HomeMy WebLinkAbout20163375.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Diana Aungst Hearing Date: October 18, 2016
Case Number: USR16-0027
Applicant: Margolis Land Company LLC and John S. Van Anne clo Russ Knodel
Request:
Legal
Description:
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 (Outdoor storage of RVs, Boats, ATVs, vans,
standalone campers, motorhomes, 5th wheel trailers, pickup trucks with or without
attached campers, and other similar items including industrial or commercial vehicles
and flatbed trailers, an office and an RV dump station) 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 B of RE -4217; Part NW4 Section 32, TIN, R66W of the 6th P.M., Weld County, CO
Location: South of and adjacent to New Energy Drive (CR 4); approximately 650 feet east North
of Main Street (CR 27)
Size of Parcel: +1- 10.01 acres Parcel No. 1471-32-0-00-090
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:
ie Weld County Department of Public Works, referral dated September 7, 2016
Weld County Department of Planning Services - Engineer, referral dated September 20, 2016
Weld County Department of Public Health and Environment, referral dated September 15, 2016
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
City of Fort Lupton, referral dated August 25, 2016
Weld County School District RE -27J, August 22, 2016
Weld County Sheriffs Office, referral dated August 22, 2016
Colorado Parks and Wildlife, referral dated August 25, 2016
Weld County Zoning Compliance, referral dated August 18, 2016
Brighton Fire Protection District, referral dated September 14, 2016
State of Colorado, Division of Water Resources, referral dated September 15, 2016
USR16-0027
Page 1 of 10
The Department of Planning Services' staff has not received responses from the following agencies:
f f f f 1 )61
Adams County
City of Brighton
Town of Lochbuie
West Adams Conservation District
Colorado Department of Transportation
Central Colorado Water Conservancy District
Weld County Department of Building Inspection
USR16-0027
Page 2 of 10
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Diana Aungst Hearing Date: October 18, 2016
Case Number: USR16-0027
Applicant: Margolis Land Company LLC and John S. Van Anne clo Russ Knodel
Request:
Legal
Description:
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 (Outdoor storage of RVs, Boats, ATVs, vans,
standalone campers, motorhomes, 5th wheel trailers, pickup trucks with or without
attached campers, and other similar items including industrial or commercial vehicles
and flatbed trailers, an office and an RV dump station) 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 B of RE -4217; Part NW4 Section 32, TIN, R66W of the 6th P.M., Weld County, CO
Location: South of and adjacent to New Energy Drive (CR 4); approximately 650 feet east of
North Main Street (CR 27)
Size of Parcel: +1- 10.01 acres Parcel No. 1471.32-0-00-000
Case Summary:
The applicant is requesting a USR for outdoor storage of RVs, boats, and trailers. A future 8'x16' office
and RV dump station are proposed. Adequate parking will be provided for the office. One employee is
proposed and customer entry will be with a key -coded -gate. About 400 -storage stalls will be available at
full build out. The hours of operation are proposed to be 24 -hours a day 1 7 -days a week. The application
materials state that a 6 -foot chain -link fence with a 12 inch barbed-wire cap will surround the perimeter of
the storage area. The section of fence abutting CR 4 will have tan netting to screen the storage area from
the public right-of-way. All landscaping will be along CR 4. Two trees will be located at the entrance and
tall grass will be planted in mounds every 50 feet along the fence between the fence and the retention
ponds. Solar driveway lights will be installed along the drive. The remaining area outside the fence will
be landscaped with native grass, rock, or mulch. The sign, landscaping, lighting and parking are all shown
on the USR map.
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.
USR16-0027
Page 3 of 10
Section 22-2-20.G - A.Goal 7 states, "County land use regulations should protect the
individual property owner's right to request a land use change." And Section 22-2-20.G.2
- A.Policy 7.2 states, "Conversion of agricultural land to nonurban residential,
commercial, and industrial uses should be accommodated when the subject site is in an
area that can support such development, and should attempt to be compatible with the
region."
The applicant is requesting a USR for outdoor storage of RVs, boats, and trailers. A
future 8'x16' office and RV dump station are proposed. Adequate parking will be provided
for the office. One employee is proposed and customer entry will be with a key -coded -
gate. About 400 -storage stalls will be available at full build out. The hours of operation
are proposed to be 24 -hours a day / 7 -days a week. The application material state that a
6 -foot chain -link fence with a 12 inch barbed-wire cap will surround the perimeter of the
storage area. The section of fence abutting CR 4 will have tan netting to screen the
storage area from the public right-of-way. All landscaping will be along CR 4. Two trees
will be located at the entrance and tall grass will be planted in mounds every 50 feet
along the fence between the fence and the retention ponds. Solar driveway lights will be
installed along the drive. The remaining area outside the fence will be landscaped with
native grass, rock or mulch.
