HomeMy WebLinkAbout20161572.tiff I t1 LAND USE APPLICATION
SUMMARY SHEET
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Planner: C. Gathman Hearing Date: 4/19/2016
Case Number: USR16-0008
Applicant: Ivar& Evelyn Larson Children's Trust CIO of Berven Industries DBA New Deal Deicing
Address: 12015 E. 46th Avenue, Suite 410, Denver, CO 80239
Representative: Laura Miao— New Deal Deicing
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (office, manufacturing and warehouse facility
for air field deicing production company), 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 B of Recorded Exemption RECX16-0006; part of the SE4SE4 of Section 27, Ti N,
Description: R65W of the 6th P.M., Weld County, CO
Location: North of and adjacent to County Road 4 and west of and adjacent to County Road 45.
Size of Parcel: 35 net acres Parcel No. 147327000068
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:
➢ Weld County Zoning Compliance, referral dated August 13, 2013
➢ Weld County Department of Public Works, referral dated March 8, 2016
1. Weld County Department of Public Health and Environment, referral dated March 8, 2016
r Weld County Department of Planning Services— Engineer, referral dated March 24, 2016
➢ Colorado Division of Water Resources, referral received March 21, 2016
• Anadarko, referral received March 23, 2016
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Colorado Department of Transportation, referral dated March 16, 2016
➢ Weld County Sheriff's Office, referral dated March 4, 2016
➢ Town of Hudson, referral dated March 9, 2016
• Weld County School District RE-3J, referral dated February 29, 2016
• Weld County Zoning Compliance, referral dated February 26, 2016
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Town of Lochbuie
➢ Weld County Department of Building Inspection
USR16-0008—New Deal Deicing Page 1
➢ Hudson Fire Protection District
➢ Adams County
➢ West Adams Soil Conservation District
Colorado Parks and Wildlife
USR16-0008—New Deal Deicing Page 2
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
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Planner: C. Gathman Hearing Date: 4/19/2016
Case Number: USR16-0008
Applicant: Ivar& Evelyn Larson Children's Trust CIO of Berven Industries DBA New Deal Deicing
Address: 12015 E. 46th Avenue, Suite 410, Denver, CO 80239
Representative: Laura Miao— New Deal Deicing
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (office, manufacturing and warehouse facility
for air field deicing production company), 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 B of Recorded Exemption RECX16-0006; part of the SE4SE4 of Section 27, Ti N,
Description: R65W of the 6th P.M., Weld County, CO
Location: North of and adjacent to County Road 4 and west of and adjacent to County Road 45.
Size of Parcel: 35 net acres Parcel No. 147327000068
Case Summary:
The applicants are proposing to construct a 21,600 square foot building to house offices, production and
warehousing space for a business that creates deicing products for airports. The application originally
indicated the possibility for two potential expansions of 30,000 square feet. After discussions with the
applicant, they have decided to remove this component from their application/request. The application
indicates that the facility would blend, pelletize, package, warehouse and ship low-corrosion
environmentally friendly deicing products for runway, taxiway and ramp surfaces. No outside storage
would be associated with the facility. The application indicates up to 10 employee vehicles and 1-2 semi-
trucks would access the site on a daily basis. The applicants have modified their application to indicate a
maximum of 15 employees would work at the facility. The applicants have decided to modify their hours
of operation to unlimited hours as they sometimes receive deliveries during nights and on weekends. The
facility is proposed to be served by a well and septic system. The application indicates that the site would
be planted in native seed around the sides, front and back and trees and shrubs would be planted in the
front and along the access drive into the proposed facility.
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.
USR16-0008—New Deal Deicing Page 3
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 amount of heavy vehicle traffic associated with the use is minimal (1-2 semi-trucks a
day). The application indicates that there will be no outdoor storage and the facility will be
landscaped with native grasses, trees and shrubs.
Section 22-2-20.1. A.Goal 9. states: "Reduce potential conflicts between varying land
uses in the conversion of traditional agricultural lands to other land uses."
A number of conditions of approval and development standards are proposed to address
potential impacts of this use including requiring a Road Maintenance and Improvements
Agreement to address impacts to the adjacent roads, noise standards and standards for
disposal of wastes to reduce the potential for nuisance conditions.
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 of the Weld County Code for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (office, manufacturing and warehouse facility for
air field de-icing production company), 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 in a rural agricultural area. Several
residences on rural residential parcels are located to the west, east and southeast of the
site. Four (4) residences are located approximately within '/ mile of the site to the west
and four (4) residences are located approximately within ' mile to the east and southeast
of the site. Agricultural land is located to the north and south of the site.
The applicant has received two letters of objection from three (3) surrounding property
owners. The letters state a number of concerns/objections including but not limited to:
Potential impacts to air and water quality. What guarantees are in place that hazardous
materials will not be manufactured? How will materials be monitored?
This use is not compatible with the surrounding area. This is an agricultural area that is
not an appropriate area for industrial use.
This will set a precedent for other agricultural/commercial uses to locate in this area.
Potential for exposure to noise and air pollution
County Roads are not adequate to support the increase in traffic
Lack of law enforcement, fire-fighting infrastructure, water and septic/sewer infrastructure
in the area makes it not appropriate for this use.
The application indicates that the chemicals associated with the manufacturing of the
deicing products are non-hazardous. No referral response was received from the Fire
District and the Weld County Sheriffs Office indicated no concerns in their referral
response dated March 4, 2016. The application indicates that up to ten (10) passenger
vehicles and an average of one (1) to two (2) semi-trucks would access the site on a daily
basis. A number of development standards and conditions of approval have been
attached to address impacts of the proposed use. A road maintenance and
improvements agreement is required to address dust, road damage. Development
standards requiring waste materials to be disposed of properly (to prevent nuisance
conditions) are attached along with a noise limit. Hours of operation are also attached as
a development standard. The Department of Planning Services is also requiring
USR16-0008—New Deal Deicing Page 4
screening/landscaping of the parking and loading areas associated with this use.
