HomeMy WebLinkAbout20143077.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Melvin and Julie Ellis, c/o Scott McBride Case Number USR14-0038
Submitted or Prepared
Prior to At
Hearing Hearing
1 Surrounding Property Owner - Jeff Cook, letter received July 29, 2014 X
2 Surrounding Property Owner — Gerald and Dorothy Firestien and Mark X
Firestien , letter received July 30, 2014
3 Surrounding Property Owner — Petition signed by 27 surrounding property X
owners, received September 10, 2014
4 Surrounding Property Owner — Kevin and Courtney Bruckert, letter received X
September 10, 2014
5 Surrounding Property Owner — Judy Firestien , letter received September 15, X
2014
6 Letter to the surrounding property owners from the applicant about the project X
— from March 2014
I hereby certify that the six items identified herein was submitted to the Department of Planning Services
at or prior to the scheduled Planning Commissioners hearing .
._Il-
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Diana Aungst , Planner
RECEIVED
/ 0 LA 0,, , 6O, et. r) JUL 2 9 2014
( Weld County Planning D
GREELEY OFFICEmeet
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Case # USR14 -0038
Weld County Planning Services . Planner - Diana Aungst
The proposed project for & RV and boat storage , office building ,
dump station in a Agricultural zone district does not need 7 o be , &
n
the Bracewell area we have lived in this area for 50 T to years . ie
progect is within 25 feet of our farms . This project notdoes The
t
in with our farming or our cattle . Or or the people of this f l l
Community . Bracewell
Gerald & Dorothy Firestien & Mark Firestien .
RECEIVED
EX 1BIT JUL 3 0 2014
goti arm, Weld GREELEYnoFICErtment
Page lof3
Weld County Department of Planning Services
1555 N 17th Ave, Greeley, Co. 80631
Proposed Project: USR for RV and boat storage facility
Case #: USR14-0038
We the homeowners in the neighborhood of the proposed project, object to the proposed project.
Our neighborhood and surrounding area is composed of inestimable homes and surrounded with
farmland with a serene view from the east and west horizon. Taking a good look around this area one
can see that an RV and boat storage facility does not fit in with the current use of land in this area. It
would stand out and be an eye sore. The property of the proposed project would be a great place for
someone looking to join the neighborhood to have their place of occupancy and we have been
contacted by parties interested in buying the property to build a home.
Allowing this project would set precedence for the area thus allowing more of the same to follow. There
is plenty of real estate closer to industry and not so close to residences as this property is. We should
keep like usage of real estate grouped together. Keep industry closer to industry and residential close to
residential. Agriculture and residential are the current land usage in the area and they are very
compatible which is not the case for industry or the proposed business.
The said proposed project would be open 24 hours every day and while this may not cause a hassle
during the day, at night the noise of loading, hitching, coming and going, along with the bright lights of
the business and vehicles shining in our windows, would be very disturbing to the neighborhood when
most of us would be trying to sleep.
We believe that if this project were allowed it would devalue the inestimable price of our homes and
would affect our lively hood though the depreciation of our properties.
The increase in traffic congestion will be a burden and a nuisance to the area. County road 27 just north
of the property has a small hill that can cause impaired vision and when you add the increase in traffic
that the proposed project would bring with vehicles pulling in and out of the property, you now have the
potential for many traffic accidents.
Since a dump station would be installed, do we know that it will not contaminate the underground
water as the water level is very high for this area (8 feet below ground level)?
The railroad that runs along the south side of the property has an easement and there has been talk of a
second rail track to accommodate the rail road so this should be reviewed by them as well. Also, there
should be no disturbance to the eight inch gas pipeline that was recently installed by DCP.
EXHIBIT
Page 2 of 3
We the homeowners in the neighborhood of the proposed project, object to Proposed Project:
USR for RV and boat storage facility
Case #: USR14-0038 !'
