HomeMy WebLinkAbout20171212.tiffPlanner:
C. Gathman
Case Number: USR17-0009
Applicant:
Address:
Request:
Legal
Description:
Location:
Size of Parcel:
LAND USE APPLICATION
SUMMARY SHEET
Richard and Betty Roos
Hearing Date: April 17,
2017
3525 Colorado Boulevard (County Road 13), Dacono, Colorado 80514
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 (Covered and uncovered storage of RVs,
trailers and automobiles along with indoor mini storage), provided that the property is
riot a Lot in an approved or recorded subdivision plat or lots part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A(Agricultural) Zone
District.
Lot B of Recorded Exemption RE -3855: Part of the S2SE4 of Section 20, TIN, R67W
of the 6th PM, Weld County, Colorado
North of and adjacent to County Road 6 and West of and adjacent to County Road 17.
+1- 67.2 acres Parcel No. 14692040100011
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:
v
Mountain View Fire Protection District, referral dated February 28, 2017
Weld County Department of Public Works, referral dated March 10, 2017
Weld County Department of Planning Services - Engineer, referral dated March 20, 2017
Weld County Department of Public Health and Environment, referral dated March 17, 2017
Weld County Department of Public Works —Access Permit, March 15, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Weld County Zoning Compliance, referral dated February 17, 2017
Y Colorado Parks and Wildlife, February 27, 2017
Y Weld County School District RE -8, referral dated March 1, 2017
Y Weld County Sheriff's Office, referral dated March 1, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
Y Weld County Department of Building Inspection
▪ Colorado Division of Water Resources
▪ Town of Dacono
▪ City of Northglenn
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Adams County
City and County of Broomfield
West Adams Soil Conservation District
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Planner:
C. Gathman
Case Number: USR17-0009
Applicant:
Address:
Request:
Legal
Description:
Location:
Size of Parcel: +/- 67.2 acres Parcel No. 14692040100011
Case Summary:
Richard and Betty Roos
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date: April 18,
2017
3525 Colorado Boulevard (County Road 13), Dacono, Colorado 80514
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 (Covered and uncovered storage of RVs,
trailers and automobiles along with indoor mini storage), provided that the property is
not a Lot in an approved or recorded subdivision plat or lots part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A(Agricultural) Zone
District.
Lot B of Recorded Exemption RE -3855: Part of the S2SE4 of Section 20, TIN, R67W
of the 6th PM, Weld County, Colorado
North of and adjacent to County Road 6 and West of and adjacent to County Road 17.
The applicant is proposing a facility for uncovered and covered storage of boats, recreational vehicles
(RVs), trailers and automobiles. Also indoor mini warehouse storage units are proposed to be phased in
as a part of this facility. The applicant is proposing to develop the property in two (2) phases. The facility
will also include an office and a workshop building. Two (2) full-time and two (2) part-time employees are
proposed (with the possibility of additional employees in the summer for landscape maintenance).
Operation hours will be predominately during the day with the ability to pick up/drop off after hours with
24/7 key access. Lighting in the facility will be motion activated LED down -lighting. Beginning with the
eastern portion of the property under Phase I and expanding to the western portion of the property in
Phase II.
The facility will encompass most of the property (including the detention ponds) with the exception of the
area in the SW corner of the site (that may be divided off from the main property in the future to create a
future residential lot). The application indicates bottled water will be provided for employees with the
possibility for a residential well and septic in the future for a residence on the site. The application
indicates that a dump station may be added in the future. If they decide to do this in the future (depending
on what is proposed) — they may have to amend the USR. The application indicates that they will be
constructing a water storage facility fire pump and fire hydrant for use by the Mountain View Fire
Protection District. The applicants have indicated that they have acquired water from the Farmer's
Irrigation Ditch company and will be utilizing this water to fill a pond in the NW corner of the site. From the
pond water will be pressurized and delivered to the fire hydrants via a piping system. The applicant has
been issued a well permit under permit #304278 which allows fire protection along with domestic (up to 3
residences) and livestock uses.
