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SUMMARY SHEET
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Planner: Diana Aungst Hearing Date: November 17, 2015
Case Number: USR15-0056
Applicant: Lee Detterer do Scott McBride
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (RV and boat storage, an office building and a
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.
Legal Lot B AmRE-984; Part NW4NE4 Section 25, T6N, R67W R66W of the 6th P.M., Weld
Description: County, CO
Location: North of and adjacent to CR 64.75; west of and adjacent to CR 23.75
Size of Parcel: +/- 22.46 acres Parcel No. 0807-25-1-00-008
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:
➢ City of Greeley, referral dated October 1, 2015
➢ Town of Windsor, referral dated September 21, 2015
Weld County Department of Planning Services- Engineer, referral dated October 8, 2015
Weld County Department of Public Health and Environment, referral dated October 2, 2015
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Town of Severance, referral dated September 4, 2015
• Colorado Parks and Wildlife, referral dated September 9, 2015
• Weld County Sheriff's Office, referral dated September 4, 2015
▪ Weld County Zoning Compliance, referral dated September 4, 2015
▪ Weld County School District RE-4, referral dated September 4, 2015
▪ North Weld County Water District, referral dated September 21, 2015
• Northern Colorado Water Conservancy District, referral dated September 11, 2015
• State of Colorado, Division of Water Resources, referral dated September 21, 2015
• Weld County Department of Planning Services— Floodplain, referrals dated October 8, 2015
• Windsor/Severance Fire Protection District, email included in the application dated January 27, 2015
USR15-0056
Page 1 of 12
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Great Western Railroad
West Greeley Conservation District
usR15-0056
Page 2 of 12
II I i SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
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Planner: Diana Aungst Hearing Date: November 17, 2015
Case Number: USR15-0056
Applicant: Lee Detterer, do Scott McBride
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (RV and boat storage, an office building and a
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.
Legal Lot B AmRE-984; Part NW4NE4 Section 25, T6N, R67W R66W of the 6th P.M., Weld
Description: County, CO
Location: North of and adjacent to CR 64.75; west of and adjacent to CR 23.75
Size of Parcel: +/- 22.46 acres Parcel No. 0807-25-1-00-008
Case Summary:
The applicant is requesting a Use by Special Review permit for an RV and boat storage facility. The
facility will be built in two phases. Phase 1 will consist of a 9.5 acre area along the southern border and
will accommodate about 450 RVs, boats, and other associated vehicles and trailers. Phase 2 will consist
of a 10 acre area north of phase 1 and will provide storage for 450-800 RVs and boats. The land for
phase 2 will be kept in alfalfa until the storage demand requires expansion. There may be covered
storage built in the future. A 10x16 (160 square foot) office is being proposed as well as a restroom and
an RV dump station. The hours of operation are proposed to be March 1 to October 31 — 6:00 a.m. to
10:00 p.m. and November 1 to February 28 — 6:00 a.m. to 8:00 p.m. and by appointment after hours.
Customers will be assigned a unique assess code which will allow them to use the automatic keypad
entry/exit and access the site during hours of operation. There will be 2-3 full-time employees/owners
that will operate and manage the business and 4-5 part-time employees.
The property will be screened with a 6 foot steel panel fence on the south and east and a chain link fence
on the west and north. The north side of phase 1 will be fenced with 6 ft. chain link fencing material
allowing for easy removal when constructing phase 2. Upon expansion to phase 2 the west fence will be
constructed. The east and south perimeters may be lined with berms, if site soils are available, covered
in drought tolerant grass. Trees are proposed along CR 64.75 and CR 23.75. Light poles will be 20 feet
to 24 feet tall with shielded LED lights equipped with sensors and timers positioned through-out the facility
to provide additional safety and security. No exposed bulbs are allowed per the Weld County Code. A
5x3 (15 square foot) sign is proposed to the east of the entrance near the office. On January 20, 2016
this site will be in a Special Flood Hazard Area according to the DFIRM maps. If this application is
approved prior to the effective date of the DFIRM maps this project will be grandfathered. The site is
located in the North Greeley Rail Corridor Subarea.
USR15-0056
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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.
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.'
Phase 1 will consist of a 9.5 acre area along the southern border and will accommodate
about 450 RVs, boats, and other associated vehicles and trailers. Phase 2 will consist of
a 10 acre area north of phase 1 and will provide storage for 450-800 RVs and boats. The
land for phase 2 will be kept in alfalfa until the storage demand requires expansion.
