HomeMy WebLinkAbout20170903.tiffPlanner:
Case Number:
Applicant:
Request:
LAND USE APPLICATION
SUMMARY SHEET
Diana Aungst
USR17-0003
Delbert & Rosalie Wertz, do Winter Seed & Ag Services, LLC
Hearing Date: March 21, 2017
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 (office and storage facility for a seed dealership
and indoor and outdoor storage of RV's, boats, construction equipment, commercial
vehicles, trailers, and semi -trucks) 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 A of RECX17-0013; Part NW4 Section 12, T4N, R66W of the 6th P.M., Weld
Description: County, CO
Location: North of and adjacent to CR 46 and west of and adjacent to CR 35.5
Size of Parcel: +/- 6.94 acres Parcel No. 1057-12-3-00-005
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:
Town of LaSalle, referral dated August 25, 2016
Weld County Department of Public Works, referral dated February 3, 2017
Central Colorado Water Conservancy District, referral dated January 23, 2017
Weld County Department of Planning Services - Engineer, referral dated February 14, 2017
Weld County Department of Public Health and Environment, referral dated January 30, 2017
VVVV
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Town of Gilcrest, referral dated February 9, 2017
Weld County School District RE -1, January 20, 2017
Weld County Sheriff's Office, referral dated January 27, 2017
Weld County Zoning Compliance, referral dated January 23, 2017
West Greeley Conservation District, referral date February 13, 2017
Central Weld County Water District, referral dated February 13, 2017
Northern Colorado Water Conservancy District, referral dated January 27, 2017
State of Colorado, Division of Water Resources, referral dated January 31, 2017
VVVVVV8181
USR17-0003
Page 1 0111
The Department of Planning Services' staff has not received responses from the following agencies:
V V V \;%
City of Evans
Union Pacific Railroad
Colorado Parks and Wildlife
LaSalle Fire Protection District
Colorado Department of Transportation
Weld County Department of Building Inspection
USR17-0003
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Planner:
Case Number:
Applicant:
Request:
Legal
Description: County, CO
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Diana Aungst Hearing Date: March 21, 2017
USR17-0003
Delbert & Rosalie Wertz, c/o Winter Seed & Ag Services, LLC
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 (office and storage facility for a seed dealership
and indoor and outdoor storage of RV's, boats, construction equipment, commercial
vehicles, trailers, and semi -trucks) 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 A of RECX17-0013; Part NW4 Section 12, T4N, R66W of the 6th P.M., Weld
Location: North of and adjacent to CR 46 and west of and adjacent to CR 35.5
Size of Parcel: +/- 6.94 acres Parcel No. 1057-12-3-00-005
Case Summary:
The applicant is requesting a USR for indoor and outdoor storage of RVs, boats, and trailers, an office,
and storage building for a seeds. The application materials state that the storage facility will accept RV's,
boats, cars, trucks, trailers, agricultural equipment, construction equipment, semi -trucks and semi -trailers
for storage. The seed business will store seeds only. No fertilizers or other agricultural chemicals.
The USR map depicts a 20' x 50 office and a 40' x 100' storage building for the seeds. One 3 -sided
carport -style building (40' x 240') will be utilized for covered RV storage and will be constructed during
Phase I. There will be about 125 outdoor RV storage spaces. Three (3) future buildings are shown on the
USR map: one (1) 50' x 300' building; two (2) 40' x 240' three -sided RV storage buildings, and one (1) 40'
x 200' RV storage building.
The USR map shows four (4) parking spaces for employees and customers plus one ADA parking space
provided. The hours of operation for the RV storage facility are proposed to be 7 days -a -week from 6:00
a.m. to 10:00 p.m. The hours of operation seed dealership will be April 1st to May 31St (the "planting
season") 7 days -a -week from 6:00 a.m. to 8:00 p.m. other times of the year the seed dealership will not
have regular office hours. There will be one (1) owner -operator on site to assist customers of the RV
storage facility and from April 1st to May 31st (the "planting season") there may be up to three (3) owner -
operators on site to assist customers
The application materials state that the fencing will be 6 -foot chain link and that in order to discourage
theft no slats are proposed for the chain link fence. There is currently no landscaping on the site. The
application materials state that some native grasses and possibly some evergreen trees are proposed
around the perimeter of the site and the detention pond. The Town of LaSalle is requesting landscaping
in their referral agency comments.
USR17-0003
Page 30111
THE 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.Palicy 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 applicant is requesting a USR for indoor and storage of RVs, boats, and trailers, an
office, and storage building for a seeds. The application materials state that the storage
facility will accept RV's, boats, cars, trucks, trailers, agricultural equipment, construction
equipment, semi -trucks and semi -trailers for storage. The seed business will store seeds
only. No fertilizers or other agricultural chemicals.
