HomeMy WebLinkAbout20161166 1861/ .�
j✓�J LAND USE APPLICATION
SUMMARY SHEET
Planner: Diana Aungst Hearing Date: March 15, 2016
Case Number: USR16-0001
Applicant: MG Woodward Living Trust, do Mark and Glenda Woodward
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 (RV, boat, camper, and personal vehicle
storage) provided that the property is not a lot in an approved or recorded subdivision
plat or lots pads of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A(Agricultural)Zone District
Legal Lot A of RE- 2942; Part NE4 Section 20, T1N, R65W of the 6th P.M., Weld County,
Description: CO
Location: South of and adjacent to CR 8 and west of and adjacent to CR 41
Size of Parcels: +/-6.14 acres Parcel No. 1473-20-0-00-065
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 Hudson, referral dated February 11, 2016
`v Weld County Department of Public Works—Access, referral dated February 23, 2016
✓ Weld County Department of Planning Services— Engineer, referral dated February 15, 2016
v Weld County Department of Public Health and Environment, referral dated January 25, 2016
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Colorado Parks and Wildlife, referral dated January 23, 2016
Weld County Sheriffs Office, referral dated January 22, 2016
• Weld County Zoning Compliance, referral dated January 15, 2016
• Central Weld County Water District, referral dated January 20, 2016
y Colorado Department of Transportation, referral dated February 10, 2016
State of Colorado, Division of Water Resources, referral dated January 19, 2016
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Adams County ➢ Weld County School District RE-3J
➢ Town of Lochbuie ➢ Weld County Department of Public Works
• Hudson Fire Protection District ➢ Weld County Department of Building Inspection
• West Adams Conservation District
USR16-0001
Page 1 of 10
�� f86r e SPECIAL REVIEW PERMIT
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ADMINISTRATIVE REVIEW
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Planner: Diana Aungst Hearing Date: March 15, 2016
Case Number: USR16-0001
Applicant: MG Woodward Living Trust, c/o Mark and Glenda Woodward
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 (RV, boat, camper, and personal vehicle
storage) provided that the property is not a lot in an approved or recorded subdivision
plat or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A(Agricultural)Zone District
Legal Lot A of RE- 2942; Pad NE4 Section 20, -11 N, R65W of the 6th P.M., Weld County,
Description: CO
Location: South of and adjacent to CR 8 and west of and adjacent to CR 41
Size of Parcels: +/-6.14 acres Parcel No. 1473-20-0-00-065
Case Summary:
The application materials state that approximately 3.8 acres of the 6.1 acre site will be utilized as outdoor
RV, boat, camper, and personal vehicle. The hours of operation are proposed to be 7:00 a.m. to 9:00 p.m.
Monday through Sunday. Customers will access the site via a code terminal. The two property owners live
on the property west of and adjacent to the site and will be the site manager and caretaker of the RV storage
area. No new structures are proposed for the site. Some pole mounted, full cut-off lighting will be installed
at the gate; no additional lighting of the storage yard is proposed. Also, a 16 square-foot freestanding-sign
is proposed for the site.
There is a residence (rental) and detached garage that will remain on the site, but will be outside of the
fenced storage area and will have no business association with the outdoor storage area. The existing
residence is currently served by a well and a septic system. A dump station will not be located on site and
no water and/or sanitary sewer/septic facilities will be provided for the outdoor storage use. The
Department of Public Health and Environment is requiring a portable toilet and hand washing facility to be
located on site for customers.
The applicant has stated that the site will be surrounded by a chain link fence and they request that the
fence not be opaque to allow for visual monitoring. No vegetation is proposed, the landscaping will consist
of boulders and other xeriscaping materials including decorative rock. Staff is recommending screening of
the RV storage area from public rights-of-way and surrounding property owners. The applicant is
requesting that the Board of County Commissioner's waive the screening requirement for this USR.
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.
USR16-0001
Page 2 of 10
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.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 application materials state that approximately 3.8 acres of the 6.1 acre site will be
utilized as outdoor RV, boat, camper, and personal vehicle. The hours of operation are
proposed to be 7:00 a.m. to 9:00 p.m. Monday through Sunday. No new structures are
proposed for the site. The applicant has stated that the site will be surrounded by a chain
link fence and they request that the fence not be opaque to allow for visual monitoring. No
vegetation is proposed, the landscaping will consist of boulders and other xeriscaping
materials including decorative rock. Staff is recommending screening of the RV storage
area from public rights-of-way and surrounding property owners.
