HomeMy WebLinkAbout20160733.tiff La61 �.E
LAND USE APPLICATION
SUMMARY SHEET
et
Planner: Diana Aungst Hearing Date: February 2, 2016
Case Number: USR15-0075
Applicant: Weld LV LLC, do Gerrard Investments, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial and Industrial Zone Districts (construction business with an office,
maintenance shop, warehouse, outdoor wash bay, fueling station and outdoor storage)
in the A(Agricultural)Zone District
Legal Lot B of Recorded Exemption RE-4033; Part of the SW4 Section 18, T5N, R67W of the
Description: 6th P.M., Weld County, CO
Location: East of and adjacent to CR 13 and north of and adjacent to CR 56
Size of Parcel: +/- 38.12 acres Parcel No. 0957-18-3-00-047
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 Windsor, referral dated December 24, 2015
y Weld County Department of Planning Services - Engineer, referral dated December 28, 2015
• Weld County Department of Public Health and Environment, referral dated December 17, 2015
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
City of Greeley, referral dated December 18, 2015
• City of Loveland, referral dated December 28, 2015
• Colorado Parks and Wildlife, referral dated December 10, 2015
• Weld County Sheriff's Office, referral dated November 30, 2015
• Weld County Zoning Compliance, referral dated December 7, 2015
• State of Colorado, Division of Water Resources, referral dated December 15, 2015
• Weld County Department of Public Works-Access, referral dated December 2, 2015
The Department of Planning Services' staff has not received responses from the following agencies:
▪ Larimer County ➢ Weld County School District RE-5J
➢ Town of Johnstown ➢ Big Thompson Conservation District
➢ Union Pacific Railroad ➢ Department of Labor and Employment
• Great Western Railroad ➢ Colorado Department of Transportation
• Little Thompson Water District ➢ Weld County Department of Building Inspection
➢ Johnstown Fire Protection District
USR15-0075
Page 1 of 10
I'7 SPECIAL REVIEW PERMIT
✓
Il'— ADMINISTRATIVE REVIEW
2— G_0-UNT T
Planner: Diana Aungst Hearing Date: February 2, 2016
Case Number: USR15-0075
Applicant: Weld LV LLC, do Gerrard Investments, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial and Industrial Zone Districts (construction business with an office,
maintenance shop, warehouse, outdoor wash bay, fueling station and outdoor storage)
in the A (Agricultural)Zone District
Legal Lot B of Recorded Exemption RE-4033; Pad of the SW4 Section 18, T5N, R67W of the
Description: 6th P.M., Weld County, CO
Location: East of and adjacent to CR 13 and north of and adjacent to CR 56
Size of Parcel: +/- 38.12 acres Parcel No. 0957-18-3-00-047
Case Summary:
The applicant is proposing a construction business with two shop buildings, an office, and outdoor
storage of equipment and trucks. The USR will occupy 10 acres and the remaining acreage will be kept
in alfalfa. The hours of operation are proposed to be 6:00 a.m. to 7:00 p.m. Monday thru Saturday. A
majority of the 150 full-time employees report directly to jobsites and will only visit this site occasionally. A
maximum of 50 of these employees will use this site on a regular basis. Typically, only 15 employees will
be present on site for the entire work day. Equipment and materials will be stored in the fenced area (the
yard). Storage items include construction equipment, trench boxes/shoring materials, various sizes and
types of materials storage containers, trailers, trucks, miscellaneous equipment parts and attachments,
pumps & hoses, specialty aggregate materials, barricades, construction materials like pipe and
appurtenances, lumber, poles, bridge beams, steel beams and columns, manholes, forms, fencing, and
straw waddles. The yard will be fenced with a six-foot chain-link black vinyl-clad fence with 3-strands of
barbed wire for security. Staff is requesting that the screening along the north and south of the yard be
opaque. The orientation of the covered parking structure screens the yard from CR 13. The application
materials state that lighting and signage is proposed. The screening, signage, and the lighting will need to
be shown on the site plan and meet the requirements of the Weld County Code.
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.