The proposed facility is in an area that can support this development. The proposed
screening, Development Standards, and Conditions of Approval will assist in mitigating
the impacts of the facility on the adjacent properties and ensure compatibility with
surrounding land uses and the region.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District 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 (Outdoor storage of RVs, Boats, ATVs, vans, standalone campers,
motorhomes, 5th wheel trailers, pickup trucks with or without attached campers, and
other similar items including industrial or commercial vehicles and flatbed trailers, an
office and an RV dump station) 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 adjacent lands consist of pastures, crops, rural residences. Vestas is north of the
site across CR 4 and there is a construction company on the parcel west of and adjacent
to the site. The closest residence is also located on the same parcel as the construction
company.
There are fourteen (14) USRs within one mile of the site. With 8 of the 14 being located
west of Highway 85; the site is located east of Highway 85. USR-1172, USR-1350,
Amended USR-905, USR-968 are all gravel mining USRs located west of the site along
the South Platte River. MUSR14-0002 for a gravel pit, asphalt and storage and USR-
1373 for a concrete batch plant are located west of the site. USR-1493 and USR-1744 for
commercial junkyards and salvage facilities are located north and west of the site. USR-
969 for a water ski club, USR-1402 for a maintenance shop, USR-1676 (Vestas) for
research, repair and manufacturing (now annexed into Brighton), and Amended USR-
1458 for mineral resource development are all located north of the site. USR-1658 for a
construction business is located west of and adjacent to the site. USR-226 for oil tanks is
located north of and adjacent to the site (also annexed into Brighton).
The Weld County Department of Planning Services has not received any correspondence
from the surrounding property owners that object to this USR.
USR16-0027
Page 4 of 10
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 Lochbuie and the
Cities of Fort Lupton and Brighton. The site is also located within the Intergovernmental
Area (IGA) for the City of Fort Lupton. The Town of Lochbuie and the City of Brighton did
not respond with any referral agency comments. The City of Fort Lupton in their referral
agency comments dated August 25, 2016 indicated no concerns.
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 10.00 acres of soils designated as
"High Potential Dry Cropland - Prime if they Become Irrigated", per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. The USR will not take
any "Prime (Irrigated)" farmland out of production.
C. 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 CountyCode), 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 USR16-0027. (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)
USR16-0027
Page 5 of 10
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, if applicable. (Department of Planning Services)
8) Show the approved City of Brighton accesses on the site plan and label with the
approved access permit number if applicable. (Department of Public Works)
9) The applicant shall show and label the accepted drainage features and drainage flow
arrows. Water quality features or stormwater ponds should be labeled as "Stormwater
Retention, No -Build or Storage Area" and shall include the calculated volume.
(Department of Planning Services -Engineer)
10) Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copy or one (1) electronic copy (.pdf) of the 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 format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
6. 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)
USR16-0627
Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Margolis Land Company LLC c/o Russ Knodel
USR16-0027
1. A Site Specific Development Plan and Use by Special Review Permit, USR15-0027, 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 (Outdoor storage of RVs, Boats, ATVs, vans, standalone campers,
motorhomes, 5th wheel trailers, pickup trucks with or without attached campers, and other similar
items including industrial or commercial vehicles and flatbed trailers, an office and an RV dump
station) provided that the property is not a lot in an approved or recorded subdivision plat or lots
parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District, subject to the Development Standards stated hereon. (Department of
Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The number of on -site employees shall be one (1). (Department of Planning Services)
4. The hours of operation are 24 -hours a day / 7 -days a week. (Department of Planning Services)
5. The landscaping/screening 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. 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)
8. All vehicles located within the RV storage area must be operational with current license plates
and tags. (Department of Planning Services)
