HomeMy WebLinkAbout20173300.tiffRESOLUTION
RE: APPROVE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT, USR17-0035, FOR A USE PERMITTED AS A USE BY RIGHT, ACCESSORY
USE, OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (MOTORCYCLE RESTORATION) PROVIDED THAT THE PROPERTY IS
NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR PART OF A
MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS, AND 11 CARGO CONTAINERS, IN THE
A (AGRICULTURAL) ZONE DISTRICT - NINA MAY WILDER, PATRICIA WILDER
DALLAROSA AND JAMES DALLAROSA
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners held a public hearing on the 11th day of
October, 2017, at the hour of 10:00 a.m., in the Chambers of the Board, for the purpose of hearing
the application of Nina May Wilder, 4802 Hauter Avenue, Lakewood, CA 90712, and Patricia
Wilder Dallarosa and James Dallarosa, 2181 CR 10, Erie, CO 80516-8602, for a Site Specific
Development Plan and Use by Special Review Permit, USR17-0035, for a Use permitted as a
Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone
Districts (motorcycle restoration) provided that the property is not a lot in an approved or recorded
subdivision plat or part of a map or plan filed prior to adoption of any regulations controlling
subdivisions, and 11 cargo containers, in the A (Agricultural) Zone District, on the following
described real estate, being more particularly described as follows:
East 10 acres of West 30 acres, located in the S1/2
SW1/4 of Section 9, Township 1 North, Range 68
West of the 6th P.M., Weld County, Colorado
WHEREAS, at said hearing, the applicant was present, and
WHEREAS, Section 23-2-230 of the Weld County Code provides standards for review of
said Use by Special Review Permit, and
WHEREAS, the Board of County Commissioners heard all of the testimony and
statements of those present, studied the request of the applicant and the recommendation of the
Weld County Planning Commission and all of the exhibits and evidence presented in this matter
and, having been fully informed, finds that this request shall 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 Board of County Commissioners that the applicant has
shown compliance with Section 23-2-230.B of the Weld County Code as follows:
A. Section 23-2-230.B.1 -- The proposed use is consistent with Chapter 22
and any other applicable code provisions or ordinance in effect.
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SPECIAL REVIEW PERMIT (USR17-0035) - NINA MAY WILDER, PATRICIA WILDER
DALLAROSA AND JAMES DALLAROSA
PAGE 2
1) 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." The
applicants are requesting a Use by Special Review Permit for
11 cargo containers and the restoration of antique motorcycles
(Vintage Motorcycles). No painting or plating [applying a thin coat
of metal] is performed on the property. The property owner is the
business owner and currently the only employee. The existing
landscaping on the site consists of grasses. No additional
landscaping or screening is required because there is no outdoor
storage.
2) Section 22-2-20.G.3 (A.Policy 7.3) states: "Conversion of
agricultural land to urban residential, commercial and industrial
uses should be considered when the subject site is located inside
an Intergovernmental Agreement area, Urban Growth Boundary
area, Regional Urbanization Area or Urban Development Nodes, or
where adequate services are currently available or reasonably
obtainable. A municipality's adopted comprehensive plan should be
considered, but should not determine the appropriateness of such
conversion." This site is located within three (3) miles of the Town
of Erie although at this time there is no Intergovernmental
Agreement between the Town of Erie and Weld County.
3) Section 22-2-20.H.3 (A.Policy 8.3) states: "The land use applicants
should demonstrate that the roadway facilities associated with the
proposed development are adequate in width, classification and
structural capacity to serve the proposed land use change." The
referral comments from the Department of Public Works state that
County Road (CR) 10 is a gravel road. The Department of Public
Works did not have any concerns with the use of this road for this
USR.
4) Section 22-2-20.H.4 (A.Policy 8.4) states: "The land use applicants
should demonstrate that drainage providing stormwater
management for the proposed land use change is adequate for the
type and style of development and meets the requirements of
county, state and federal rules and regulations." The drainage
narrative was submitted and reviewed by the Department of
Planning Services Engineer. No concerns were identified with the
stormwater management.
