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Home My WebLink About20173616.tiffLAND USE APPLICATION SUMMARY SHEET Planner: C. Gathman Hearing Date: October 17, 2017 Case Number: USR17-0039 Applicant: Address: Request: Legal Description: Location: Size of Parcel: Sharon McDonald Trust C/O David Goracke 2105 Baguette Drive, Castle Rock, CO. 80108 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 (outdoor Recreational Vehicle storage (including boats, campers and 5th wheels), 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 (A►gricultural) Zone District. Lot B of Recorded Exemption RECX17-0105; located in the E2W 2SW4 of Section 25, Township 2 North, R68 West of the 8th PM, Weld County, Colorado North of and adjacent to Tipple Parkway (County Road 16) and approximately 640 feet east of Silver Birch Boulevard (County Road 11). 35 acres net Parcel No. 131325000012 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: )• \Le tie. Weld County Zoning Compliance, referral dated August 10, 2017 Weld County Department of Public Works, referral dated August 23, 2017 Weld County Department of Planning Services - Engineer, referral dated September 1, 2017 Weld County Department of Public Health and Environment, referral dated September 5, 2017 Frederick -Firestone Fire Protection District, referral dated August 9, 2017 Longmont Conservation District, referral dated August 8, 2017 Town of Frederick, referral dated August 8, 2017 The Department of Planning Services' staff has received referral responses without comments from the following agencies: Colorado Department of Transportation, referral dated August 24, 2017 City of Dacono, referral dated August 11, 2017 School District RE1-J, referral dated August 8, 2017 Colorado Parks and Wildlife, referral dated August 6, 2017 Weld County Sheriff's Office, referral dated August 11, 2017 Town of Firestone, referral dated August 5, 2017 USR17-0039 - SHARON MCDONALD TRUST 1 The Department of Planning Services' staff has not received responses from the following agencies: >- Town of Erie USR17-0039 - SHARON MCDONALD TRUST Planner: C. Gathman Case Number: USR17-0039 Applicant: Address: Request: Legal Description: Location: Size of Parcel: Case Summary: SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW Hearing Date: October 17, 2017 Sharon McDonald Trust C/O David Goracke 2105 Baguette Drive, Castle Rock, CO. 80108 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 (outdoor Recreational Vehicle storage (boats, campers and 5th wheels), 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. Lot B of Recorded Exemption RECX17-0105; locate in the E2W2SW4 of Section 25, Township 2 North, R68 West of the 8th PM., Weld County, Colorado North of and adjacent to Tipple Parkway (County Road 16) and approximately 640 feet east of Silver Birch Boulevard (County Road 11). 35 acres net Parcel No. 131325000012 The applicant is proposing an outdoor recreational vehicle storage area on approximately 14.5 acres of the 35 acre parcel. The applicant is proposing to develop the facility in two (2) phases (Phase I - will encompass approximately 8.4 acres and Phase II will encompass approximately 6.1 acres). The application indicates that at full buildout the facility would accommodate approximately 300 vehicles. Proposed hours of operation are 7:00 a.m. to 9:00 p.m. Monday -Sunday. One (1) full-time employee during the summertime and one (1) part-time employee during the winter are proposed. The applicant is proposing to screen the facility on all sides with metal fencing. The applicant is applying for a recorded exemption (REC17-0105) in conjunction with this USR. The USR will be located on Lot B of the recorded exemption. 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." USR17-0039 - SHARON MCDONALD TRUST 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." 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. The proposed use is required to be screened and meet the Dacono, Firestone and Frederick Uniform Baseline Standards in regards to screening and landscaping. B Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-40.S which allows for 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 (outdoor Recreational Vehicle storage) 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. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The proposed facility is adjacent to approximately ten (10) residential lots (zoned (A) Agricultural) and created through the Recorded Exemption process. Undeveloped parcels are located immediately to the east and south of the property. A platted subdivision (not yet built out) located within the town limits of Frederick is located approximately 650 feet to the east of the site. The Town of Frederick has annexed one (1) parcel to the west of the site and the parcel to the south of the site. Conditions of approval and development standards requiring screening, limiting hours of operation and requiring lighting to be shielded and not shine onto adjacent roads and properties will address potential impacts make the use compatible with the surrounding area. No letters, phone calls or correspondence has been received from surrounding property owners in regarding this USR 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 Frederick, Town of Firestone, Town of Erie and City of Dacono. The property is located within the Intergovernmental Agreement/Cooperative Planning Area boundary for the Town of Frederick. The Town of Frederick indicated in an e-mail dated August 8, 2017, indicated that they had discussed the proposal with the applicant and were foregoing their ability to require annexation as RV and Boat storage is not allowed in the Town of Frederick. The Town of Frederick in their referral comments, dated August 8, 2017, has requested that USR17-0039 - SHARON MCDONALD TRUST 4 the proposed facility provide a paved access from Tipple Parkway (County Road 16) to reduce mud and dirt tracking from the project onto the road. Additionally, the Town of Frederick had requested the right to require turn lanes to and from the site if the need arises based on safety concerns. The development will be required to adhere to the Dacono, Firestone and Frederick Uniform Baseline Standards in regards to landscaping, screening, lighting... The City of Dacono and the Town of Firestone indicated no conflicts with their interests in their referrals dated August 11, 2017 and August 5, 2017 respectively. No referral response has been received from the Town of Erie. E Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and Xl, of the Weld County Code. The property is not within the Geologic Hazard Overlay District, a Special Flood Hazard Area or the Airport Overlay District. 