Name: &oràC≥ IA ) d cr 5 MCj
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Address: M6R ? .St: IcR R D , 6-.rce ) e
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Address: 12L1 $ S L ; to k ea_ GretLtco 30 Co 3 Y
Name: C ° '6 Phone: 3 o Z - 3 a i f
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Address: /Z6q( (,r/ c-7 ! V
e Phone: 9 ?'O - ea-7a -188
Name: ney / n (Q r “ ChJ
Address: 1268' 1 Co Rot CV h
/150,_ Phone: q 4-0 .- 6 (VS - 2D4 3
Name: ,G ��L�- ��n�u "La, �
Address: / 75 ? t e ., R .. & L[ &
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Name: 73e7'/r re?),R--0 ,0,0�/� /�
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Name: -A , 6/_,, .—)
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Address: /2.10 ?-z._ ch, i o h Rd 1"--€.Je _.
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Phone: (7.7 0 3 C
Address: Jib c 0 .Shv soh Act Lc( c f a1 , C:11
Name: SeilAjti, 4 , /1 ' ,,t Phone: s 5o�� b ,fy , c� , I0, c,
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Address: i 01. 7- SC seL, cg G ( it ,..+,- Q, 3
Name: A4aI- k ASs571/es-c.2 Phone: 976- Oo2 •-c_5-y '"
Address: As2e0 O IOC 6 6 6'reek a Yew/
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Name: Li‘5 Q. L 00 5 Phone: 970 bb " 0
Address: 3 ) Cj ( `3 W C(Z a`j 6-f e e tikt (A)
Name: LcuiL ' ks4•e L OCR 5 Phone: 170 @ %
0 Q 57,
Address: 4j( L1. (. 77 UK I �S. att--(A)-( CD
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Name: kAC t res�--�'-Q�
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Name: i'vk IJ Phone: VC 3 m �/ y_3
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Name: / � � ., -
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Names GL"Z�/Lt ' lJ Y f �� . ,•
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Address: cM 0 p
1
Kevin & Courtney Bruckert
12681 County Road 64 '/2
Greeley, CO 80631
Weld County Department of Planning Services
1555 N 17th Ave
Greeley, CO 80631
Re: Case #USR14-0038
September 8, 2014
Members of the Planning Commission,
We are parties to a contract to purchase developed residential property bordered entirely on
the north by the project under consideration in the referenced case. Our family has occupied
the premises since March of 2014 while working out the details of our purchase. We also
currently own outright the 3 acre lot just west of our new home. We agreed to purchase both
parcels with the understanding that the area is zoned for agriculture, and with the belief that
we knew what that designation meant. Indeed , a reading of Article III of the zoning regulations
indicates to us that a commercial RV lot and boat storage facility is not allowed in an
Agricultural Zone District.
We generally support and adopt the objections raised by others, and we reserve the right,
with your permission , to raise additional issues and/or make other arguments at the hearings
scheduled on this matter. That said , we respectfully offer the following for your consideration:
1 . The submitted request for use by special review (USR) relies heavily upon the
questionable presumption that our property and the surrounding area is to be re-zoned for
industrial use pursuant to wording in the Comprehensive Plan For The North Greeley Rail
Corridor Subarea (see paragraphs 2 & 3 of the Site Specific Development Plan). While
perhaps a desirable goal for some, a change in zoning doesn't appear to be imminent, and if
and when it's actually proposed it will likely face stiff opposition, and may never happen .
Meanwhile, actual market-driven development in the area continues to lean toward the
residential . A visual survey between Vestas and the Budweiser plant to the west, and the
Teasdale Foods facility on the east (a distance along the railroad track of approximately 4
miles), indicates no industrial development whatsoever. However, new houses have been
built, including a large home currently under construction across County Road 64 '/2 from the
site in question. If this variance in zoning is allowed , it appears that it will be the only
non-compliant use in a sea of agricultural and residential properties, and to what end?
Certainly not to " . . . create opportunities for landowners to attract diverse, job-producing
industries to locate in the area . . .", which is a stated objective of the Comprehensive Plan
For The North Greeley Rail Corridor Subarea . Rather, this will be a +1- 6 acre parking lot
EXHIBIT
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smack dab in the middle of an agricultural and rural residential area which, according to the
Applicants' Plan, will employ only 2 people .
2. In apparent anticipation of objections to what some have described as an "eye sore", the
developers (in paragraph 6) describe in some detail how they will address this obvious, even
to them, problem. Mention is made of "attractive screening trees", etc. We wonder what
happens after the project is approved if planting trees becomes too expensive, or if it is
decided that other "improvements", like paving, aren't really necessary? Even if completed as
advertised, we are unconvinced that there is a way hide a chain-link fence and 300 vehicles
from view, which the developers seem to concede is necessary to reduce the unavoidable
impact of the facility.