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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 indicates that a screening fence and landscaping will be constructed along
the east property line of the facility — also, landscaping will be constructed along County
Road 6 and County Road 17.
The proposed use is in an area that can support this development and the existing
screening, the Development Standards, and the Conditions of Approval will assist in
mitigating the impacts of the facility on the adjacent properties and ensure compatibility
with surrounding land uses and the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
The proposed use is consistent with the intent of the A (Agricultural) Zone District Section
23-3-40.S. and M. 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 (Covered and uncovered
storage of RVs, trailers and automobiles along with indoor mini 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 property borders four (4) single family residences to the east (across County Road
17) and is adjacent to a single family residence and a kennel facility (for up to 150 dogs
and 40 cats — approved under USR-1241) to the south. A single family residence is also
located on the property to the west. Cropland is located to the south.
Three letters of concern/opposition have been received in regards to this case. Concerns
in these letters included:
Increasing traffic in the area and the potential for conflicts with oil and gas traffic
in the area.
Lighting and noise impacts
There are already several RV storage facilities in the nearby area
This use is not compatible with the surrounding agricultural area (too far from
neighboring commercial uses/highways)
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The potential for impacts to/lowering of property values
There is no connection between agricultural uses and RV storage
The potential for break ins/theft — security concerns
Potential for impacts to eagles nesting in existing trees on a nearby property
Weld County is becoming an RV storage area for the Denver Metro area
One of the letters recommended that the facility should be surrounded by a
wooden fence and trees (on top of a 2 -foot berm) on all sides of the facility).
The applicants held a community meeting on March 17, 2017. The applicants indicated
that they sent out notices to 12 property owners and a total of four families/property
owners attended the meeting. The applicant indicated that two (2) additional
families/property owners did not attend but the applicants indicated that they had no
objection to the proposed use. The meeting summary indicated that property owners
were receptive to ideas such as: grading/berms and a screening fence and automated
lighting that will shut off when no customers are at the site, Applicants also indicated that
they would work with Weld County to groom the road and control dust from traffic
entering and leaving the site. A fire hydrant will be installed and the applicant mentioned
that neighbors are in favor of potential benefits to fire insurance rates and property values
as a result.
In additional conversations with the applicant they have indicated their intent to place the
fence and landscaping on top of a berm so that neighboring property owners will not see
the vehicles/RVs stored on the site from the adjacent properties.
The applicant is proposing a wood or faux wood fence with 200 -foot spaced stone
columns on an approximately 2 -foot berm is proposed to be planted along the eastern
and southern portions of the USR site. Additionally the applicant is proposing to plant
trees and bushes (sand cherry trees and purple leaf plume hedges) spaced 100 -feet
apart along the eastern boundary of the site.
Staff understands the concerns about the proliferation of RV storage facilities in the area.
However, the amount of traffic generated by these facilities is substantially less and not
more sporadic than a number of other commercial/industrial uses. Additionally this site
borders County Road 6 which feeds into County Road 13 (an arterial road) two miles to
the west. The potential for visual impacts to the surrounding area is a substantial concern
for RV storage facilities. The applicants are proposing to do a number of things (through
screening, lighting etc.) to address compatibility with the surrounding area.
These mitigation measures along with the attached development standards and
conditions of approval will adequately mitigate the impacts of the use from existing
surrounding land uses.
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 Dacono and off
the City of Northglenn. No referral response has been received either from the Town of
Dacono or the City of Northglenn.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of
the Weld County Code.
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The property is/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 67.2 acres delineated as "Prime
(Irrigated)' and "Irrigated Land (Not Prime)" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. Approximately 40 acres of "Prime (irrigated)'
land will be taken out of production under this USR.
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 plat:
A. The applicant shall address the requirements of the Mountain View Fire Rescue District, as
stated in the referral response dated February 28, 2017. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
B. 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)
C. The plat shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0009. (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 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)
5. The map shall delineate the landscaping and fencing. (Department of Planning
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Services)
6. The map shall delineate the lighting. (Department of Planning Services)
7. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV,
Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code.