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 Hudson and Town
of Lochbuie. The Town of Hudson in their referral comments, dated March 9, 2016
indicated that they have no concerns. No referral response has been received from the
Town of Lochbuie.
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 35 acres delineated as "Other" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map.
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. 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 applicant shall address the requirements of the Colorado Division of Water Resources,
as stated in the referral response dated March 21, 2016. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
USR16-0008—New Deal Deicing Page 5
D. The applicant shall submit written evidence of a commercial well/water tap to the
Department of Planning Services and the Department of Public Health and Environment.
(Department of Planning Services)
E. The plan shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR16-0008 (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/or screening. The site plan shall be
modified to indicate the type of landscaping. The truck loading area and parking
areas shall be screened by either an opaque fence or minimum 6-foot tall conifers
and deciduous trees. (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 area for the vendors, customers and/or
employees. (Department of Planning Services)
9. County Road 4 is a paved 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)
10. County Road 45 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)
11. Show and label the approved access points (AP16-00056), and the appropriate
turning radii on the site plan. (Department of Public Works)
12. Show and label the approved tracking control on the site plan. (Department of Public
Works)
13. Show and label the entrance gate set back a minimum of 100ft from edge of shoulder.
(Department of Public Works)
14. Show and label the accepted drainage features and drainage flow arrows. The Water
Quality Feature shall be labeled as "Water Quality Feature/storm water detention, No
build or storage area" and shall include the calculated volume. (Department of
Planning Services- Engineer)
USR16-0008—New Deal Deicing Page 6
15. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property.
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 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 Public Works)
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 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)
USR16-0008—New Deal Deicing Page 7
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
New Deal Deicing
USR16-0008
1. A Site Specific Development Plan and Use by Special Review Permit, USR16-0008, for any Use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (office, manufacturing and warehouse facility for air field de-icing production
company), 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 hours of operation are unlimited, as stated on the application. (Department of Planning Services)
4. The number of on-site employees shall be 15, as stated on the application. (Department of Planning
Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. 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)
7. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
8. 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)
9. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and Environment)
10. 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)
11. 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)
12. The facility shall adhere to the maximum permissible noise levels allowed in the Light Industrial Zone
as delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
13. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times.
For employees or contractors on site for less than 2 consecutive hours a 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)
14. Any septic system located on the property must comply with all provisions of the Weld County Code,
USR16-0008—New Deal Deicing Page 8
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)
15. 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)
16. 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)
17. 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)
18. 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)
19. 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)
20. The property owner shall control noxious weeds on the site. (Department of Public Works)
21. 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)
22. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
23. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
24. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services - Engineer)
25. 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)
26. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
27. 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.
28. 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
USR16-0008—New Deal Deicing Page 9
Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services.
29. 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.
30. 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.
31. 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
USR16-0008—New Deal Deicing Page 10
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.
USR16-0008—New Deal Deicing Page 11
H N DEPARTMENT OF PLANNING SERVICES
a $6i 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3537
C v i FAX: (970) 304-6498
r
March 24, 2016
MIAO LAURA
12015 E 46TH AVE STE 410
DENVER, CO 80239
Subject: USR16-0008 - A Site Specific Development Plan and Use by Special Review Permit for any
Use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (office, manufacturing and warehouse facility for air field de-icing production
company), 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:
SE4SE4 SECTION 27, Ti N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 19, 2016, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on May 18, 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,
1�A Digitally signed by Kristine rf Ranslem
Reason:I am the author of this document
Date:2016.03.24 09:49:00-06'00'
Chris Gathman
Planner
N DEPARTMENT OF PLANNING SERVICES
i 1555 N 17th AVE
j ' r ^ GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
PHONE: (970)353-6100, Ext. 3537
ti ' Y FAX: (970)304-6498
February 25, 2016
MIAO LAURA
12015 E 46TH AVE STE 410
DENVER CO 80239
Subject: USR16-0008 - A Site Specific Development Plan and Use by Special Review Permit for any
Use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (office, manufacturing and warehouse facility for airfield de-icing production
company), 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:
SE4SE4 SECTION 27, Ti N, R65W 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:
Lochbuie at Phone Number 303-655-9308
Hudson at Phone Number 303-536-9311
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,
,� 1 _ Digitally o signed y Kririoef Randlem
��Y//�� Reason:l am the author of this document
�`r"- -- Date:2016.02.2514:05:16-07'00'
Chris Gathman
Planner
FIELD CHECK inspection dates: 4/7/2016
APPLICANT: Ivar& Evelyn Larson Children's Trust O/O of Berven Industries DBA New Deal Deicing
CASE #: USR16-0008
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for any Use permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (office, manufacturing and warehouse facility for air field deicing
production company), 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 B of Recorded Exemption RECX16-0006; pad of the SE4SE4 of Section 27, T1 N,
R65W of the 6th P.M., Weld County, CO
LOCATION: North of and adjacent to County Road 4 and west of and adjacent to County Road 45.
PARCEL ID #s: 147327000068
ACRES: 35 net acres
Zoning Land Use
N A N Communication Tower/Cropland
E A E Cropland/SF residences
S A S Cropland
W A W Cropland/SF residences
COMMENTS:
Existing farm field. Proposed USR site is at a lower topography that the adjacent properties to the east
and to the west.
•
Chris Gathman - Planner III
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