The proposed facility is in an area that can support this development. The Development
Standards, and 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 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 (office and storage facility for a seed dealership and indoor and outdoor
storage of RV's, boats, construction equipment, commercial vehicles, trailers, and semi -
trucks) 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.
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 consists primarily of pastures and crops. The UPRR is on the north
and west boundary and there is a dairy south of the site (SUP -31). The closest residence
is located on the same parcel as the dairy and is approximately 550 feet from the site.
There are six (6) USRs within one mile of the site. With 3 of the 6 being located west of
Highway 85, the site is located east of Highway 85. USR11-0010 for an oil and gas
support and service facility, USR13-0012 for agricultural services, USR-1053 for seed
production, and USR11-0016 for a 12" natural gas pipeline are located north of the site.
The Weld County Department of Planning Services has not received any correspondence
from the surrounding property owners that object to this USR.
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
USR17-0003
Page 4 0111
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 Gilcrest and
LaSalle and the City of Evans. The site is also located within the Intergovernmental Area
(IGA) for the Town of LaSalle. The City of Evans did not respond with any referral agency
comments. The Town of Gilcrest in their referral agency comments dated February 9,
2017 indicated no concerns. The Town of LaSalle in their referral comments, dated
January 24, 2017 indicated that:
"This property is located within the LaSalle Planning Area, along the
HWY 85 corridor. It appears from the map that the applicants are
proposing to use a portion of the RR ROW for outdoor storage. Please
consider a requirement to provide landscaping/screening around the
entire perimeter of this activity including the outdoor storage area within
the RR ROW. This site is located at the southern gateway to the LaSalle
Planning Area along this important transportation corridor."
The applicant has since remove the outdoor storage of the RVs in the railroad right-of-
way (RR ROW).
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 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 6.94 acres of soils designated as "Prime (Irrigated)"
per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The
proposed USR will take approximately 6.94 acres of 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. 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)
USR17-0003
Page 50111
B. The applicant shall record RECX17-0013. (Department of Planning Services)
C. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0003. (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) 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)
6) The map shall delineate the screening from public rights -of -way and surrounding property
owners. (Department of Planning Services)
7) The map shall delineate the lighting, if applicable. (Department of Planning Services)
8) County Road 46 is a gravel road and is designated on the Weld County Road
Classification Plan 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.
(Department of Public Works)
9)
Show and label the approved access (AP17-00070), and the appropriate turning radii (60
feet) on the site plan. (Department of Public Works)
10) Show and label the approved tracking control on the site plan. (Department of Public
Works)
11) Show and label the entrance gate set back a minimum of 100 feet from edge of shoulder.
(Department of Public Works)
12) The applicant shall show and label the accepted drainage features. 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)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copy or one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the map the applicant shall submit a Mylar
map along with all other documentation required as Conditions of Approval. The Mylar map shall
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The map shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar map and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
USR17-0003
Page 60111
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than one (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 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)
USR17-0003
Page 70111
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Delbert & Rosalie Wertz, do Winter Seed & Ag Services, LLC
USR17-0003
1. A Site Specific Development Plan and Use by Special Review Permit, USR16-0027, 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 (office and storage facility for a seed dealership and indoor and outdoor
storage of RV's, boats, construction equipment, commercial vehicles, trailers, and semi -trucks)
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 number of on -site owner -operators shall be four (4). (Department of Planning Services)
4. The hours of operation are 7 days -a -week from 6:00 a.m. to 10:00 p.m. for the RV Storage and 7
days -a -week from 6:00 a.m. to 8:00 p.m. for the seed dealership April 1st to May 3155. The seed
dealership will not have regular office hours other times of the year. (Department of Planning
Services)
5. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E
of the Weld County Code. (Department of Planning Services)
8. 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)
9. All vehicles located within the RV storage area must be operational with current license plates
and tags. (Department of Planning Services)
10. No hazardous materials shall be stored on site. (Department of Planning Services)
11. The property owner shall control noxious weeds on the site. (Department of Public Works)
12. 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)
13. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services -Engineer)
15. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services -Engineer)
16. 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)
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Page 80111
17. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, Section 30-20-100.5, C.R.S. (Department of Public Health and
Environment)
18. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
19. Fugitive dust should attempt to be confined on the property. Uses on the property should comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health
and Environment)
20. 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)
21. 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)
22. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Central Weld Water District) (Department of Public Health and Environment)
23. 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)
24. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health and Environment)
25. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan. Neither the direct, nor reflected, light from any light source may create
a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may
be used which may be confused with, or construed as, traffic control devices. (Department of
Planning Services)
26. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2012 International Codes; 2006 International
Energy Code; 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)
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
USR17-0003
Page 90111
28. 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.
29. 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.
30. 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.
31. 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.
