site, therefore no
prime farm ground will be removed from the County.
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:
A. The applicant shall address the requirements (concerns) of the Weld County Department of
Public Health and Environment, as stated in the referral response dated February 2, 2107.
The septic system serving the two homes and identified as SE -170001 shall have a Tier 2
evaluation completed. In the event the system is found to be inadequate, the system must
be brought into compliance with current OWTS regulations or a new OWTS shall be
installed. Evidence of compliance with current OWTS regulations shall be submitted, in
writing, to the Weld County Department of Planning Services. (Department of Public Health
and Environment)
B. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0004 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
USR17-0004 -- Gary W. Reinke, Page 4 of 9
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 map shall delineate the lighting. (Department of Planning Services)
5. Show and label the approved access (AP17-00099), and the appropriate turning radii
on the site plan. (Department of Public Works)
6. The applicant shall show the drainage flow arrows. (Department of Planning
Services - Engineer)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copy or 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 added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Planning Services - Engineer)
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)
USR17-0004 -- Gary W. Reinke, Page 5 of 9
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Gary W. Reinke
USR17-0004
1. A Site Specific Development Plan and Use By Special Review Permit, USR17-0004, for any use
similar to the uses listed above as Uses by Special Review as long as the use complies with the
general intent of the A (Agricultural) Zone District (private commercial campground) and one (1)
single-family dwelling unit per lot other than those permitted under Section 23-3-20 A (second single
family dwelling unit) 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 parking area on the site shall be maintained. (Department of Planning Services)
4. Commercial camping will be allowed for up to 180 days per calendar year. (Department of Planning
Services)
5. 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)
6. The existing landscaping/screening on the site shall be maintained. (Department of Planning
Services)
7. 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)
8. 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)
9. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
10. 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)
11. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
12. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. Portable toilets are acceptable for temporary or seasonal uses that are utilized
6 months or less per year (for example recreational facilities). 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)
USR17-0004 -- Gary W. Reinke, Page 6 of 9
13. A permanent, adequate water supply shall be provided for drinking and sanitary purposes
(Department of Public Health and Environment)
14. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to Onsite Waste Water Treatment Systems. A permanent, adequate water supply shall be
provided for drinking and sanitary purposes. (Department of Public Health and Environment)
15. RV dump stations shall be connected to an appropriately engineer designed Onsite Waste Water
Treatment System which complies with all provisions of the Weld County Code, pertaining to Onsite
Waste Water Treatment Systems. (Department of Public Health and Environment)
16. 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)
17. The City of Greeley and North Weld County Water District (NWCWD) have adopted a Water Service
Agreement for providing water in this area. Please note that if water service is requested then the City
of Greeley will decide if water will be provided by the City of Greeley or NWCWD in accordance with
the executed Water Service Agreement; dated February 5th, 2013. (City of Greeley)
18. The property owner shall control noxious weeds on the site. (Department of Public Works)
19. The access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Department of Public Works)
20. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
21. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
22. 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)
23. 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
Code, and 2014 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)
24. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
25. 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.
26. 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
USR17-0004 -- Gary W. Reinke, Page 7 of 9
Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services.
27. 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.
28. 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.
29. WELD COUNTY'S RIGHT TO FARM: 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 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
USR17-0004 -- Gary W. Reinke, Page 8 of 9
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.
USR17-0004 -- Gary W. Reinke, Page 9 of 9
March 03, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
LOCKMAN SHERI
36509 COUNTY ROAD 41
GREELEY, CO 806319664
Subject: USR17-0004 - A Site Specific Development Plan and Use By Special Review Permit for any
use similar to the uses listed above as Uses by Special Review as long as the use complies with the
general intent of the A (Agricultural) Zone District (private commercial campground) and one (1)
single-family dwelling unit per lot other than those permitted under Section 23-3-20 A (second single
family dwelling unit) in the A (Agricultural) Zone District
On parcel(s) of land described as:
PART W2SE4 SECTION 20, T6N, R65W LOT A 2ND AMENDED REC EXEMPT RE -263 OF THE 6TH
P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 4, 2017, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on May 3, 2017 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
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogl
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
January 30, 2017
LOCKMAN SHERI
36509 CR 41
EATON CO 80615
Subject: USR17-0004 - A Site Specific Development Plan and Use By Special Review Permit for
Recreational facilities and uses including public or commercial camping for a period not to exceed six
(6) months and one (1) single-family dwelling unit per lot other than those permitted under Section
23-3-20 A (second single family dwelling unit) in the A (Agricultural) Zone District
On parcel(s) of land described as:
PART W2SE4 SECTION 20, T6N, R65W LOT A 2ND AMENDED REC EXEMPT RE -263 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:
Eaton at Phone Number 970-454-3338
Greeley at Phone Number 970-350-9780
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,
Kim Ogl
Planner
FIELD CHECK- USR77--0004
Inspection Date: March 23, 2017
Applicant: Gary Reinke
Request: A Site Specific Development Plan and Use By Special Review Permit for any use similar to
the uses listed above as Uses by Special Review as long as the use complies with the
general intent of the A (Agricultural) Zone District (private commercial campground) and one
(1) single-family dwelling unit per lot other than those permitted under Section 23-3-20 A
(second single family dwelling unit) in the A (Agricultural) Zone District
Legal: Lot A, 2nd Amended Recorded Exemption No., RE -263 being a part of the W2SE4 of Section
20, Township 6 North, Range 65 West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 66; 0.5 miles west of County Road 41
Parcel ID #: 0803-20-0-00-056 Acres: 1.95 +/-
Zoning
Land Use
N
AGRICULTURE
N
Irrigated Agricultural Field
E
AGRICULTURE
E
Irrigated Agricultural Field
S
AGRICULTURE
S
Irrigated Agricultural Field
W
AGRICULTURE
W
Irrigated Agricultural Field
Comments:
The parcel consists of two well maintained single family residences, two detached garages and a large
metal skinned building. Mr. Reinke lives in the west house and the east house is rented to others. Both
yards have existing vegetation consisting or grass, shrubs and trees and are well maintained. Two points
of ingress and egress are present, the west access service the Reinke residence and service yard to the
north, while the east access only serves the rental property. To the north of the eastern residence on a
concrete pad which may have served as a foundation in the past is site four fifth wheel style mobile
homes. There is a deciduous tree row to the east of the trailers. The property is graveled and graded
and without noxious weeds. In addition to the trailers, there are vehicles parked on site and all vehicles
have current plates and are tagged.
County Road 66 is a paved two land road with a borrow ditch adjacent to the right-of-way to the north.
Utilities are in the County road right-of-way and there is good sight distance in both directions from the
primary access point. There is not a sign associated with the on -site activities.
Adjacent land uses in all directions from the property are in production agriculture. Currently the fields
are plowed and ready to accept the spring planting.
Signature
❑ House(s)
o Site Distance
o Outbuilding(s) o Access to Property
o Mobile Home(s) o Topography Flat
Note any commercial business/commercial vehicles that are operating from the site. Violation Case
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