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LAND USE APPLICATION
SUMMARY SHEET
Diana Aungst
USR17-0036
Dusty & Karrie Thomas
22994 CR 30, Hudson, CO 80642
Hearing Date: October 3, 2017
A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (steel fabrication) provided that the property is
not a lot in an approved or recorded subdivision plat or lots part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District.
Lot B of Recorded Exemption RECX17-0102 being part of the SE4 of Section 26, T3N,
R65W of the 6th P.M., Weld County, Colorado.
Approximately 0.5 miles south of CR 30; 1.0 miles west of CR 49.
+/- 87.94 acres Parcel No. 1213-26-4-00-027
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:
"t/ "t/ "t/ "t/ "t/
Weld County Zoning Compliance, referral dated July 19, 2017
State of Colorado, Division of Water Resources, referral dated July 20, 2017
The Farmers Reservoir and Irrigation Company, referral dated August 11, 2017
Weld County Department of Planning Services - Engineer, referral dated August 25, 2017
Weld County Department of Public Health and Environment, referral dated August 9, 2017
Weld County Department of Public Works, referral dated July 25, 2017 and August 17, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Colorado Parks and Wildlife, referral dated July 25, 2017
▪ Weld County Sheriff's Office, referral dated July 31, 2017
▪ Central Weld County Water District, referral dated August 11, 2017
▪ Weld County School District Weld RE -1, referral dated July 19, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
y Neres Canal
y Platteville Fire Protection District
y Platte Valley Conservation District
North Weld County Water District
Weld County Department of Building Inspection
USR17-0036
Page 1 0110
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Diana Aungst Hearing Date: October 3, 2017
Case Number: USR17-0036
Applicant: Dusty & Karrie Thomas
Situs: 22994 CR 30, Hudson, CO 80642
Request: A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (steel fabrication) provided that the property is
not a lot in an approved or recorded subdivision plat or lots part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District.
Legal Lot B of Recorded Exemption RECX17-0102 being part of the SE4 of Section 26, T3N,
Description: R65W of the 6th P.M., Weld County, Colorado.
Location: Approximately 0.5 miles south of CR 30; 1.0 miles west of CR 49.
Size of Parcel: +/- 87.94 acres Parcel No. 1213-26-4-00-027
Case Summary:
The applicant is requesting a Use by Special Review permit for steel fabrication. There will be a —10,000
square foot shop and outdoor storage on the site. There are seventy 70 employees who access the site.
The hours of operation are 24 -hours a day / 7 -days a week. The application materials indicate that the
sign and the site lighting will meet the requirements of the Weld County Code. A chain link fence will
surround the site.
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."
There will be a —10,000 square foot shop and outdoor storage on the site. There are seventy
70 employees who access the site. Hours of operation are 24 -hours a day / 7 -days a week.
USR17-0036
Page 2 0110
The application materials indicate that the sign and the site lighting will meet the
requirements of the Weld County Code. A chain link fence will surround the site.
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 residence on the site was built in 2000 and once the recorded exemption (RECX17-
0102) is completed the residence will be on Lot A and the steel fabrication business will be on
located on Lot B. Lot B of the new recorded exemption will be about 87 acres. Lot B will be
serviced by a proposed well and proposed on -site wastewater treatment system.
Section 22-2-20.1 - A.Policy 9.2. states, "Consider the individuality of the characteristics and
the compatibility of the region of the County that each proposed land use change affects,
while avoiding requirements that do not fit the land use for that specific region."
The steel fabrication operation will occupy 5 acres in the northeast corner of the lot. The rest
of the will remain as non -irrigated rangeland. In 2009 the site was approved for storage of
cargo containers under USR-1678. The applicant will vacate USR-1678 once this USR is
approved. The site is located 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 Section 23-3-40.S. which allows a Site Specific Development Plan and Use by
Special Review Permit for A Use Permitted as a Use by Right, an Accessory Use, or a Use
by Special Review in the Commercial or Industrial Zone Districts (steel fabrication) provided
that the property is not a lot in an approved or recorded subdivision plat or lots part 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 steel fabrication business supports oil and gas and agriculture. This region of the County
(the corner of CR 49 and CR 30) has had a number of mineral resource (oil and gas related)
USRs approved in the past few years. The closest residence is owned by the property owner
and the next closest residence is about 1/2 mile from the site of the shop and storage area.
The proposed USR 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.
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 non -irrigated pasture land and rural residences. The closest
residences are located approximately 100 feet south of the south property line and about 1/2
mile from the shop and storage area.
There are eight (8) USRs within one mile of this site. USR-1276 for a waste disposal site and
Amended USR-1276 for a composting facility are located west of the site. MUSR16-11-0009
for an oil and gas facility, USR-1420 for a second residence, USR15-0016 for a mineral
resource facility, MUSR13-0011 for a mineral resource facility, MUSR14-0025 for a mineral
resource facility, and MUSR16-0005 for a mineral resource facility are all located east of the
site.
USR17-0036
Page 3 0110
The Weld County Department of Planning Services has received one letter from the attorneys
that represent Mr. John Moser, Morwai Dairy, LLC and West Moser, Inc. The letter indicates
that they do not oppose the USR but did have concerns about increase in the traffic and the
potential for traffic congestion. Additionally, the letter states that any future users of the site
should be made aware of the dairy operation and the impacts such as smells, flies, and other
products from the operation. The letter has been sent to the applicant's representative for
their review.
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 not located within a three (3) mile referral area of any municipality, nor is it located
within any existing Intergovernmental Agreement Area (IGA) of a 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, a Geologic Hazard Overlay District, or a
Floodplain.