3. This proposed business enterprise will be open 24 hours a day, seven days a week, every
day of the year. We have no way of knowing whether or not the estimates of usage, traffic
patterns, and other matters impacting the area are accurate, and neither do the developers.
Suffice it to say that there will be an impact and it can only be negative for existing residential
property owners. To what extent is anyone's guess.
4. Perhaps the most unsettling aspect of the proposal is the prospect of light pollution in a
rural area where is is now still possible to see the stars at night. We strongly object to our
serene community being daily, if not hourly (and probably constantly by lights which are likely
to be visible from miles away), disrupted by illumination, noise, and increased traffic.
We are scheduled to be out of town on a previously planned trip and may not be able to
personally attend the Hearing scheduled for September 16, 2014. We hereby authorize Larry
D. Sorrell to appear in our place and speak on our behalf. He may be contacted as follows:
Larry D . Sorrell
1545 Quitman St. #104
Denver, CO 80204
720-295-9577
sorrelllawoffices(a�gmail.com
Thank you for taking the time to carefully consider our objections, and those of others who
appear or have submitted statements.
Kevin Bruckert
•
Courtney Bruck
Enclosures: 4 photos
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September 15, 2014
Weld County Planning Commission
155 N . 17th Avenue
Greeley, Colorado 80631
Re: USR14-0038 - USR for RV and boat storage, office building and dump station in
the Agricultural Zone District located west of and adjacent to County Road
27approximately 0. 3 miles south of County Road 66
Members of the Weld County Planning Commission :
I am writing to object to the proposed RV and boat storage, office building, and dump station to
be located near the railroad tracks in the settlement of Bracewell northwest of Greeley. This
development will be a huge eyesore to the neighboring agricultural and residential community
and will greatly detract from the rural landscape now enjoyed by the residents of this area .
There are numerous concerns associated with this proposal:
1 . Hours of Use — This proposal suggests the business, Rest Stop Storage, will be in
operation on a 24 hour basis, seven days a week. There are at least five residences just
across the railroad tracks or just across the road that will be the most impacted by the
comings and goings of customers at potentially all hours of the day. Several of the
occupants of these residences, I would imagine, moved here to enjoy the peace and
quiet of the countryside. Other nearby families have been here for 30- 50 years. This will
be a disruption to their way of life.
2. Lighting — Due to the 24/7 nature of this business and the need for security while storing
RVs and boats, a good deal of lighting will be needed . Again , numerous residents
located very close to the proposed location will be greatly affected by this nuisance of
lights being on all night, (even though there is reference in the application to directing
lights away from residences).
3. Traffic — This business proposes the potential to store up to 300 RV or boat units with
daily traffic to the business being as high as 150 vehicles per day. This additional traffic
will be a burden and nuisance to the area .
4. Safety — The entrance to the business does not appear to be located in a safe location .
The small hill just north of the entrance could very well impair the vision of drivers
travelling from the north and could easily cause traffic accidents in this stretch of road as
large, slow moving RVs are trying to turn into the entrance. It also appears that there is
an exit from the business adjacent to the railroad tracks. Again , the small hill will impair
vision for drivers travelling south on County Road 27. The close proximity of the exit to
the railroad tracks seems congested and very unsafe.
EXHIBIT
2
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Uc5 , -oD -
5. Rural Landscape - The idea of potentially 300 RV units packed into a 6 acre lot with
some being under covered parking structures totally destroys the view and rural
landscape along this stretch of Weld County Road 27.
Development has come to this area and will continue to progress through the area. The
approved North Greeley Rail Corridor has been adopted , although the plan itself states it will
take "decades" for the corridor to develop and it does not appear any changes in zoning have
occurred as yet. It seems to make more sense to keep industrial development grouped together
and to allow the current land uses and zoning of this area — agricultural and residential - to
remain grouped as such .
Right to Farm - Simply stated , this is not the type of business the people of this community
would like to see locate in the middle of this agricultural and residential area and there is
concern such a business will decrease property values. Weld County's Right to Farm refers to
"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." This development detracts from all of those incentives.