(Department of Planning Services)
8. County Road 17 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. County Road 6 is a paved road and is designated on the Weld County Road
Classification Plan as a collector road which requires 80 feet of right-of-way at full
buildout. The applicant shall delineate on the site plan the future and existing right-
of-way. All setbacks shall be measured from the edge of future right-of-way. This
road is maintained by Weld County. (Department of Public Works)
10. Show and label the approved access (AP17-00140), and the appropriate turning radii
on the site plan. (Department of Public Works)
11. Show and label the entrance gate set back a minimum of 100ft from edge of
shoulder. (Department of Public Works)
12. 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)
13. The applicant shall show and label the accepted drainage features and drainage flow
arrows. Water quality features or stormwater ponds should be labeled as "Water
Quality Feature/Stormwater Detention, No -Build or Storage Area" and shall include
the calculated volume. (Department of Planning Services - Engineer)
14. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) 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
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StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
mapsRco.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)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Richard and Betty Roos
USR17-0009
1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0009, 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 (Covered and uncovered storage of RVs, trailers and automobiles along with
indoor mini 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, 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 full time on -site employees shall be limited to two (2). (Department of Planning
Services)
4. The hours of operation are 24 -hours a day 17 -days a week. (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. No hazardous materials shall be stored on site. (Department of Planning Services)
9. The parking area on the site shall be maintained. (Department of Planning Services)
10. 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)
11. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
12. 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)
13. 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)
14. 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)
15. 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)
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16. 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)
17. 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)
18. RV dump stations shall be connected to an appropriately engineer designed individual sewage
disposal system which complies with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
19. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
20. 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)
21. 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)
22. The property owner shall control noxious weeds on the site. (Department of Public Works)
23. The access to the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Department of Public Works)
24. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
25. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
26. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services - Engineer)
27. 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)
28. 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)
29. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
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30. 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.
31. 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.
32. 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.
33. 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.
34. 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.
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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.
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March 20, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
ROOS RICHARD JAMES
3525 COLORADO BLVD
DACONO, CO 80514
Subject: USR17-0009 - 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 (Covered and uncovered storage of RVs, trailers and automobiles along with
indoor mini 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.
On parcel(s) of land described as:
PART S2SE4 SECTION 20, T1N, R67W LOT B REC EXEMPT RE -3855 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 18, 2017, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on April 17, 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,
.
Chris Gathman
Planner
1
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3537
FAX: (970) 304-6498
February 17, 2017
ROOS RICHARD JAMES
3525 COLORADO BLVD
DACONO CO 805148508
Subject: USR17-0009 - 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 (Covered and uncovered storage of RVs, trailers and automobiles along with
indoor mini 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.
On parcel(s) of land described as:
PART S2SE4 SECTION 20, T1N, R67W LOT B REC EXEMPT RE -3855 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:
Dacono at Phone Number 303-833-2317
Northglenn at Phone Number 303-450-8709
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
1
FIELD CHECK
inspection dates: 4/8/2017
APPLICANT: Richard and Betty Roos
CASE #: USR17-0009
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 (Covered and uncovered storage of RVs, trailers and automobiles
along with indoor mini storage), provided that the property is not a Lot in an approved or
recorded subdivision plat or lots part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A(Agricultural) Zone District.
LEGAL: Lot B of Recorded Exemption RE -3855; Part of the S2SE4 of Section 20, Ti N, R67W of
the 6th PM, Weld County, Colorado
LOCATION: North of and adjacent to County Road 6 and West of and adjacent to County Road 17.
PARCEL ID #s: 1469-20-4-00-011
ACRES:
+1- 67.2 acres
Zoning
Land Use
N
A
N
Cropland
E
A
E
Cropland (approved for Gravel Mining USR)
S
A
S
Two SF residences/Dog Kennel Facility (USR-1261)
W
A
W
SF residence
COMMENTS:
Existing oil and gas tanks and wellhead on the property.
Chris Gathman - Planner III
Hello