USR15-0075
Page 2 of 10
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 applicant is proposing a construction business with two shop buildings, an office, and
outdoor storage of equipment and trucks. A majority of the 150 full-time employees
report directly to jobsites and will only visit this site occasionally. A maximum of 50 of
these employees will use this site on a regular basis. Typically, only 15 employees will
be present on site for the entire work day. Equipment and materials will be stored in the
fenced area (the yard). Storage items include construction equipment, trench
boxes/shoring materials, various sizes and types of materials storage containers, trailers,
trucks, miscellaneous equipment parts and attachments, pumps & hoses, specialty
aggregate materials, barricades, construction materials like pipe and appurtenances,
lumber, poles, bridge beams, steel beams and columns, manholes, forms, fencing, and
straw waddles. The yard will be fenced with a six-foot chain-link black vinyl-clad fence
with 3-strands of barbed wire for security. Staff is requesting that the screening along the
north and south of the yard be opaque. The orientation of the covered parking structure
screens the yard from CR 13. The application materials state that lighting and signage is
proposed. The screening, signage, and the lighting will need to be shown on the site plan
and meet the requirements of the Weld County Code.
The Code requirements for lights and the screening will assist in mitigating the impacts of
the facility on the adjacent properties and ensure compatibility with surrounding land
uses.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District Section 23-3-40.S. which allows a Site Specific Development
Plan and Use by Special Review Permit for a use permitted as a Use by Right, an
Accessory Use, or a Use by Special Review in the Commercial and Industrial Zone
Districts (construction business with an office, maintenance shop, warehouse, outdoor
wash bay, fueling station and outdoor storage) 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 consist of pastures, crops, rural residences. The Union Pacific
Railroad is on the northeast boundary and the Great Western Railroad is on the
southwest boundary. The closest residence is on the northwest corner of the site there is
also a residence south of CR 56. The parcel to the north was recently approved for the
Martin Marietta batch plant.
There are five (5) USRs located within one mile of this parcel. USR15-0027 for an
asphalt batch plant is located north of the site. USR15-0028 for a wedding venue is
located about one-half mile to the east of the site. USR15-0040 for a Commercial Truck
Parking and Transload Facility is located southeast of the site. USR-818 for a single
family residence is located about one mile to the south of the site. USR-1041 for a 12
inch gas line is located north of the site along U.S. Highway 34.
The Weld County Department of Planning Services has received one letter objecting to
this USR. The letter outline concerns with the possible pollution of their organic farm.
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
USR15-0075
Page 3 of 10
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 City of Greeley, and the
Towns of Windsor and Johnstown. The City of Greeley in their referral comments, dated
December 18, 2015 indicated that they have no concerns. The Town of Johnstown did
not respond with any referral comments and the Town of Windsor in their in their referral
comments, dated December 24, 2015 indicated that:
"The proposed development is located outside of the Town's Growth
Management Area (GMA) and Community Influence Area (CIA). However, the
proposed facility does fall within the Secondary Corridor Area of the
Windsor/Greeley intergovernmental agreement (IGA), as amended in 2008. The
Town of Windsor and City of Greeley entered into the amended IGA which
defined a Cooperative Planning, Land Use and Utility Area (CLUA) as a means
to identify and support a land use pattern for the US Highway 34 corridor that
would be consistent with the jurisdictions' visions as well as the existing and
planned infrastructure in this area.
The CLUA defines the Secondary Corridor Area as an area primarily for
residential, neighborhood commercial, and other related uses. Therefore, the
proposed use is incompatible with this particular vision that the Town of Windsor
and City of Greeley have developed for this area.
Should the proposed Use by Special Review be approved, the Town of Windsor
would respectfully request that the following items be addressed in any
conditions of approval:
1. Earth berms and substantial landscape buffers should be incorporated into
plans to screen views of industrial uses from US Highway 34, Country Road
13, and from nearby residential uses.
2. Light sources shall be concealed or shielded so as to minimize uplight, spill-
light, glare and unnecessary diffusion on neighboring properties."