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
(RV, boat, camper, and personal vehicle storage) provided that the property is not a lot in
an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption
of any regulations controlling subdivisions in the A(Agricultural)Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The site is located adjacent to the Town of Hudson's corporate limits and outside of their
Intergovernmental Agreement (IGA) boundary. The surrounding property uses are rural
residential and an RV storage facility to the east of the site(across CR 41 is an RV storage
facility in the Town of Hudson.) There are residences to the north, south, east and west of
the site. The property to the west is owned by the same property owner and the closest
residence is to the east approximately 150 feet east of the east property line. The residence
to the south is approximately 170 feet south of the south property line.
There are six (6) USRs within one mile of the site. SUP-354 for a gravel pit is located
northeast of the site. USR-1121 for an accessory structure, USR-696 for a horse training
and boarding facility, and USR-1404 for a single-family dwelling are located west of the
site. USR-1589 for a home business to build portable livestock shelters and USR-538 for
gravel mining are both located southeast of the site. The Weld County Department of
Planning Services has received one email from the owner of the RV storage facility in
Hudson with questions about fire protection, access, parking, and the emergency exit.
The minimal lighting proposed for the site along with the Conditions of Approval and the
Development Standards will assist in mitigating the impacts of the facility on the adjacent
properties.
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.
USR16-0001
Page 3 of 10
The site is located within the three (3) mile referral area of the Town of Hudson. The Town
of Hudson in their referral comments dated February 11, 2016, indicated:
"The Hudson Planning Commission met on Wednesday, February 10, 2016 to discuss
Referral USR16-0001, a Site Specific Development Plan for an RV Storage Lot. The
Planning Commission raised a number of issues which will be considered during the
Weld County review process:
I The Town of Hudson applied an 8" recycled asphalt surface to CR 41 from the
intersection of CR 8 for a distance of 1,000 feet. This improved roadway will serve
as the access to the proposed storage lot, yet the Town will receive no revenues
to off-set the maintenance required for the road. Town boundaries run down the
center of the ROW and thus an access permit could be granted by Weld County.
The applicant indicated in the questionnaire that the storage lot will accommodate:
RVs, boats (trailered), campers, and personal vehicles, (e.g. car, pickups, SUVs)
will utilize the outdoor storage areas (Response to question 5.i.1).
The Town is concerned that the storage of personal vehicles as described above
could result in the storage of junk and abandoned vehicles and request that the
storage facility be limited to operating Motorized Recreational Vehicles or Motor
Homes, Towable Recreational Vehicles and Trailered Boats.
The request that culverts be installed at the 3 access points to the storage lot and
home/office to minimize erosion to CR 41 roadway."
The applicant intends to install culverts at the 3 access points. The access permit was
processed by Weld County and the Development Standards state that no derelict vehicles
shall be stored on the site.
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 approximately 0.3 acres of soils designated as "Prime
(Irrigated)", approximately 1.8 acres of soils designated as "Irrigated Land (Not Prime)",
and approximately 4 acres designated as "Other" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. The USR will take about 0.3 acres of"Prime
(Irrigated)" farmland out of production however the property is in an urbanized area and
too small to farm.
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.