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 approximately 40 acres delineated as "Prime if Irrigated" and "High Potential Dry Cropland" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The site is not in crop production. Existing oil and gas wells are on site and phase I of the proposed facility is already enclosed by a metal fence on three (3) sides. C. 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 plat: A. The applicant shall attempt to address the requirements of the Frederick -Firestone Fire Protection District, as stated in the referral response dated August 9, 2017. Written evidence of such shall be submitted to the Weld County Department of Planning Services. (Department of Planning Services) USR17-0039 - SHARON MCDONALD TRUST B. The applicant shall attempt to address the requirements of the Longmont Conservation District, as stated in the referral response dated August 8, 2017. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Planning Services) C The applicant shall address the requirements of the Town of Frederick, as stated in the referral response dated August 8, 2017. Written evidence of such shall be submitted to the Weld County Department of Planning Services. (Department of Planning Services) D A Final Drainage Report and Certification of Compliance stamped and signed by a Professional Engineer registered in the State of Colorado is required. (Department of Planning Services -Engineer) E. A Lighting Plan shall be provided to the Department of Planning Services for review and approval. The Lighting Plan shall adhere to the lighting requirements for off-street parking spaces per Section 23-4-30.E of the Weld County Code and shall adhere to the lighting standards, in accordance with Section 23-3-360.F and Section 23-2-250.D of the Weld County Code. Further, the approved Lighting Plan shall be delineated on the plat. (Department of Planning Services) F. A landscape and screening plan shall be submitted for review and approval by the Department of Planning Services. The plan shall adhere to the Dacono, Firestone and Frederick Uniform Baseline Standards for all site development plans, pursuant to Chapter 19, Article III, of the Weld County Code. (Department of Planning Services) G. A letter requesting the vacation of USR-443 (airport, hangar and sky -diving school) and USR-537 (amending development standard #6 of USR-443) shall be submitted to the Department of Planning Services. (Department of Planning Services) H. The plat shall be amended to delineate the following: 1. All sheets of the map shall be labeled USR17-0031. (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 4. The applicant shall adhere to the Dacono, Firestone and Frederick Uniform Baseline Standards for all site development plans, pursuant to Chapter 19, Article III, of the Weld County Code. (Department of Planning Services) 5. The applicant shall delineate on the map the trash collection areas. Section 23-3-350.H of the Weld County Code addresses the issue of trash collection areas. (Department of Planning Services) 6 The approved screening plan shall be delineated. (Department of Planning Services) 7 The map shall delineate the lighting. (Department of Planning Services) 8 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) 9 The map shall delineate the parking area for the vendors, customers and/or employees. (Department of Planning Services) USR17-0039 - SHARON MCDONALD TRUST 6 10. Show the approved Town of Frederick access(es) on the site plan and label with the approved access permit number if applicable. (Department of Public Works) 11. County Road 16 (Tipple Parkway) has been annexed by the Town of Frederick. The applicant shall verify the right-of-way and delineate the right-of-way on the site plan. All setbacks shall be measured from the edge of right-of-way. (Department of Public Works) 12. 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/Stormwater Detention, No -Build or Storage Area" and shall include the calculated volume. (Department of Planning Services -Engineer) 13. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Department of Planning Services -Engineer) 14. Show and label all recorded easements on the map by book and page number or reception number and date on the site plan. (Department of Planning Services) 2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County Department of Planning Services. Upon approval of the plat the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be submitted within one hundred twenty (120) days from the date of the Board of County Commissioners Resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) 3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the plat not be recorded within the required one hundred twenty (120) days from the date of the Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each additional three (3) month period. (Department of Planning Services) 4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj) with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to maps@co.weld.co.us. (Department of Planning Services) 5. Prior to Construction: A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required. (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 plat is ready to be recorded in the office of the Weld County Clerk and Recorder or the applicant has been approved for an early release agreement. (Department of Planning Services) USR17-0039 - SHARON MCDONALD TRUST 7 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Sharon McDonald Trust C/O David Goracke USR17-0039 1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0039, for 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 (outdoor Recreational Vehicle storage (boats, campers and 5th wheels), 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 7:00 a.m. - 9:00 p.m. Monday - Sunday. (Department of Planning Services) 4. The number of on -site employees shall be 1 full-time employee during summer months and 1 part- time employee during other times of the year. (Department of Planning Services) 5. No derelict vehicles, as defined in Section 23-1-90 of the Weld County Code, shall be stored on the site. (Department of Planning Services) 6. All vehicles located within the RV storage area must be operational with current license plates and tags. (Department of Planning Services) 7. There shall be no outside storage of industrial and/or commercial vehicles, equipment or materials. (Department of Planning Services) 8. The parking area on the site shall be maintained. (Department of Planning Services) 9. 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) 10. The landscaping/screening on the site shall be maintained. (Department of Planning Services) 11. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section 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) 12. 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, Section 30-20-100.5, C.R.S. (Department of Public Health and Environment) 13. 