5) Section 22-2-20.H.5 (A.Policy 8.5) states: "The land use applicants
should demonstrate that public service providers, such as but not
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SPECIAL REVIEW PERMIT (USR17-0035) - NINA MAY WILDER, PATRICIA WILDER
DALLAROSA AND JAMES DALLAROSA
PAGE 3
limited to schools, emergency services and fire protection, are
informed of the proposed development and are given adequate
opportunity to comment on the proposal." The USR was sent to
seventeen (17) referral agencies, including the school district, the
water district, and the fire district. The referral agencies had 28 days
to review this USR and most of them submitted a response of `no
concerns' with the rest submitting comments or conditions that are
incorporated as Conditions of Approval or Development Standards.
B. Section 23-2-230.B.2 -- The proposed use is consistent with the intent of
the A (Agricultural) Zone District. Section 23-3-40.S allows a Site Specific
Development Plan and Use by Special Review Permit for a Use permitted
as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (motorcycle restoration) provided
that the property is not a lot in an approved or recorded subdivision plat or
part of a map or plan filed prior to adoption of any regulations controlling
subdivisions. Section 23-3-40.BB allows for more than two (2) cargo
containers per legal lot in the (Agricultural) Zone District.
1) 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." Because
there are no customers, there is very little business traffic. The
proposed USR is in an area that can support this development and
the Conditions of Approval and Development Standards 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 23-2-230.B.3 -- The uses which will be permitted will be compatible
with the existing surrounding land uses. The adjacent lands consist of
pastures, crops, and rural residences. There are three (3) houses within
250 feet of the site. The closest residence is 150 feet west of the property
line. There are ten (10) USRs within one mile of this site. SUP -322 is for a
private airport and is located northwest of the site; USR-1503 is for
150 -head of calves; USR-1502 is for a second dwelling; USR-1613 is for a
gutter business; and, all the aforementioned are located northeast of the
site. USR-1348 is for an accessory building and an indoor arena; CUP -32,
CUP -57 and CUP -55 are for second dwellings; USR-931 is for a horse
boarding facility; CUP -34 is for a horse training and breeding facility; and,
all the aforementioned are located southeast of the site. The application
materials included seven (7) letters of support for this USR. The Weld
County Department of Planning Services has received one (1) letter of
objection from a surrounding property owner. The letter outlines concerns
regarding the impact to property values, leaking motorcycles, storage of
gasoline and solvents, obstruction of views, noise, and traffic. The Weld
County Department of Public Health and Environment has reviewed this
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SPECIAL REVIEW PERMIT (USR17-0035) - NINA MAY WILDER, PATRICIA WILDER
DALLAROSA AND JAMES DALLAROSA
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application and has not indicated any concerns with the items stored in the
cargo containers.
D. Section 23-2-230.B.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 Towns of Erie and Frederick, and the City of Dacono. These
jurisdictions returned referral responses indicating no concerns.
E. Section 23-2-230.B.5 -- The application complies with Chapter 23,
Articles V and XI, of the Weld County Code. The site is not in a floodplain
or an Airport Overlay District. The property is within the Geologic Hazard
Overlay District and the applicant did submit a Geological Hazard
Development Permit. The Colorado Geological Survey reviewed the
application and stated that the mine depth is 200-250 feet and the
subsidence hazard is low. Building Permits issued on the lot will be required
to adhere to the fee structure of the County -Wide Road Impact Fee, County
Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-230.B.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 five (5) acres of soils designated
as "Prime" and 5 acres of soils designated as "Prime if they become
Irrigated," per the 1979 Soil Conservation Service Important Farmlands of
Weld County Map. There are no new structures proposed so the USR will
not take any Prime (Irrigated) Farmland out of production.