USR16-0001
Page 4 of 10
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 indicating compliance with Weld
County Drainage Code. (Department of Planning Services - Engineer)
B. The applicant shall provide opaque screening from public rights-of-way and surrounding
property owners. (Department of Planning Services)
C. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR16-0001. (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. (Department of Planning Services)
8) County Road 8 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 Planning Services - Engineer)
9) Show the approved accesses on the site plan and label with the approved access permit
number (AP16-00030). (Department of Planning Services- Engineer)
10) Show and label the approved tracking control on the site plan. (Department of Planning
Services- Engineer)
11) 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)
USR16-0001
Page 5 of 10
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. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services- Engineer)
B. 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)
USR16-0001
Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
MG Woodward Living Trust, do Mark and Glenda Woodward
USR16-0001
1. A Site Specific Development Plan and Use by Special Review Permit, USR16-0001, 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 (RV, boat, camper, and personal vehicle storage) provided that the
property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District,
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. No on-site employees are proposed, the owner lives in the house on the property to the west of the
site. (Department of Planning Services)
4. The hours of operation are 7:00 a.m. to 9:00 p.m. Monday through Sunday, as stated on the
application. (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 on the property 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 and
materials. (Department of Planning Services)
8. No hazardous materials shall be stored on site. (Department of Planning Services)
9. The landscaping/screening 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 property owner shall control noxious weeds on the site. (Department of Public Works)
12. The access to the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Planning and Engineering)
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, 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)
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, 30 20 100.5, C.R.S. (Department of Public Health and Environment)
USR16-0001
Page 7 of 10
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. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone
as delineated in 25 12 103 C.R.S. (Department of Public Health and Environment)
21. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. Portable toilets and bottled water are acceptable for 10 or less customers
or visitors per day and/or 2 or less full time (40 hour week) employees on site. 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)
22. 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)
23. 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)
24. 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)
25. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
26. 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.
27. 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.
28. 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.
USR16-0001
Page 8 of 10
29. 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.
30. 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 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.
USR16-0001
Page 9 of 10
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.
USR16-0001
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
C v i FAX: (970) 304-6498
r
February 17, 2016
BRYANT WOODY
1300 SOUTH POTOMAC ST STE 126
AURORA CO 80012
Subject: USR16-0001 - 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 (RV, boat, camper, and personal vehicle storage) provided that the property is
not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption
of any regulations controlling subdivisions in the A(Agricultural)Zone District.
On parcel(s)of land described as:
PART NE4 SECTION 20, Ti N, R65W LOT A REC EXEMPT RE-2942 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 15, 2016, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 6, 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.orq
If you have any questions concerning this matter, please call.
Respectfully,
Digitally o signed Kristine Ra dlom
Reason:lam the author of this document
Date:2016.02.17 11:37:02-0700'
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
January 15, 2016
BRYANT WOODY
1300 SOUTH POTOMAC ST STE 126
AURORA CO 80012
Subject: USR16-0001 - 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 (RV, boat, camper, and personal vehicle storage) provided that the property is
not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption
of any regulations controlling subdivisions in the A(Agricultural)Zone District.
On parcel(s)of land described as:
PART NE4 SECTION 20, T1N, R65W LOT A REC EXEMPT RE-2942 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:
Hudson at Phone Number 303-536-9311
Lochbuie at Phone Number 303-655-9308
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
Reason:I am the author of this document
Date:2016.01.15 10:25:12-0700'
Diana Aungst
Planner
FIELD CHECK Inspection Date: 3/4/16
Case Number: USR16-0001
Applicant: MG Woodward Living Trust, do Mark and Glenda Woodward
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 (RV, boat, camper, and personal vehicle
storage) provided that the property is not a lot in an approved or recorded subdivision
plat or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A(Agricultural)Zone District
Legal Lot A of RE- 2942; Part NE4 Section 20, Ti N, R65W of the 6th P.M., Weld County, CO
Description:
Location: South of and adjacent to CR 8 and west of and adjacent to CR 41
Size of Parcels: +/- 6.14 acres Parcel No. 1473-20-0-00-065
Zoning Land Use
N A (Agricultural) N Rural Residential
E Municipal - Hudson E RV and Boat Storage in Hudson/
Rural Residential
S A (Agricultural) S Rural Residential
W A (Agricultural) W Rural Residential
COMMENTS:
The site contains a single family residence and a garage. There are two accesses to the
residence from CR 41.1
Diana Aungst, Planner
Diana Aungst
From: Weylan A. (Woody) Bryant <wbryant@engineeringserviceco.com>
Sent: Monday, February 15, 2016 9:35 AM
To: Diana Aungst
Cc: Kristine Ranslem; Mark (Glenda) Woodward
Subject JN 1051.001 (WC USR16-0001)//Woodward Storage Yard (WCR 8 &WCR 41, Weld
County, CO)//TOWN OF HUDSON COMMENTS
Attachments: Hudson USR16-0001.pdf
Importance: High
Thanks DIANA...