There may be covered storage built in the future. A 10x16 (160 square foot) office is
being proposed as well as a restroom and an RV dump station. The hours of operation
are proposed to be March 1 to October 31 —6:00 a.m. to 10:00 p.m. and November 1 to
February 28 — 6:00 a.m. to 8:00 p.m. and by appointment after hours. There will be 2-3
full-time employees/owners that will operate and manage the business and 4-5 part-time
employees.
The property will be screened with a 6 foot steel panel fence on the south and east and a
chain link fence on the west and north. The north side of phase 1 will be fenced with 6 ft.
chain link fencing material allowing for easy removal when constructing phase 2. Upon
expansion to phase 2 the west fence will be constructed. The east and south perimeters
may be lined with berms, if site soils are available, covered in drought tolerant grass.
Trees are proposed along CR 64.75 and CR 23.75. Light poles will be 20 feet to 24 feet
tall with shielded LED lights equipped with sensors and timers positioned through-out the
facility to provide additional safety and security. No exposed bulbs are allowed per the
Weld County Code.
The screening, fencing, landscaping, and shielded lights assist in mitigating the impacts
of the facility on the adjacent properties and ensure compatibility with surrounding land
uses.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District Section 23-3-40.S. which allows a Site Specific Development
Plan and Use by Special Review Permit for any use permitted as a Use by Right, an
Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts, (RV and boat storage, an office building and a 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, and rural residences. The railroad borders
the site on the north. There is a house on the parcel that is north and adjacent to this
uSR15-0056
Page 4 of 12
site. The owner of this residence will be an employee for this USR. The Hillcrest
Subdivision is located north east of the site and north of the Great Western railroad
tracks. The Weld County Department of Planning Services has not received any
correspondence objecting to this USR. The applicant provided letters from three (3)
surrounding property owners that state that they do not object to this RV and boat
storage USR.
There are six (6) USRs located within one mile of this parcel. MUSR14-0008 for a kennel
and USR-942 for farm equipment and sales are located northwest of the site. Amended
USR-1144 for a 3000 head dairy is located northeast of the site. USR-1657 for a mineral
resource development facility and Amended USR-1125 for gravel mining are located
south of the site. USR-1541 for oil and gas production facility is located southwest of the
site.
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 City of Greeley, and the
Towns of Windsor and Severance. The Town of Severance in their referral comments,
dated September 4, 2015, indicated that they have no concerns. The City of Greeley in
their referral comments, dated October 1, 2015, recommended development standards
on landscaping, fencing materials, and lighting, paving of drive aisles and parking areas,
and buffering in the form of berms, fences, landscaping, or walls. The City of Greeley
comments also state:
"If in the future, City of Greeley water and sanitary sewer service is requested to
the property, then annexation into the City of Greeley will be required prior to the
City of Greeley providing utility service. The City of Greeley does not currently
provide utility services in the area of the subject property. The City of Greeley
and North Weld County Water District (NWCWD) have a Water Service
Agreement for providing water in this area. Please note that the City of Greeley
has first right of refusal for providing water to the subject property in accordance
with the executed Water Service Agreement; dated February 5th, 2013. The City
of Greeley agrees to NWCWD being the water service provider for the subject
property. The City of Greeley is in agreeance with Windsor-Severance Fire
Marshall that the available fire flow of 750 gpm will be adequate for the proposed
development as shown in this USR. If additional structures are proposed in the
future, the fire protection plan for the subject property should be reexamined at
that time. City of Greeley's 2035 Comprehensive Transportation Plan indicates
that Weld County Roads 64.75 and 23.75 are classified as 2 lane minor arterial
roadways, which require a 100 feet total public right-of-way (50 feet half right-of-
way) measured from the centerline of the road. Thank you for calling out the
future north half right-of-way for 64.75. Please show the future right-of-way line
for 23.75 on the site plan. Also note that all proposed structures (buildings and
paved areas) require a minimum set back of 25 feet from the future right of way
line. The subject property is within the Consolidated Law Ditch 100-year
floodplain. The entire subject property is in flood zone "A". The approximate
floodplain becomes effective on January 20, 2016. Please reference NFIP 44
CFR 60.3 (b) for requirements pertaining to an approximate floodplain. The City
of Greeley is in the process of working with Weld County on the future alignment
of WCR 64.75/64.5 to the east of the subject property. The proposed alignment
may affect the proximity of the subject property's southern boundary to WCR
64.75 along the east half of the property. The proposed alignment at this time will
not require any changes to the layout of the proposed development as shown on
this submittal."