The Weld County Code addresses screening and lighting and the applicant will need to
be compliant with the code requirements.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
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 primarily located on soils designated as "Prime (Irrigated)" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. The historic
use of the parcel was cropland. The USR will take about 10 acres of Prime (Irrigated)
Farmland out of production. However, the site is in an area that is transitioning to
commercial and industrial uses partially due to the location of rail.
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.
USR15-0075
Page 4 of 10
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the map:
A. An Improvements and Road Maintenance Agreement is required for offsite improvements at
this location. Road maintenance including dust control, damage repair, specified haul routes
and future traffic triggers for improvements will be included. (Department of Public Works)
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 map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR15-0075. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall delineate the trash collection areas. Section 23-3-350.H of the Weld
County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5) The map shall delineate the landscaping and/or screening. The storage yard shall be
screened with opaque screening materials on the north and south. (Department of
Planning 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) The map shall delineate the parking for customers and/or employees. (Department of
Planning Services)
9) Show and label the approved access (AP15-00271), and the appropriate turning radii on
the site plan. (Department of Planning Services - Engineer)
10) Show and label the approved tracking control on the site plan. (Department of Planning
Services- Engineer)
USR15-0075
Page 5 of 10
11) Show and label the accepted drainage features and drainage flow arrows on the site
plan. Water quality features or stormwater ponds should be labeled as "Water Quality
Feature/Stormwater Detention, No-Build or Storage Area" (Include final 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)
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 CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
senttomaps@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. Prior to Operation:
A. The approved access and tracking control shall be constructed. Temporary tracking control
shall be used during construction. (Department of Planning Services - Engineer)
7. 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)
USR15-0075
Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Weld LV LLC, c/o Gerrard Investments, LLC
USR15-0075
1. A Site Specific Development Plan and Use by Special Review Permit for a use permitted as a
Use by Right, an Accessory Use, or a Use by Special Review in the Commercial and Industrial
Zone Districts (construction business with an office, maintenance shop, warehouse, outdoor wash
bay, fueling station and outdoor storage) 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 employees shall be 150 full-time employees, as stated by the applicant.
(Department of Planning Services)
4. The hours of operation are 6:00 a.m. to 7:00 p.m. Monday thru Saturday, as stated by the
applicant. (Department of Planning Services)
5. The required parking on the site shall be maintained. (Department of Planning Services)
6. The landscaping/screening 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. Should noxious weeds exist on the property or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Planning
Services - Engineer)
9. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Planning and Engineering)
10. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Planning - Engineer)
11. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services- Engineer)
12. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services- Engineer)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20
100.5, C.R.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)
14. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30 20 100.5, C.R.S. (Department of Public Health and
Environment)
15. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
USR15-0075
Page 7 of 10
16. Fugitive dust should attempt to be confined on the property. Uses on the property should comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health
and Environment)
17. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone
as delineated in 25 12 103 C.R.S. (Department of Public Health and Environment)
18. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times.
For employees on site for less than 2 consecutive hours a day portable toilets and bottled water
are acceptable. Records of maintenance and proper disposal for portable toilets shall be retained
on a quarterly basis and available for review by the Weld County Department of Public Health
and Environment. Portable toilets shall be serviced by a cleaner licensed in Weld County and
shall contain hand sanitizers. (Department of Public Health and Environment)
19. Sewage disposal for the facility shall be by septic system. Any septic system located on the
property must comply with all provisions of the Weld County Code, pertaining to On-site
Wastewater Treatment Systems. A permanent, adequate water supply shall be provided for
drinking and sanitary purposes. (Department of Public Health and Environment)
20. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and
hauled off for proper disposal. Records of installation, maintenance, and proper disposal shall be
retained. (Department of Public Health and Environment)
21. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
22. All potentially hazardous chemicals must be handled in a safe manner in accordance with product
labeling. All chemicals must be stored secure, on an impervious surface, and in accordance with
manufacturer's recommendations. (Department of Public Health and Environment)
23. The facility shall comply with all provisions of the State Underground and Above Ground Storage
Tank Regulations. (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.
