The URL can be used to link to this page

Browse Search

Home My WebLink About20142620.tiff ll' 1" \ LAND USE APPLICATION SUMMARY SHEET Planner: Diana Aungst Hearing Date: August 19, 2014 Case Number: USR14-0033 Applicant: Hankins Farm, LLC do Darren Hankins Request: A Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, in the A (Agricultural)Zone District. Legal Lot B RE-3901 being part of N2NE4 and Part S2NE4/E2SE4 of Section 20, T5N, R67W Description: of the 6th P.M., Weld County, CO Location: West of and adjacent to County Road 17 and north of and adjacent to County Road 54 Size of Parcels: +/- 233 acres Parcel Nos: 0957-20-1-00-004 and 0957-20-1-00-006 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: • Weld County Building Department, referral dated July 1, 2014 • Colorado Department of Transportation, referral dated August 8, 2014 • Weld County Public Works, referral dated July 28, 2014 and August 8, 2014 Weld County Department of Public Health and Environment, referral dated July 18, 2014 The Department of Planning Services' staff has received referral responses without comments from the following agencies: ➢ City of Greeley, referral dated July 22, 2014 • Town of Milliken, referral dated of Milliken, referral dated July 2, 2014 • Town of Windsor, referral dated of Windsor, referral dated July 8, 2014 ➢ Weld County Sheriff's Office, referral dated June 23, 2014 ➢ Little Thompson Water District, referral dated June24, 2014 ➢ Weld County Zoning Compliance, referral dated June 23, 2014 • Johnstown Fire Protection District, referral dated June 25, 2014 • Colorado Division of Parks and Wildlife, referral dated July 15, 2014 • State of Colorado, Division of Water Resources, referral dated July 10, 2014 • Northern Colorado Water Conservancy District, referral dated June 27, 2014 The Department of Planning Services' staff has not received responses from the following agencies: Larimer County ' Loveland and Greeley Canal Town of Johnstown ' Big Thompson Conservation District ➢ School District RE-5J USR14-0033 Page 1 of 10 SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW Planner: Diana Aungst Hearing Date: August 19, 2014 Case Number: USR14-0033 Applicant: Hankins Farm, LLC do Darren Hankins Request: A Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, in the A (Agricultural)Zone District. Legal Lot B RE-3901 being part of N2NE4 Section 20, T5N, R67W and Part S2NE4/E2SE4 of Description: Section 20, T5N, R67W of the 6th P.M., Weld County, CO Location: West of and adjacent to County Road 17 and north of and adjacent to County Road 54 Size of Parcels: +/- 233 acres Parcel Nos: 0957-20-1-00-004 and 0957-20-1-00-006 Case Summary: The applicant is requesting a Use by Special Review Permit for an Agri-tourism enterprise. The facility is proposed to be open seasonally from May 8 to November 8. Weekends only from May 8 to September 15 and Wednesday thru Sunday September 16 thru November 8. The hours of operation will vary; the earliest opening time will be 11:00 a.m. and the latest closing time will be 10:00 p.m. Some of the activities proposed are a corn maze, paintball courses, haunted attractions, petting zoo, hayrack rides, zip lines, helicopter rides, hot-air balloon rides, and local concerts. The events will culminate with a corn maze and a pumpkin festival in the fall. The application materials state that there may be as many as 500 people per day visiting the site. There will be 2 full-time employees and about 50 temporary employees in the fall. The applicant is dedicating 2+ acres to parking with designated ADA parking section, staff parking, and overflow parking. The application materials state there will be one 16 square foot sign per parcel for a total of two signs per the Weld County Code. The applicant is also proposing signage along County Road 54 and one off-site sign along US 34. On-site lighting is proposed and is shown on the submitted site plan. Water is provided by the Little Thompson Water District and portable toilets will be provided for customers and employees. The site is not in a Special Flood Hazard Area. 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.F.4. -A.Policy 6.4. states, "Encourage agri-tourism." USR14-0033 Page 2 of 10 Section 22-2-20.8.3. - A.Policy 2.3. states, in part, "Encourage development of ... agriculturally related businesses. Agricultural businesses and industries include those related to ... agri-tainment or agri-tourism uses." and Section 22-3-70. - TR.Goal 1. states, in part, "Recognize the importance of cultural and heritage tourism and recreation to local, regional and agricultural economies, including events and sites such as corn mazes." The applicant is requesting a Use by Special Review Permit for an Agri-tourism enterprise. The facility is proposed to be open seasonally from May 8 to November 8. Some of the activities proposed on site are a corn maze, paintball courses, haunted attractions, petting zoo, hayrack rides, zip lines, helicopter rides, hot-air balloon rides, and local concerts. The events will culminate with a corn maze and a pumpkin festival in the fall. The application materials state that there may be as many as 500 people per day visiting the site. There will be 2 full-time employees and about 50 temporary employees in the fall. The applicant has submitted a Lighting Plan and a Noise Abatement Plan. Adherence to these two plans along with the attached Development Standards and Conditions of Approval for this proposal will 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.C.5. & 6. which allows for Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, 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 properties are mainly utilized for pastures, crops, and rural residences. The closest residence is on the south side of County Road 54; approximately 130 feet south of the site. The closest residence to the proposed activities is on the east side of County Road 17; approximately 520 feet east of the site. Coyote Ridge Subdivision is located to the west of the site and the