1. We're a TAD surprised by the comments that the Town of Hudson forwarded because they went into
significantly more detail than what was discussed at the Public Hearing; HOWEVER, here's our responses:
1.1. In re: Access. This is a somewhat controversial subject, evidently, with neither the Town of
Hudson nor Weld County"taking ownership" of CR41 along this property's frontage and noting that
the OTHER entity is who is responsible for the access permit. In our latest communique with
Morgan Gabbert (Permitting/Inspection, Weld County Public Works), she noted that the County's
"Maintenance Limit" ends SOUTH of where we want the driveway, so it's a "Hudson issue". What
Morgan and I agreed to do was to provide Weld County with the completed Access Permit on the
next submittal that she would mark as "not County issue" or similar, so that finding's "in the
file". She asked that we follow up with Hudson to see if THEY are going to require anything. Well,
now we know that Hudson's putting the access coordination back on to Weld. SO... The $64,000
question is WHICH ENTITY do we need to coordinate access with when BOTH entities are saying
it's the OTHER entity's responsibility? We need your guidance here, obviously.
1.2. In re: Types of Vehicles Being Stored. During the Public Meeting, Mr. Woodward SPECIFICALLY
noted that they have NO INTENTION of allowing "non-operable" vehicles to be stored on this lot;
however, they didn't want to prohibit the ability for clients to store OPERABLE "cars, Pickups, and
SUVs" and noted that language was INTENDED for when clients with MOTORIZED RVs drive their
personal cars into the lot, that the personal car COULD be LEGALLY left there when they drove
their motorized RV off the premises. In response to Hudson's concerns, we would be fine revising
the language in response to question 5.1.1 to note OPERABLE cars, pickups, SUVs, etc... and
specifically prohibit the storage of NON-OPERABLE/DISREPAIR type storage. Again, the storage of
"junk vehicles" was never the intent of Mr. & Mrs. Woodward.
1.3. In re: Culverts. The Woodwards DO intend to install culvert crossings at the driveways (2 existing
+ 1 proposed) access CR41. In reality, there's no other way to access the property without
installing culverts within the borrow/drainage ditch, so their concern will be addressed during
construction.
2. Since the Town of Hudson appears to be the only entity that has forwarded you any concerns, I assume
we'll discuss these with you at our "Pre Planning Commission" Meeting soon, yes? Would it be possible to
include Ms. Gabbert at the meeting so we can specifically (again) discuss the "access challenge"? That's
the only comment that we don't really know how to address.
3. We appreciate you help and look forward to discussing these items and presenting this project to the Weld
County Planning Commission and Board of County Commissioners soon. Thanks — as always — for your
help and guidance! We appreciate it!!
Hi MARK & GLENDA...
1. Please see the PDF attached that Diana forwarded me with the Town of Hudson Referral Comments, as
addressed above.
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2. If I've inadvertently misrepresented your standing on any of the issues noted, PLEASE feel free to correct
me via REPLY TO ALL. Thanks!!
Feel free to call (cell: 303.549.0053 or office: 303.337.1393, x108) or email
(wbryant@engineeringserviceco.com) me with questions or if you wish to discuss the information discussed
above in greater detail. Thanks — and have a FANTASTIC day!!
Weylan A. "Woody" Bryant, PE
Civil Engineering Department Manager
wbryant@engineeringserviceco.com
ENGINEERING SERVICE COMPANY
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Phone: 303.337.1393, x-108 I Fax: 303.337.7481 I Cell: 303-549-0053
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I I
From: Diana Aungst [mailto:daungst@co.weld.co.us]
Sent: Friday, February 12, 2016 12:24 PM
To: Weylan A. (Woody) Bryant<wbryant@engineeringserviceco.com>
Cc: Kristine Ranslem <kranslem@co.weld.co.us>
Subject: RE: USR16-0001 Mineral Owner notification and PC hearing date
Woody:
Attached are the comments from the Town of Hudson. You may want to talk with them.
Regards,
Diana Aungst, AICP, CFM
Planner II
Weld County Department of Planning Services
/555 N. 17th Avenue - Greeley, Colorado 80631
970-353-6100 ext. 3524
Fax. (970) 304-6498
daungst(o),weldgov.corn
www.weldgov.coin
- __ ODD
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