32. 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
USR17-0003
Page 10 0111
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, 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.
USR17-0003
Page 11 0111
March 02, 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
WINTER JEFF
1727 19TH AVE
GREELEY CO 80631
Subject: USR17-0003 - A Site Specific Development Plan and Use by Special Review Permit any Use
Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or
Industrial Zone Districts (office and storage facility for a seed dealership and indoor of RVs, boats,
construction equipment, commercial vehicles, trailers, and semi -trucks ) provided that the property is not
a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of
any regulations controlling subdivisions in the A (Agricultural) zone district.
On parcel(s) of land described as:
PART SW4 SECTION 12, T4N, R66W, LOTA REC EXEMPT RECX17-0013 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 21, 2017, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 12, 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.org
If you have any questions concerning this matter, please call.
Respectfully,
OkAk-Q9,a1/11,
Diana Aungst
Planner
DATE: 3/14/2017
TO: Diana Aungst
FROM: Jeff Winter
RE: USR17-0003
Diana,
I was able to have a brief meeting with Carl Harvey, Jessica McKeown, and Barry Schaeffer,
with the Town of La Salle. We discussed the comments given by them in regards to the
landscaping involved with the future project. They were made aware that the railroad property
has now been excluded and of the roadway easement alignment along County Road 46. Copies
of the current site plan changes have been provided to the town. They did not make any
definitive requests involving the scope of the landscaping during our brief meeting; Jessica did
however give examples of existing facilities that do not meet the criteria that they are looking
for.
After meeting with the three of them, I am confident that our current landscaping plan will
provide a positive impact to passing traffic along the Highway 85 corridor.
Thank you,
Jeff Winter
Diana Aungst
From:
Sent:
To:
Cc:
Subject:
Jeff
Diana Aungst
Tuesday, February 21, 2017 4:22 PM
'Winter Seed & Ag Services LLC'
Kristine Ranslem; Michelle Martin
Status of USR17-0003 Seed dealership and RV storage.
Before we can take this USR to the Planning Commission we need to have the letter from the railroad stating that you can
use their ROW for the outdoor RV storage. Please let me know if you have that letter and if you don't how long you expect
to take to get it.
Thanks,
Diana Aungst, AICP, CFM
Planner II
Weld County Department of Planning Services
1555 N. 17th Avenue - Greeley, Colorado 80631
970-400-3524
Fax: (970) 304-6498
daungstt weldgov.com
www.weldgov.com
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1
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
January 20, 2017
WINTER JEFF
1727 19TH AVE
GREELEY CO 80631
Subject: USR17-0003 - A Site Specific Development Plan and Use by Special Review Permit any Use
Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or
Industrial Zone Districts (office and storage facility for a seed dealership and indoor and outdoor storage
of RVs, boats, construction equipment, commercial vehicles, trailers, and semi -trucks ) provided that the
property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior
to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district.
On parcel(s) of land described as:
PART SW4 SECTION 12, T4N, R66W, LOT A REC EXEMPT RECX17-0013 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:
Evans at Phone Number 970-475-1170
Gilcrest at Phone Number 970-737-2426
LaSalle at Phone Number 970-284-6931
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,
Diana Aungst
Planner
From: Auto Sendern'Accela.com
To: jeff.4vinter @plantpioneer.com
Subject: Your Application Has Been Deemed Complete
Date: Thursday, March 30, 2017 10:35:01 AM
Thank you for your RV STORAGE AND SEED DEALERSHIP Application. We have
deemed your application complete and are continuing to process your application. Please
reference Case Number USR17-0003 if you have any questions about your case.
If you need further assistance, please feel free to contact our office at 970-353-6100 ext 3540.
FIELD CHECK
Inspection Date: 3/10/17
Case Number: USR17-0003
Applicant: Delbert & Rosalie Wertz, c/o Winter Seed & Ag Services, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for any
Use permitted as a Use by Right, an Accessory use, or a Use by Special
Review in the Commercial or Industrial Zone Districts (office and storage
facility for a seed dealership and indoor and outdoor storage of RV's, boats,
construction equipment, commercial vehicles, trailers, and semi -trucks)
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 A of RECX17-0013; Part NW4 Section 12, T4N, R66W of the 6th P.M.,
Description: Weld County, CO
Location: North of and adjacent to CR 46 and west of and adjacent to CR 35.5
Size of Parcel: +/- 6.94 acres
Parcel No. 1057-12-3-00-005
Zoning
Land Use
N
A (Agricultural)
N
Agriculture
E
A (Agricultural)
E
Rural Residential / Agriculture
S
A (Agricultural)
S
Rural Residential
W
A (Agricultural)
W
Agriculture
COMMENTS:
The site is in crop and has no improvements. There is no existing access to the site.
ag_,J
Diana Aungst, Planner
Hello