USR15-0075
Page 8 of 10
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
USR15-0075
Page 9 of 10
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, 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.
USR15-0075
Page 10 of 10
H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3524
p - i FAX: (970) 304-6498
February 05, 2016
GERRARD NATHAN
27486 CR 13
LOVELAND, CO 80534
Subject: USR15-0075 - A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial and
Industrial Zone Districts (construction business with an office, maintenance shop, warehouse, outdoor
wash bay, fueling station and outdoor storage)in the A(Agricultural)Zone District.
On parcel(s)of land described as:
PART SW4 SECTION 18, T5N, R67W LOT B REC EXEMPT RE-4033 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have rescheduled the meeting with the Weld County Planning Commission to February 23, 2016, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on March 9,
2016 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.
If you have any questions concerning this matter, please call.
Respectfully,
DReason:ally signed y Kristine f Ranslem
Reason:l am the author of this document
Date:2016.02.05 14:56:59-0700'
Diana Aungst
Planner
H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3524
C v i FAX: (970) 304-6498
r
January 06, 2016
Gerrard Nathan
27486 CR 13
Loveland, CO 80534
Subject: USR15-0075 - A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial and
Industrial Zone Districts (construction business with an office, maintenance shop, warehouse, outdoor
wash bay, fueling station and outdoor storage)in the A(Agricultural)Zone District
On Darcel(s)of land described as:
PART SW4 SECTION 18, T5N, R67W LOT B REC EXEMPT RE-4033 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 2, 2016, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 17, 2016
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.weldcou ntyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
,., RDeason: signed
mthe Kristine of Ra dlom
(`",("I-`,'n.r„rr�""' Reason: bauthorstin this document
U Date:2016.01.06 11:45:09-07'00'
Diana Aungst
Planner
N DEPARTMENT OF PLANNING SERVICES
i 1555 N 17th AVE
j ' r ^ GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970)353-6100, Ext. 3524
ti ' Y FAX: (970)304-6498
November 30, 2015
Gerrard Nathan
27486 CR 13
Loveland, CO 80534
Subject: USR15-0075 - A Site Specific Development Plan and Use by Special Review Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial and
Industrial Zone Districts (construction business with an office, maintenance shop, warehouse, outdoor
wash bay, fueling station and outdoor storage)in the A(Agricultural)Zone District
On parcel(s)of land described as:
PART SW4 SECTION 18, T5N, R67W LOT B REC EXEMPT RE-4033 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 Commission(s)for their review and comments:
Greeley at Phone Number 970-350-9780
Johnstown at Phone Number 970-587-4664
Windsor at Phone Number 970-674-2400
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
o Reason:I am the author of this document
Date:2015.1 1.30 11:28:23-07'00'
Diana Aungst
Planner
FIELD CHECK Inspection Date: 1/22/2016
Case Number: USR15-0075
Applicant: Weld LV LLC, do Gerrard Investments, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for a
use permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial and Industrial Zone Districts (construction
business with an office, maintenance shop, warehouse, outdoor wash bay,
fueling station and outdoor storage) in the A (Agricultural) Zone District
Legal Lot B of Recorded Exemption RE-4033; Part of the SW4 Section 18, T5N,
Description: R67W of the 6th P.M., Weld County, CO
Location: East of and adjacent to CR 13 and north of and adjacent to CR 56
Size of Parcel: +/- 38.12 acres Parcel No. 0957-18-3-00-047
Zoning Land Use
N A (Agricultural) N Industrial (USR15-0027 and
U S R 15-0044)
E A (Agricultural) E Industrial (USR15-0027)
S A (Agricultural) S Rural Residential/Agriculture
W Larimer County W Rural Residential/Agriculture
COMMENTS:
The site is crop land. There is one access point along CR 56.
Diana Aungst,gst, Planner
Diana Aungst
Subject: FW: Outdoor storage
Attachments: yard jpg
From : Tom Donkle [mailto :tdonkle@gerrardinc.com]
Sent: Wednesday, January 20, 2016 10:37 AM
To: Diana Aungst <daungst@co.weld .co. us>
Cc: ngerrard@gerrardinc.com; tdonkle@gerrardinc.com
Subject: RE: Outdoor storage
Diana, please find the following informational list you requested. I have also included a picture of the current yard to
demonstrate the organized and clean nature of the outside storage.