The Weld County Comprehensive Plan refers to unincorporated communities and historic
townsites goals and policies. While not necessarily officially recorded as such, the settlement of
Bracewell might be referred to as an historic townsite, and as such, its rural character should be
maintained . The plan further states compatibility of new uses should be considered as it relates
to existing surrounding land uses. This business is not compatible with current surrounding land
uses.
In addition , the Weld County Comprehensive Plan states "Land use policies should support a
high-quality rural character which respects the agricultural heritage and traditional agricultural
land uses of the County" . It goes on to state "The natural landscape and vegetation
predominate over the built environment. Agricultural land uses and development provide the
visual landscapes traditionally found in rural areas and communities."
There are certainly other uses for this property. This proposal is an eyesore. Please don't
destroy the rural landscape and rural character of this community for lines of RVs ! Please do
what is right for the agricultural and residential community of Bracewell and DO NOT approve
this application .
Thank you for your time and consideration .
Sincerely ,
/7 t÷t.K .A.t. i
Jud Firestien
30951 County Road 27
Greeley , Colorado 80631
rIT
, i5ta. - c703 —
Hi,
We would like to take this opportunity to introduce ourselves as new neighbors to the area and include you in the development
of our property. We have been working with the sellers and Weld County as part of the development of the 6.7 acres of land on
the North West side of the railroad tracks and on the west side of WCR 27.
Over the past few years there have been many changes and planning for the future development of this and other surrounding
properties. Below are some of the changes:
Weld County, Greeley, and Windsor have designated this area as part of the North Greeley Rail Corridor.
This establishes the future heavy and light industrial uses of the property and how it is developed.
Weld County has developed plans to extend 83rd Ave north to connect with WCR 27. During this process they plan to eliminate
the current intersecting points of WCR 27 and WCR 64.5, creating a cul-de-sac just north of the current railroad crossing on WCR
27. (time period for this construction has not been determined)
Recently the property went through a dry-up covenant which eliminates future farming and agriculture activity on the
property.
ABOUT US:
Scott & Shani McBride
2200 San Miguel Drive
Severance, CO
970-214-6758
We have lived in Severance since 1999. We have 2 girls (18, 15 years old). We are very active in the community. Shani is the
leader of the Severance 4H (formerly Bracewell 4H) and often volunteers at the schools. Scott has coached local elementary and
middle school teams in robotics which includes various areas of science, technology, and teamwork skills.
Together we started and own Polyguard Window Well Covers since 2000. We manufacture and install custom window well co-
vers through-out Northern Colorado and Denver. For more information see out website at www.polyguardcovers.com
Development:
This property has been considered by a number of interested parties over the past year. Most recent activity involved plans by a
local company to relocate their concrete and asphalt crushing operations to this location. While this area is planned for heavy
industrial railroad associated businesses, Weld County would prefer a light industrial operation that would help buffer your resi-
dence from future heavy industrial development. Our plans include the operation of a Boat & RV storage facility designed to
attract the high-end recreational owner. It will feature a fully fenced perimeter with beautiful landscaping that will provide an
attractive view to those in the area. The site will provide dump station service and water to our customers. Full security with an
onsite manager to maintain and secure the property. We will have a NO JUNK policy. All items stored must be operable, li-
censed, and insured to protect the integrity of the facility, customers, and surrounding area. The facility will feature a secure
and gated entrance.
Weld County has been very supportive of this use and during the development process we would like to include our neighbors in
the process.
NEIGHBOR OPPORTUNITY
Additionally, as a resident neighbor we would like to extend to our direct neighbors the open invitation to use our dump station
services free of charge and allow a limited number of spaces for your use until we reach 80% capacity. At that time we would
continue to offer you a space at a discounted rate. We understand many of you have acreage for storage purposes but feel you
might have a need for the dump station services.
Please see the attached pages with additional information regarding this property.
Location : Located on the west side of WCR 27 just north of the railroad crossing.
Description : 6.7 acres previously owned and farmed by Gerald Firestein & family
Current status: Dry-up covenant recorded which removes all irrigation rights
so property is no longer irrigated farmland
1 tot IN.
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i Property is located within the newly
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created North Greeley Rail Corridor
��• , , Subarea Plan . This zoning and use
~ plan is a collaboration between
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Ir ./ 1 Primary use is for heavy industrial
(dark gray) railroad associated busi-
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it
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