HomeMy WebLinkAbout20162575.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: August 16, 2016
Case Number: USR16-0020
Applicant: Matthew Young, do Bill Hughes, Winters Hellerich and Hughes, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (storage and fabrication of materials including
steel pipe), 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 Recorded Exemption RE -4003; being part of the E2NE4 of Section 23, T3N,
Description: R66W of the 6th P.M., Weld County, CO
Location: Approximately 2,000 feet south of County Road 32; west of and adjacent to County
Road 35 Section Line
Size of Parcel: +/- 20.2 acres Parcel No. 1211-23-1-00-040
The criterion 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:
VVVVV
Weld County Zoning Compliance, referral dated May 31, 2016
Weld County Department of Public Works, referral dated June 17, 2016
Weld County Department of Public Health and Environment, referral dated June 28, 2016
Weld County Department of Planning Services - Engineering, referral dated June 28, 2016
Kerr-McGee Oil and Gas OnShore, LP, referral dated June 28, 2016
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
➢ Weld County Sheriff's Office, referral dated June 3, 2016
➢ West Greeley Soil Conservation District, referral dated June 13, 2016
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Platteville Fire Protection District
USR16-0020 MATTHEW YOUNG. Page 1 of 8
Planner:
Case Number:
Applicant:
Request:
Legal
Description:
Location:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Kim Ogle Hearing Date:
USR16-0020
Matthew Young, do Bill Hughes, Winters Hellerich and Hughes, LLC
August 16, 2016
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 (storage and fabrication of materials including
steel pipe), provided that the property is not a lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations
controlling subdivisions, in the A (Agricultural) Zone District.
Lot A of Recorded Exemption RE -4003; being part of the E2NE4 of Section 23, T3N,
R66W of the 6th P.M., Weld County, CO
Approximately 2,000 feet south of County Road 32; west of and adjacent to County
Road 35 Section Line
Size of Parcel: +/- 20.2 acres Parcel No. 1211-23-1-00-040
Case Summary:
Matt and Heather Young own and operate a fencing company utilizing pre -used pipe associated with the
oil field arena. The pipe is cleaned and fabricated into pipe fencing. The site will be used to park and
stage vehicles and equipment and will also have temporary storage of material associated with the
business. The company will employ up to two (2) outside employees at full operation. The hours of
operation are 8:00 AM to 4:00 PM Monday through Saturday. There will be a 1200 SF metal skinned
building previously constructed without a building permit. The property owner, applicant, will obtain a
building permit for the existing structure.
There is an active Zoning Violation (ZCV16-00029) on the property. This violation was initiated due to the
storage of a large quantity of fencing (pipe) materials without first completing the necessary Weld County
Zoning Permits. This case has not been presented to the Weld County Court Magistrate through the
Violation Hearing process.
If this application is approved by the Board of County Commissioners, the Conditions of Approval met and
the USR map recorded, these actions will correct this outstanding violation. If this application is denied,
staff is requesting that the Board of County Commissioners refer this case to the County Attorney's Office
to proceed with legal, but to delay legal action for 30 (thirty) days so that all commercial storage
(metal/pipe material) can be removed from the property and moved to another property that is approved
for such use.
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
USR16-0020 MATTHEW YOUNG, Page 2 of 8
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.2. A.Policy 7.2 states "Conversion of agricultural/and 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"
Per the application, the 20 acre dryland parcel is quite sandy and cannot be used for
farming purposes. Additionally, the surrounding adjacent dryland properties are not
being farmed due to the poor soil in the area. The property is located at least three
miles east of the Town of Platteville and outside of the current Intergovernmental
Agreement Area. Access to the property is from County Road 32, a paved road, then
heading south on County Road 35, an unmaintained County right-of-way. There are two
residences that utilize County Road south of County Road 32. Conditions of approval
and the development standards associated with this facility will ensure that the proposed
use is compatible with the vicinity and region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
Citing the following Code Sections, Section 23-3-40.S provides 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, 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.
Surrounding land uses are predominately large tract agricultural properties with limited
residential development. Staff has not received any inquiries from surrounding property
owners concerning this land use application. The Conditions of Approval require
screening of the outdoor storage and the Development Standards will address the on -site
lighting.
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 not located within the three (3) mile referral area of a municipality.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The property is not within the Geologic Hazard Overlay District, the Flood
Hazard Overlay District or the Airport Overlay District. The site is within the County -Wide
Road Impact Fee Area and the Capital Expansion Impact Fee areas.
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.
USR16-0020 MATTHEW YOUNG, Page 3 of 8
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 20 acres of "Other," lands per the 1979
Soil Conservation Service Important Farmlands of Weld County Map. The property
historically has been in pasture, however, at the time of this land use application, there is
no irrigation water associated with the property
G. Section 23-2-220.A.7 - There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development
Standards can ensure that there are adequate provisions for the protection of health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the Map:
A. The map shall be amended to delineate the following:
1. All sheets of the Map shall be labeled USR16-0020 (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 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 Lighting shall be shown on the map in accordance with Section 23-3-250.B.6 of
the Weld County Code. (Department of Planning Services)
6. County Road 32 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)
7. County Road 35 Section Line is shown to have 60 feet of unmaintained section line
right-of-way per the Weld County GIS right-of-way map. The applicant shall delineate
the existing right-of-way on the site plan. All setbacks shall be measured from the
edge of right-of-way. (Department of Public Works)
Show and label the section line Right -of -Way as "CR 35 Section Line Right of Way,
not County maintained" (Department of Public Works)
USR16-0020 MATTHEW YOUNG, Page 4 of 8
9. Show and label the approved access(es) (AP16-00272), and the appropriate turning
radii on the site plan. (Department of Public Works)
10. Show and label the entrance gate set back a minimum of 100ft from edge of
shoulder. (Department of Public Works)
11. Show and label the employee parking spaces with wheel stops on the map. Identify
parking areas for the company trucks, trailers, pipe racks and equipment.