Equipment and materials related to the construction business, may include but is not limited to the following;
• Construction Equipment
• Trench boxes/Shoring Materials
• Various sizes and types of materials storage containers
• Trailers
• Trucks
• Miscellaneous equipment parts and attachments
• Pumps & hoses
• Specialty aggregate materials
• Barricades,
• Construction materials including but not limited to;
o pipe and appurtenances,
o lumber,
o poles,
o bridge beams,
o steel beams and columns,
o manholes,
o forms,
o fencing,
o straw waddles
Thanks, Tom
Thomas D . Donkle
Gerrard Excavating Inc.
27486 Weld County Road 13
Loveland, CO 80534
970-669- 1463 office
970-669-1964 fax
Air
Airlivad lirn
Developing A Common Future
1
This e-mail is only intended for the person(s) to whom it is addressed and may contain confidential information
and should not be copied, modified, retransmitted, or used for any purpose except with Gerrard Excavating's
written authorization. If you have received this e-mail in error, please notify us immediately by e-mail and then
delete this message from your system.
From : Diana Aungst [mailto:daungst@co.weld.co. us]
Sent: Monday, January 18, 2016 2 : 52 PM
To: Tom Donkle
Cc: ngerrard@gerrardinc.com; PGroom@wobjlaw.com
Subject: Outdoor storage
Torn :
Could you give me a list of items that will be stored in the outdoor storage area?
Also, is the fence a black vinyl-clad chain link fence?
Thanks,
Diana Aungst, AICP, CFM
Planner II
Weld County Department of Planning Services
1555 N. 17th Avenue - Greeley, Colorado 80631
970-353-6100 ext. 3524
Fax: (970) 304-6498
daungst@weldgov.com
www. weldgov.corn
lisasSeell
Its ► t
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed
and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please
immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents
of this communication or any attachments by anyone other than the named recipient is strictly prohibited.
2
•r 4 Tom.- _ - es
Saha .._._ — - - •
-
-
— —
_zr•�•-rte - — �!' _ - - - _
i
_
u - p
�� �t��
►r _ - � .�•_ a t. • ter , . -.Lida•••#1"."
IS I Itill-jammella
•
t t,f - Nlirrillemericernagiiw.-a—Tr ., ---, • '• r w.�:wr" 0•2144407i.
ief. I mo- `
•
4.4-J"
T +.ice Yeft�?� _MA. 71. irr. JO a e
• a, d tit air e e
er
tat kit I IllAi ale
a le
1311...4.111e„...„ . _its : ir* -
/ • eir -.
0. t
.-te
•AL t
` •r �_ �•/• ^t • • ..i.
•f . •
A ♦ • -
•
•
LL
iiiiiik 1..... lot .•
iiiwallitip. ,
G 1 , ill
r
4�
t .
wi-a ? _ r r ice; 1& '
7 f I
l r ' �� • , 001••••••
Am
•thell Mt • it& •••.0 ,
a
I-- _ — „ ikilIWI a ,
Ifil
% . .
_ J. atiaite--- wi..' .
int
4.
nadir
A
iiiiiiiiiiii4Silliki
•
•
i a O
•
riC I ,Simpriptr - 1 .
.l
IlitSkt
to
tfr a"""T T
• / J I "r
a .` lb Ne
•
is t
._
. • L ,,
... 4
lit
Illith
. if Ar, a- '.
a1 j, t 7
i .,* 1/4.- / RAr
I.
II IIP r a...• de _ - . •
Pir Oril gli , _
Alai
0 Arl
•
ingetirage
at- . tea---'-. s;. . ---A ,�i if �. .. am „Jo se ..�-a t .As ' -. .�. - h • . r r .- �w.1 .. 7a'.�-.� •.1—s - -• - -
eta • _ '
— ws.
•
I
Hello