USR15-0056
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The applicant has been in contact with the City of Greeley and is working to address the
City's concerns.
The Town of Windsor, in their referral comments dated September 21, 2015, state:
"The proposed development is located outside of and east of the Town's Growth
Management Area (GMA), Community Influence Area (CIA) and Windsor's East
Side Industrial Subarea Plan. However, the property is located adjacent to
Windsor's corporate limits and accesses WCR 64.75 (Eastman Park Drive)which
has been annexed by the Town of Windsor to the approximate southwest corner
of the subject property. In addition, the proposal is located along an entryway into
the Town of Windsor that experiences high volumes of commuter and truck traffic
throughout the day. Should the proposed Use by Special Review be approved,
the Town of Windsor would respectfully request that the following items be
addressed in any conditions of approval:
1. The proposed development is located in the floodplain depicted on the Weld
County Digitized Flood Insurance Rate Map. A floodplain development permit
will need to be obtained from Weld County.
2. Access permits and improvements:
a. Given the location of the access point to the property, any access and
road improvements will need to be coordinated between Weld County,
Greeley and Windsor regarding the respective portions of WCR 64.75
that converge at this location.
b. Due to the change of use and potential impacts to traffic on WCR 64.75,
an access permit should be applied for and granted by the appropriate
governing body.
c. The access should be realigned to be perpendicular to WCR 64.75.
d. Any road geometry identified by jurisdictional master plans, traffic
studies, street standards etc. should be incorporated into the
development. Common road improvements typically required for
developments along arterials include acceleration, deceleration, and left
turn lanes.
3. Please coordinate with the appropriate Fire Marshal regarding fire hydrant
and access requirements.
4. Earth berms and landscape buffers should be incorporated into plans to
screen views of the storage yard from WCR 64.75.
5. Solid or privacy fencing should be incorporated along the western side of the
site to screen the storage yard from traffic and adjacent properties.
6. Landscaping should be included around the office and sign.
7. Light sources shall be concealed or shielded so as to minimize uplight, spill-
light, glare and unnecessary diffusion on neighboring properties.
8. Please consider the oil, chemicals, and debris associated with RV, boat, and
truck parking, especially when located in the floodplain, and how water quality
will be addressed. "
The applicant responded in writing to Windsor's referral agency comments and stated
that they are working with the County concerning the floodplain and with Greeley
concerning the access point. The applicant submitted documentation from the Fire
Marshal with the application addressing the fire hydrant. The applicant also stated that
fencing, landscaping, and buffers, will screen the use from CR 64.75. Light sources are
required to be shielded and no exposed bulbs are allowed per the Weld County Code.
The Weld County Department of Public Health and Environment has included
Development Standards that address oil, etc. associated with RV, boat, and truck
parking.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
usR15-0056
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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 soils designated as "Prime (Irrigated)" per the 1979
Soil Conservation Service Important Farmlands of Weld County Map. The historic use of
the parcel was cropland on a center pivot. The USR will take about 23 acres of Prime
(Irrigated) Farmland out of production. However, the site is surrounded on three sides by
industrially zoned land and the northern boundary is the Great Western Rail.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
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. 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)
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR15-0056. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall delineate the trash collection areas. Section 23-3-350.H of the Weld
County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5) The map shall delineate the landscaping and/or screening. (Department of Planning
Services)
6) The map shall delineate the lighting. (Department of Planning Services)
7) Show and label the approved access (AP15-00469) on CR 23.75 and the appropriate
turning radii on the site plan. (Department of Planning Services- Engineer)
8) Show the approved City of Greeley access on the site plan and label with the approved
access permit number if applicable. (Department of Planning Services-Engineer)
USR15-0056
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9) Show and label the approved tracking control on the site plan. (Department of Planning
Services- Engineer)
10) Show and label the accepted drainage features and drainage flow arrows on the site
plan. Water quality features or stormwater ponds should be labeled as "Water Quality
Feature/Stormwater Detention, No-Build or Storage Area, Volume = "TBD" (Department
of Planning Services - Engineer)
11) Show and label all easements with the reception number and date of recording on the
site plan. (Department of Planning Services- Engineer)
12) Show the floodplain and floodway (if applicable) boundaries on the map. Label the
floodplain boundaries with the FEMA Flood Zone and FEMA Map Panel Number or
appropriate study. (Department of Planning Services- Floodplain)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper
copy or one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the map the applicant shall submit a Mylar
map along with all other documentation required as Conditions of Approval. The Mylar map shall
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The map shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar map and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this Use by Special
Review, as appropriate. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
sent to mapsco.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services - Engineer)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services - Engineer)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review map is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
uSR15-0056
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Lee Detterer do Scott McBride
USR15.0056
1. A Site Specific Development Plan and Use by Special Review Permit, USR15-0056, for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial
or Industrial Zone Districts, (RV and boat storage, an office building and a 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 3 full-time employees and 5 part-time employees, as
stated by the applicant. (Department of Planning Services)
4. The hours of operation are:
March 1 to October 31 —6:00 a.m. to 10:00 p.m.