9. There shall be no storage of industrial and/or commercial vehicles, equipment or materials.
(Department of Planning Services)
10. No hazardous materials shall be stored on site. (Department of Planning Services)
11. The property owner shall control noxious weeds on the site. (Department of Public Works)
12. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services -Engineer)
13. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services -Engineer)
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 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)
USR16-0027
Page 7 of 10
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 facility
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. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
19. Any septic system located on the property must comply with all provisions of the Weld County
Code, pertaining to Onsite Waste Water Treatment Systems. A permanent, adequate water
supply shall be provided for drinking and sanitary purposes. (Department of Public Health and
Environment)
20. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. For 10 or less customers or visitors per day, and 2 or less full time
employees on site, portable toilets and bottled water are acceptable. Records of maintenance
and proper disposal for portable toilets shall be retained on a quarterly basis and available for
review by the Weld County Department of Public Health and Environment. Portable toilets shall
be serviced by a cleaner licensed in Weld County and shall contain hand sanitizers. (Department
of Public Health and Environment)
21. RV dump stations shall be connected to an appropriately engineer designed Onsite Waste Water
Treatment System which complies with all provisions of the Weld County Code, pertaining to
Onsite Waste Water Treatment Systems. (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.
USR16-0027
Page 8 of 10
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.
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)
USR16-0027
Page 9 of 10
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
USR16-0027
Page 10 of 10
September 28, 2016
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
KNODEL RUSS
716S9TH AVE
BRIGHTON, CO 80601
Subject: USR16-0027 - 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 (Outdoor storage of RVs, Boats, ATVs, vans, standalone campers, motorhomes,
5th wheel trailers, pickup trucks with or without attached campers, and other similar items including
industrial or commercial vehicles and flatbed trailers, an office and an RV dump station) 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 NW4 SECTION 32, T1 N, R66W LOT B REC EXEMPT RE -4217 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 18, 2016, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 9, 2016
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.orq
Page 2 of 2
If you have any questions concerning this matter, please call.
Respectfully,
"a
I\IRi2 n no l IPe nnniC
U
Diana Aungst
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2016.09.28 08:38:21 -06'00'
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3524
FAX: (970) 304-6498
August 18, 2016
KNODEL RUSS
716 S 9TH AVE
BRIGHTON, CO 80601
Subject: USR16-0027 - 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 (Outdoor storage of RVs, Boats, ATVs, vans, standalone campers, motorhomes,
5th wheel trailers, pickup trucks with or without attached campers, and other similar items including
industrial or commercial vehicles and flatbed trailers, an office and an RV dump station) 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 NW4 SECTION 32, T1N, R66W LOT B REC EXEMPT RE -4217 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Departments for their review and comments:
Brighton at Phone Number 303-655-2000
Fort Lupton at Phone Number 303-857-6694
Lochbuie at Phone Number 303-655-9308
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
dc=ou Use . , dc=CO, Ransl O, dc=CO, ou=Weld County, ou=Planning,
J f1 ou=Users, cn=Kristine Ranslem
Reason: I am the author of this document
Date: 2016.08.18 08:42:16 -06'00'
Diana Aungst
Planner
FIELD CHECK
Inspection Date: 10/7/2016
Case Number: USR16-0027
Applicant:
Request:
Legal
Description:
Location:
Size of Parcel:
Margolis Land Company LLC and John S. Van Anne c/o Russ Knodel
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 (Outdoor storage of
RVs, Boats, ATVs, vans, standalone campers, motorhomes, 5th wheel
trailers, pickup trucks with or without attached campers, and other similar
items including industrial or commercial vehicles and flatbed trailers, an office
and an RV dump station) 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 B of RE -4217; Part NW4 Section 32, Ti N, R66W of the 6th P.M., Weld
County, CO
South of and adjacent to New Energy Drive (CR 4); approximately 650 feet
east North of Main Street (CR 27)
+/- 10.01 acres
Parcel No. 1471-32-0-00-090
Zoning
Land Use
N
Municipal - Brighton
N
Vacant land
E
A (Agricultural)
E
Agriculture
S
A (Agricultural)
S
Agriculture
W
A (Agricultural)
W
USR-1658 Construction Company
COMMENTS:
The site is vacant land with no structures. The access to the site is off of CR 4.
Diana Aungst, Planner
Diana Aungst
From:
Sent:
To:
Subject:
Russ Knodel<qualitymaintenanceservice7@gmail.com>
Tuesday, September 20, 2016 1:03 PM
Diana Aungst
Letter for Brighton fire dept.
Affordable Open Storage LLC. Russ Knodel owner
Usr16-0027
I will comply with all issues stated from Brighton fire dept. in the construction and operation of storage yard.
Thank you
Russell G Knodel
Sent from my iPhone
1
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