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) 14. 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) USR17-0039 - SHARON MCDONALD TRUST 15. 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) 16. 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) 17. In the event the applicant intends to utilize the existing septic system, permitted as G19850226, 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) 18. RV dump stations shall be connected to an appropriately engineer designed On Site Wastewater Treatment System which complies with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and Environment) 19. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of the facility, at all times. For 10 or less customers or visitors per 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) 20. 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) 21. The property owner shall control noxious weeds on the site. (Department of Public Works) 22. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning Services - Engineer) 23. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Planning Services - Engineer) 24. Sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent properties. Sources of light should not cause a nuisance or interfere with the use on the adjacent properties in accordance with the map. Neither the direct, nor reflected, light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be used which may be confused with, or construed as, traffic control devices. (Department of Planning Services) 25. 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) 26. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code. USR17-0039 - SHARON MCDONALD TRUST 9 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 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: 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. USR17-0039 - SHARON MCDONALD TRUST 10 Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to assume that ditches and reservoirs may simply be moved "out of the way" of residential development. When moving to the County, property owners and residents must realize they cannot take water from irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water. Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and county roads outside of municipalities. The sheer magnitude of the area to be served stretches available resources. Law enforcement is based on responses to complaints more than on patrols of the County, and the distances which must be traveled may delay all emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave their jobs and families to respond to emergencies. County gravel roads, no matter how often they are bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities mean that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers. People are exposed to different hazards in the County than in an urban or suburban setting. Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and open burning present real threats. Controlling children's activities is important, not only for their safety, but also for the protection of the farmer's livelihood. USR17-0039 - SHARON MCDONALD TRUST 11 September 21, 2017 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: cgathman@weldgov.com PHONE: (970) 353-6100, Ext. 3537 FAX: (970) 304-6498 Davis Goracke 2105 Baguette Dr Castle Rock, CO 80108 Subject: USR17-0039 - 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, 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 (Outdoor Recreational Vehicle Storage) in the A (Agricultural) Zone District. On parcel(s) of land described as: E2W2SW4 SECTION 25, T2N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on October 17, 2017, at 12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on November 15, 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, 1444, Chris Gathman Planner 1 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: cgathman@weldgov.com PHONE: (970) 353-6100, Ext. 3537 FAX: (970) 304-6498 August 04, 2017 DAVIS GORACKE 2105 BAGUETTE DR CASTLE ROCK, CO 80108 Subject: USR17-0039 - 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 (Outdoor Recreational Vehicle Storage), 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: E2W2SW4 SECTION 25, T2N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. Dear Applicants: Your application and related materials for the request described above are complete and in order at this time. I will schedule a meeting with you at the end of the review period to discuss the referral comments received by our office. It is the policy of Weld County to refer an application of this nature to any town or municipality lying within three miles of the property in question or if the property under consideration is located within the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the submitted materials to the following Planning Departments for their review and comments: Erie at Phone Number 303-926-2700 Firestone at Phone Number 303-833-3291 Dacono at Phone Number 303-833-2317 Frederick at Phone Number 720-382-5500 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, Chris Gathman Planner From: Chris Gathman To: "d.goracke811 ©gmail.com" Subject: Remaining application items needed for McDonald USR Date: Monday, June 12, 2017 12:14:00 PM Dear Mr. Goracke, We have reviewed the application and have the following comments: 1) No Drainage Report provided. (I have not seen a copy of a drainage report as of this date). If you/your engineer have any questions about the drainage report requirements —you can contact Hayley Balzano— hbalzano@weldgov.com • Just checking did Frederick contact you at all about discussing annexation? Regards, Chris Gathman Planner III Weld County Department of Planning Services 1555 N. 17th Avenue tel:: 970-400-3537 fax: 970-400-4098 Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. FIELD CHECK inspection dates: 10/6/2017 APPLICANT: Sharon McDonald Trust C/O David Goracke CASE #: USR17-O039 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 (outdoor Recreational Vehicle storage (including boats, campers and 5th wheels), 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: Lot B of Recorded Exemption RECX17-0105; located in the E2W2SW4 of Section 25, Township 2 North, R68 West of the 8th PM, Weld County, Colorado LOCATION: North of and adjacent to Tipple Parkway (County Road 16) and approximately 640 feet east of Silver Birch Boulevard (County Road 11). PARCEL ID #s: 131325000012 ACRES: +1- 35 acres net Zoning Land Use N A N Larger lots with residences E A E Platted Subdivision S A Undeveloped Parcel W A W SF residences on recorded exemption parcels COMMENTS: Existing building on property building. Gated access east of and adjacent to shared residential access for multiple residential lots to the east. Existing fence and oil and gas on property. Chris Gathman - Planner Ill Hello