November 1 to February 28—6:00 a.m. to 8:00 p.m.
And by appointment after hours, as stated by the applicant. (Department of Planning Services)
5. No derelict vehicles, as defined in Section 23-1-90 of the Weld County Code, shall be stored on
the site. (Department of Planning Services)
6. There shall be no storage of industrial and/or commercial vehicles, equipment and materials
allowed on site. (Department of Planning Services)
7. All vehicles located on the property must be operational with current license plates and tags.
(Department of Planning Services)
8. No hazardous materials shall be stored on site. (Department of Planning Services)
9. The parking on the site shall be maintained. (Department of Planning Services)
10. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
11. 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)
12. A Flood Hazard Development Permit is required for all construction or development occurring in
the floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA)
FIRM Community Panel Map #08123C-1504E effective date January 20, 2016 (John Law Ditch
Floodplain). Any development shall comply with all applicable Weld County requirements,
Colorado Water Conservation Board requirements as described in Rules and Regulations for
Regulatory Floodplains in Colorado, and FEMA regulations and requirements as described in 44
CFR parts 59, 60, and 65. The FEMA definition of development is any man-made change to
improved or unimproved real estate, including but not limited to buildings or other structures,
mining, dredging, filling, grading, paving, excavation, drilling operations, or storage of equipment
and materials. (Department of Planning Services- Floodplain)
13. Should noxious weeds exist on the property or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Planning
Services- Engineer)
uSR15-0056
Page 9 of 12
14. The site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking. (Department of Planning Services- Engineer)
15. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
16. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services - Engineer)
17. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Planning Services - Engineer)
18. 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)
19. 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)
20. 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)
21. 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)
22. This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
23. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. Sewage disposal for the facility shall be by septic system. Any septic
system located on the property must comply with all provisions of the Weld County Code,
pertaining to Onsite Waste Water Treatment Systems. (Department of Public Health and
Environment)
24. 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)
25. 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)
26. 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)
USR15-0056
Page 10 of 12
27. 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)
28. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
29. 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.
30. 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.
31. 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.
32. 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.
33. 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;
USR15-0056
Page 11 of 12
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, sand burs, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
USR15-0055
Page 12 of 12
MEMORANDUM
^'' =� TO: D. Aungst DATE: October 8, 2015
�1c o�u ?I FROM: Diana Aungst, CFM
SUBJECT: USR15-0056, RV Storage
PROJECT:
A Site Specific Development Plan and Use by Special Review Permit for any use permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone Districts, (RV
and boat storage,an office building and a 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.
PARCEL: 0807-25-1-00-008
COMMENT:
RV Storage is not allowed in the floodplain however, the current effective FIRM maps for this location
show it out of the floodplain (Zone C). The DFIRMs which will be effective on January 20, 2016 show
this site in the A Zone and regulated by FEMA as a 100 year floodplain. If the applicant receives
approval of this USR prior to January 20, 2016 this use will be grandfathered.
DELINEATE ON THE USR MAP:
Show the floodplain and floodway (if applicable) boundaries on the map. Label the floodplain
boundaries with the FEMA Flood Zone and FEMA Map Panel Number or appropriate study.