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 "Other" per the 1979 Soil Conservation
Service Important Farmlands of Weld County Map. The proposed USR will not take
approximately any Prime (Irrigated) Farmland out of production.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section
23-2-250, Weld County Code), Conditions of Approval and Development Standards can
ensure that there are adequate provisions for the protection of health, safety, and welfare of
the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the map:
A. An Improvements and Road Maintenance Agreement is required for offsite improvements at
this location. Road maintenance including, but not limited to dust control, damage repair,
specified haul routes and future traffic triggers for improvements will be included.
(Department of Public Works)
B. The applicant shall attempt to address the requirements of the Farmers Reservoir and
Irrigation Company, as stated in the referral response dated August 11, 2017. Evidence of
USR17-0036
Page 4 0110
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
C. The applicant shall address the requirements of the State of Colorado, Division of Water
Resources, as stated in the referral response dated July 20, 2017. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
D. The applicant shall complete a vacation of USR-1678. (Department of Planning Services)
E. The applicant shall record Recorded Exemption, RECX17-0102. (Department of Planning
Services)
F. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0036. (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 existing landscaping and/or screening. (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 30 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. All setbacks shall be measured from the edge of future right-of-way. This road is
maintained by Weld County. (Department of Public Works)
10) Show and label the approved access(es) (AP17-00358), and the appropriate turning radii
(60') on the site plan. (Department of Public Works)
11) Show and label the approved tracking control on the site plan. (Department of Public
Works)
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 and label the accepted drainage features and drainage flow
arrows. Water quality features or stormwater ponds should be labeled as "Water Quality
Feature, No -Build or Storage Area" and shall include the calculated volume. (Department
of Planning Services -Engineer)
USR17-0036
Page 5 0110
14) Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
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. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
B. The approved access and tracking control shall be constructed prior to on -site construction.
(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)
USR17-0036
Page 6 0110
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Dusty & Karrie Thomas
USR17-0036
1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0036, for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial
or Industrial Zone Districts (steel fabrication) provided that the property is not a lot in an approved
or recorded subdivision plat or lots part 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 24 -hours a day 17 -days a week. (Department of Planning Services)
4. The number of employees shall be 70. (Department of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E
of the Weld County Code. (Department of Planning Services)
7. The existing landscaping on the site shall be maintained. (Department of Planning Services)
8. The property owner shall control noxious weeds on the site. (Department of Public Works)
9. 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)
10. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
11. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services -Engineer)
12. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services -Engineer)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20
100.5, C.R.5.) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
14. 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)
15. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
16. 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)
USR17-0036
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17. 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)
18. 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)
19. Any septic system or holding tank located on the property must comply with all provisions of the
Weld County Code, pertaining to On -site Wastewater Treatment Systems. (Department of Public
Health and Environment)
20. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
21. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and
hauled off for proper disposal. Records of installation, maintenance, and proper disposal shall be
retained. (Department of Public Health and Environment)
22. All potentially hazardous chemicals must be handled in a safe manner in accordance with product
labeling. All chemicals must be stored secure, on an impervious surface, and in accordance with
manufacturer's recommendations. (Department of Public Health and Environment)
23. 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)
24. 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)
25. 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; 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 performed
by a registered State of Colorado engineer shall be required or an open hole inspection.
(Department of Building Inspection)
26. 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.
27. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards, as shown or stated, shall require the approval of an
amendment of the Permit by the Weld County Board of County Commissioners before such
changes from the plans or Development Standards are permitted. Any other changes shall be
filed in the office of the Department of Planning Services.
28. 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.
USR17-0036
Page 8 0110
29. 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.
30. 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 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.
USR17-0036
Page 9 0110
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.
USR17-0036
Page 10 0110
September 08, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
Bruxvoort Kelsey
3050 67th Ave #200
Greeley, CO 80634
Subject: USR17-0036 - A Site Specific Development Plan and Use by Special Review Permit for A Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (steel fabrication) provided that the property is not a lot in an approved or
recorded subdivision plat or lots part 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 26, T3N, R65W LOT C REC EXEMPT RE -3453 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 3, 2017, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 8, 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,
Diana Aungst
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
July 19, 2017
BRUXVOORT KELSEY
3050 67TH AVE #200
GREELEY, CO 80634
Subject: USR17-0036 - A Site Specific Development Plan and Use by Special Review Permit for A Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (steel fabrication) provided that the property is not a lot in an approved or
recorded subdivision plat or lots part 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 26, T3N, R65W LOT C REC EXEMPT RE -3453 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.
If you have any questions concerning this matter, please call.
Respectfully,
Diana Aungst
Planner
FIELD CHECK
Inspection Date: 9/22/2017
Case Number:
Applicant:
Situs:
Request:
Legal
Description:
Location:
Size of Parcel:
USR17-0036
Dusty & Karrie Thomas
22994 CR 30, Hudson, CO 80642
A Site Specific Development Plan and Use by Special Review Permit for a
Use Permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial or Industrial Zone Districts (steel fabrication)
provided that the property is not a lot in an approved or recorded subdivision
plat or lots part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District.
Lot B of Recorded Exemption RECX17-0102 being part of the SE4 of Section
26, T3N, R65W of the 6th P.M., Weld County, Colorado.
Approximately 0.5 miles south of CR 30; 1.0 miles west of CR 49.
+/- 87.94 acres
Parcel No. 1213-26-4-00-027
Zoning
Land Use
N
A (Agricultural)
N
Agriculture
E
A (Agricultural)
E
Agriculture
S
A (Agricultural)
S
Agriculture / Rural Residential
W
A (Agricultural)
W
Agriculture
COMMENTS:
The site is currently vacant land. There is an access to the site off of CR 30.
DianaWilA CA-
Aungst, Planner
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