(Department of Planning Services)
12. The applicant shall show the drainage flow arrows. (Department of Planning
Services -Engineer)
13. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
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)
If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be
required. (Department of Planning Services -Engineer)
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)
USR16-0020 MATTHEW YOUNG; Page 5 of 8
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Matt and Heather Young Fence Company
USR16-0020
1. A Site Specific Development Plan and Use by Special Review Permit, USR16-0020, 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 (storage and fabrication of materials including steel pipe), 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 8:00 a.m. - 4:00 p.m. Monday - Saturday, as stated in the application.
(Department of Planning Services)
4. The parking on the site shall be maintained. (Department of Planning Services)
5. The property owner shall control noxious weeds on the site. (Department of Public Works)
6. The access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Department of Public Works)
7. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
8. Access will be along unmaintained County right-of-way and maintenance of the right-of-way will not
be the responsibility of Weld County. (Department of Public Works)
9. The historical flow patterns and run-off amounts on site will be maintained. (Department of Planning
Services - Engineer)
10. The number of employees shall be restricted to two (2), as stated in the application. Department of
Planning Services)
11. 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)
12. 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)
13. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Planning Services -Engineering)
14. 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)
15. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
USR16-0020 MATTHEW YOUNG; Page 6 of 8
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)
16. 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)
17. 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)
18. 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)
19. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times.
For 2 or less full time (40 hour week) employees located 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)
20. 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)
21. 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)
22. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
23. 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.
24. 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.
25. 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.
26. 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
USR16-0020 MATTHEW YOUNG, Page 7 of 8
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
27. 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.
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.
USR16-0020 MATTHEW YOUNG, Page 8 of 8
July 15, 2016
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
HUGHES WILLIAM
5401 W 10TH ST STE 201
GREELEY, CO 80634
Subject: USR16-0020 - 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 (storage and fabrication of materials including steel pipe), 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 E2NE4 SECTION 23, T3N, R66W LOTAREC EXEMPT RE -4003 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 16, 2016, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on August 31, 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.weldcountyplanni ngcases.orq
If you have any questions concerning this matter, please call.
Respectfully,
Lan
Kim Ogle
Planner
Digitally signed by Kristine Ranslem
Reason: lam the author of this document
Date: 2016.07.15 11:36:15 -06'00'
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
May 31, 2016
HUGHES WILLIAM
5401 W 10TH ST STE 201
GREELEY, CO 80634
Subject: USR16-0020 - 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 (storage and fabrication of materials including steel pipe), 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 E2NE4 SECTION 23, T3N, R66W LOT A REC EXEMPT RE -4003 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.
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: 2016.05.31 15:04:44 -06'00'
Kim Ogle
Planner
FIELD CHECK- USR16-0020
Inspection Date: July 7, 2016
Applicant: Matthew Young, c/o Bill Hughes, Winters Hellerich and Hughes, LLC
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone Districts
(storage and fabrication of materials including steel pipe), 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 Recorded Exemption RE -4003; being part of the E2NE4 of Section 23, T3N, R66W of the 6th
P.M., Weld County, CO
Location: Approximately 2,000 feet south of County Road 32; west of and adjacent to County Road 35 Section
Line
Parcel ID #: 1211-23-1-00-040
Acres: 20 -F/-
Zoning
Land Use
N
Agriculture
N
Fenced vacant ground with oil and gas encumbrances
in pasture
E
Agriculture
E
Vacant ground, oil and gas encumbrances
S
Agriculture
S
Fenced vacant ground in pasture
W
Agriculture
W
Farley's Machine Shop and Fenced ground in pasture
Comments:
Access is off of CR 332 a two lane paved road onto CR 35 Section Line a maintained road with
substantial elevated "speed bumps" near the intersection of the two roads. Road is posted with 5 mph
signs with "Anadarko" name plate. The Speed bumps have similar notation. CR 5 is well maintained all
weather road and capable of two way traffic. Side road vegetation to the west is in long grasses, to the
east historic agricultural lands and fallow agriculture lands. Oil and gas tank batteries and associated well
head encumbrances are prevalent. There is underground piping and above ground valves and meters
visible.
The Young parcel is fenced in a pipe rail fence with two vehicular access gates and a single man gated.
All are locked and chained with No Trespassing signs prominently displayed. The northern most point of
access has a cattle guard in place. Lands closer to the road are in native pasture grasses, similar to the
neighboring properties. There is a mature stand of cottonwood trees adjacent to the road and fronting the
Young parcel. Pipe storage areas are well west of the road and are partially screened with a metal
opaque fence. There is a structure on the property with a lean to roof that is visible.
There are three residences in the immediate area, with all three sited closer to the CR 32/ CR 35
intersection. A fourth residence is located south of the property and is not visible from the Young
property.
Signe re
❑ Outbuilding(s) - 1 ❑ Access to Property - 2
n Oil & Gas Structures located on site and on adjacent properties
Note any commercial business/commercial vehicles that are operating from the site.
Hello