(Department of Planning Services - Floodplain)
DEVELOPMENT STANDARD:
A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C-1504E effective date will be January 20, 2016 (John Law Ditch
Floodplain). Any development shall comply with all applicable Weld County requirements, Colorado
Water Conservation Board requirements as described in Rules and Regulations for Regulatory
Floodplains in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60,
and 65. The FEMA definition of development is any man-made change to improved or unimproved
real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading,
paving,excavation,drilling operations,or storage of equipment and materials. (Department of Planning
Services - Floodplain)
H N DEPARTMENT OF PLANNING SERVICES
a86 1555 N 17th AVE
I1; n ^ GREELEY, CO 80631
I \ WEBSITE: www.co.weld.co.us
rE-MAIL: daungst@co.weld.co.us
�f PHONE: (970) 353-6100, Ext. 3524
"' C ,; N v i FAX: (970) 304-6498
October 26, 2015
MCBRIDE SCOTT
2200 SAN MIGUEL DRIVE
SEVERANCE, CO 80550
Subject: USR15-0056 - A Site Specific Development Plan and Use by Special Review Permit for any
Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or
Industrial Zone Districts (RV and boat storage, an office building, and a 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 NW4NE4 SECTION 25, T6N, R67W LOT B AMD REC EXEMPT AMRE-984 of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 17, 2015, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on December
30, 2015 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 0 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.org
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
�(J�1/✓�-05_. Reason:lam the author of this document
Date:2015.10.26 15:49:28-06'00'
Diana Aungst
Planner
N DEPARTMENT OF PLANNING SERVICES
i 1555 N 17th AVE
jr(
^ GREELEY, CO 80631 t '
' WEBSITE: www.co.weld.co.us
, E-MAIL: daungst@co.weld.co.us
rj, PHONE: (970)353-6100, Ext. 3524
ti Y / FAX: (970)304-6498
September 04, 2015
McBride Scott
2200 San Miguel Drive
Severance, CO 80550
Subject: USR15-0056 - A Site Specific Development Plan and Use by Special Review Permit for any
Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or
Industrial Zone Districts (RV and boat storage, an office building, and a 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 NW4NE4 SECTION 25, T6NN, R67W LOT B AMD REC EXEMPT AMRE-984 of the 6th P.M.,
Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s)for their review and comments:
Greeley at Phone Number 970-350-9780
Severance at Phone Number 970-686-1218
Windsor at Phone Number 970-674-2400
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
sa�/��gy.(
Av ( Reason:I am the author of this document
U�L Date:2015.09.04 10:14:06-06'00'
Diana Aungst
Planner
FIELD CHECK Inspection Date: 11/6/15
Case Number: USR15-0056
Applicant: Lee Detterer do Scott McBride
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (RV and boat storage, an office building and
a 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.
Legal Lot B AmRE-984; Part NW4NE4 Section 25, T6N, R67W R66W of the 6th P.M.,
Description: Weld County, CO
Location: North of and adjacent to CR 64.75; west of and adjacent to CR 23.75
Size of Parcel: +/- 22.46 acres Parcel No. 0807-25-1-00-008
Zoning Land Use
N A (Agricultural) N Agriculture/Great Western Rail
E A (Agricultural) E Agriculture/Rural Residential
S Municipal - Greeley S Industrial - Vestas storage yard
W Municipal - Windsor W Industrial - Owen-Illinois glass plant
COMMENTS:
The site is crop land with a center pivot. There is a ditch along the southern boundary parallel
to CR 64.75. No access points.
Diana Aungst, Planner
Ni. N DEPARTMENT OF PLANNING SERVICES
.86 '~ 1555 N 17th AVE
S`jj 'If^ , ^� GREELEY,Co 80631
r �P WEBSITE:www.co.weld.co.us
E-MAIL:daungst@co.weld.co.us
l�q , i J;) PHONE (970)353-6100, Ext.3524
W FAX:(970)304 6498
September 04,2015
McBride Scott
2200 San Miguel Drive
Severance, CO 80550
Subject: USR15-0056 - A Site Specific Development Plan and Use by Special Review Permit for any
Use Permitted as a Use By Right,an Accessory Use, or a Use By Special Review in the Commercial or
Industrial Zone Districts(RV and boat storage, an office building, and a 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 NW4NE4 SECTION 25, T6NN, R67W LOT B AMD REC EXEMPT AMRE-984 of the 6th P.M.,
Weld County,Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s)for their review and comments:
Greeley at Phone Number 970-350-9780
Severance at Phone Number 970-686-1218
Windsor at Phone Number 970-674-2400
Please call the listed Planning Commissions,for information regarding the date,time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
Av-cL l./ 11 Reason:I am the author of this document
Q Date:2015.09.04 10:14:06-06'00'
Diana Aungst
Planner
Hello