G. Section 23-2-230.B.7 -- 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 the health, safety,
and welfare of the inhabitants of the neighborhood and County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Nina May Wilder, Patricia Wilder Dallarosa and James
Dallarosa, for a Site Specific Development Plan and Use by Special Review Permit, USR17-0035,
for a Use permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (motorcycle restoration) provided that the property is not
a lot in an approved or recorded subdivision plat or part of a map or plan filed prior to adoption of
any regulations controlling subdivisions, and 11 cargo containers, in the A (Agricultural) Zone
District, on the parcel of land described above be, and hereby is, granted subject to the following
conditions:
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SPECIAL REVIEW PERMIT (USR17-0035) - NINA MAY WILDER, PATRICIA WILDER
DALLAROSA AND JAMES DALLAROSA
PAGE 5
1. Prior to recording the map:
A. A complete Building Permit application shall be submitted for the cargo
containers.
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0035.
2) The attached Development Standards.
3) The map shall be prepared per Section 23-2-260.D of the Weld
County Code.
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.
5) If applicable, 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.
6) The map shall delineate the lighting, if applicable.
7) County Road 10 is a gravel road and is designated on the Weld
County Functional Classification Map as a local road which requires
60 feet of right-of-way at full buildout. The applicant shall delineate
on the site plan the existing right-of-way. All setbacks shall be
measured from the edge of right-of-way. This road is maintained by
Weld County.
8) Show and label the approved access(es) (AP17-00408), and the
appropriate turning radii (60') on the site plan.
9) The applicant shall show the drainage flow arrows.
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.
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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.
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.
5. 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.
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 11th day of October, A.D., 2017.
ATTEST: die,44)
Weld County Clerk to the Board
BY:
APP
County Attorney
Date of signature: lit I It -7
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
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Julie A. Cozad, Chair
Steve Moreno, Pro-Tem
Sean P. Conway
arbara Kirkmeyer
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
NINA MAY WILDER, PATRICIA WILDER DALLAROSA AND JAMES DALLAROSA
USR17-0035
1. The Site Specific Development Plan and Use by Special Review Permit, USR17-0035, is
for a Use permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (motorcycle restoration) provided that the property
is not a lot in an approved or recorded subdivision plat or part of a map or plan filed prior
to adoption of any regulations controlling subdivisions, and 11 cargo containers, in the
A (Agricultural) Zone District, subject to the Development Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of
the Weld County Code.
3. The number of employees shall be two (2).
4. 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.
5. This site is located within the Geological Hazard Overlay District.
6. The property owner or operator shall be responsible for controlling noxious weeds on the
site, pursuant to Chapter 15, Articles I and II, of the Weld County Code.
7. The historical flow patterns and runoff amounts on the site will be maintained.
8. 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.
9. 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.
10. Waste materials shall be handled, stored, and disposed of 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 I, of the
Weld County Code.
11. The facility shall adhere to the maximum permissible noise levels allowed in the
Commercial Zone District, as delineated in Section 25-12-103, C.R.S.
12. Any septic system located on the property must comply with all provisions of the Weld
County Code, pertaining to On -site Wastewater Treatment Systems. If the existing septic
system is utilized, 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
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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.
13. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
14. The operation shall comply with all applicable rules and regulations of state and federal
agencies and the Weld County Code.
15. 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.
16. A building permit 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 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.
17. Necessary personnel from the Weld County Departments of Planning Services, Public
Works, and Public Health and Environment shall be granted access onto the business
location 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.
18. 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.
19. 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.
20. 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;
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DEVELOPMENT STANDARDS (USR17-0035) - NINA MAY WILDER, PATRICIA WILDER
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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 persons moving into these areas
must recognize the various impacts associated with this development. Oftentimes, 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.
21. The Weld County Right to Farm Statement, as it appears in Section 22-2-20.J.2 of the
Weld County Code, shall be placed on the map and recognized at all times.
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