Loveland/Greeley Canal crosses through the northern parcel. There are eight (8) USRs located within one mile of this parcel. USR-154 for a 2,850 head feed lot is west of the site. Amended USR-1329 and Amended USR-672 both for gravel mining are located southwest of the site. USR-585 for a natural gas facility is located east of and adjacent to the site however it appears it has not been built. USR- 871 for three (3) radio towers, USR-1060 for a cellular tower, USR-796 for a microwave tower, and USR-1296 for a wholesale and retail nursery are all located east of the site. The Weld County Department of Planning Services has received one phone call and one letter from surrounding property owners. The letter outlines concerns about trash, dust, alcohol, noise, traffic, lighting, aviation activities, security, and the corn- egg- and pumpkin- cannons; the query from the phone call was about details of the activities proposed for this USR. The applicant has submitted a Lighting Plan and a Noise Abatement Plan. Adherence to these two plans along with the attached Development Standards and Conditions of Approval for this proposal will assist in mitigating the impacts of the facility on the adjacent properties and ensure compatibility with surrounding land uses. 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. USR14-0033 Page 3 of 10 The site is located within the three (3) mile referral area of the City of Greeley, and the Towns of Windsor, Milliken and Johnstown. The City of Greeley and the Town of Johnstown did not respond with any referral comments. The Towns of Milliken and Windsor in their referral comments dated July 2, 2014 and July 8, 2014, respectively, stated no concerns. 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. 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 115 acres designated as "Prime if they become Irrigated" and approximately 118 acres designated as "Prime (Irrigated)" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. This USR will not take "Prime (Irrigated)"farmland out of production. 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 ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and County. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. The Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the plat: A. The applicant shall address the requirements of the Colorado Department of Transportation, as stated in the referral response dated August 8, 2014. Evidence of such shall be submitted, in writing, to the Weld County Department of Planning Services. (Department of Building Inspection) B. The applicant shall address the requirements (concerns) of the Weld County Department of Building Inspection, as stated in the referral response dated July 1, 2014. Evidence of such shall be submitted, in writing, to the Weld County Department of Planning Services. (Department of Building Inspection) C. The applicant shall upgrade the entrance with a double cattle guards across both lanes (two traffic), not in the county right-of-way with adequate turning radius adjacent to CR 17. Recycled asphalt or road base is required to prevent tracking mud and debris from the site onto the county road. (Department of Public Works) D. A stop sign should be installed at the main entrance/exit as the County Road 17 is classified as an arterial. (Department of Public Works) USR14-0033 Page 4 of 10 E. A water quality feature to catch storm water run-off from the parking area needs to be sized for the parking area. (Department of Public Works) F. The plat shall be amended to delineate the following: 1) All sheets of the plat shall be labeled USR14-0033. (Department of Planning Services) 2) The attached Development Standards. (Department of Planning Services) 3) The plat shall be prepared per Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 4) The plat shall delineate the trash collection areas. Section 23-3-350.H of the Weld County Code addresses the issue of trash collection areas. Areas used for storage or trash collection shall be screened from adjacent properties and public rights-of-way. These areas shall be designed and used in a manner that will prevent trash from being scattered by wind or animals. (Department of Planning Services) 5) The approved Signage Plan, show details on the plat. (Department of Planning Services) 6) The approved Parking Plan, as shown on the plat. (Department of Planning Services) 7) The approved Lighting Plan, as shown on the plat. (Department of Planning Services) 8) The applicant shall delineate a parking and circulation layout plan for the overflow parking. The plan shall be dimensioned and demonstrate that there is adequate turning radii, internal circulation, and adequate access for emergency ingress and egress. (Department of Planning Services) 9) The applicant shall delineate on the site plan a staging area for cars on the main internal access road before the ticket booth and main parking area to avoid staging of vehicles on County Road 17. (Department of Public Works) 10) County Roads 17 and 54 are designated on the Weld County Road Classification Plan as arterial roads, which require 140 feet of right-of-way at full build out. There is presently 60 feet of right-of-way. An additional 40 feet shall be delineated on the plat as future County Road 17 and 54 rights-of-way. All setbacks shall be measured from the edge of future rights-of-way. The applicant shall verify the existing rights-of-way and the documents creating the rights-of-way and this information shall be noted on the plat. If the rights-of- way cannot be verified, they shall be dedicated. These roads are maintained by Weld County. (Department of Public Works) 11) Show the approved access on the plat and label it with the approved access permit number (AP#). (Department of Public Works) 12) Tracking control is required to prevent tracking mud and debris from the site on to the County Roadways. Place double cattle guards across both lanes at the entrance. (Department of Public Works) 2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County Department of Planning Services. Upon approval of the plat the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be submitted within one hundred twenty (120) days from the date of the Board of County Commissioners Resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) USR14-0033 Page 5 of 10 3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the plat not be recorded within the required one hundred twenty (120) days from the date of the Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each additional three (3) month period. (Department of Planning Services) 4. The Department of Planning Services respectfully requests a digital copy of this Use by Special Review, as appropriate. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be sent to maps@co.weld.co.us. (Department of Planning Services) 5. Prior to construction: A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to the start of construction. (Department of Public Works) 6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be issued on the property, until the Use by Special Review plat is ready to be recorded in the office of the Weld County Clerk and Recorder or the applicant has been approved for an early release agreement. (Department of Planning Services) USR14-0033 Page 6 of 10 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Hankins Farm, LLC do Darren Hankins USR14.0033 1. A Site Specific Development Plan and Use by Special Review Permit, USR14-0033, for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, 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 Guest Farm operating days are limited to Friday through Sunday from May 8 to September 15 and Wednesday through Sunday September 16 to November 8, as stated by the applicant. (Department of Planning Services) 4. The hours of operation will be: May 8 to September 15 Friday 5:00 p.m. — 10:00 p.m. Saturday 11:00 a.m. - 10:00 p.m. Sunday noon—6:00 p.m. September 16 to November 8 Wednesday and Thursday 5:00 p.m. —9:00 p.m. Friday 5:00 p.m. — 10:00 p.m. Saturday 11:00 a.m. - 10:00 p.m. Sunday noon—6:00 p.m., as stated by the applicant. (Department of Planning Services) 5. The facility is permitted for the following activities: Corn maze, thrill/haunted corn maze, tree maze, children's bale maze, haunted slough tour, live music/featured concert, paintball courses, mobile paintball tour, zip lines, family movie night, hayrack riders, trail rides, helicopter rides, farm animal petting zoo, pumpkin patch, mechanical bus, laser tag, hay bale pyramid, karaoke stage, corn-, egg-, and pumpkin cannons, draft horse pulling competition, livestock and dog demonstrations, farmer's market, mutton busting, roping competitions, food vendors, vintage plane fly-overs/air show, disc- and Frisbee golf, giant jump pillow, corn games, hot air balloon launch site, various kids activities, children's playground, children's tree houses, pumpkin launcher/catapult, barn/pet animal races, barrel train, corn sand box, pedal cars, obstacle course/fun runs, rope courses, and various educational agricultural demonstrations. (Department of Planning Services) 6. Modifications to proposed yearly activities shall be submitted in writing on or before June 1 of any given year. (Department of Planning Services) 7. The signage on the site shall be maintained in accordance with the approved Signage Plan. (Department of Planning Services) 8. The parking shall be maintained in accordance with the approved Parking Plan. (Department of Planning Services) 9. Prior to the sale of any alcoholic beverages applicant shall apply for and receive all appropriate State licenses. (Department of Planning Services) 10. The applicant shall maintain compliance with all the requirements of the Department of Labor & Employment's Public Safety requirements for Amusement Rides and Devices. Evidence shall be provided to the Department of Planning Services upon request. (Department of Planning Services) USR14-0033 Page 7 of 10 11. There shall be no open burning conducted on the site, with the exception to burning defined as "agricultural open burning" by Regulation No. 9 of the Colorado Air Quality Control Commission Regulations. (Department of Planning Services) 12. Materials used for paintball shall be considered non-toxic. (Department of Planning Services) 13. The applicant shall post"No Smoking" signs in sufficient location to ensure fire will not be allowed near corn stalks of flammable areas. (Department of Planning Services) 14. The applicant shall develop and maintain a plan for emergency medical response for individuals requiring medical attention on the site and within the corn maze. (Department of Planning Services) 15. The applicant shall continue to follow Traffic Control Plans which conform to the Manual on Uniform Traffic Control Devices (MUTCD) for all events at this facility. All Traffic Control Plans, at a minimum, must contain a flagger control, temporary traffic control signing, and cones. (Department of Planning Services) 16. 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 Section 15-1-180 of the Weld County Code. (Department of Public Works) 17. There shall be no staging or parking of vehicles on County Road 17. Utilize on-site parking only. (Department of Public Works) 18. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended)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., as amended. (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 applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health and Environment) 21. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be operated in accordance with the approved "dust abatement plan". (Department of Public Health and Environment) 22. This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified Zone District, 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. As this is a temporary or seasonal use that is utilized 6 months or less per year, 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) 24. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department of Public Health & Environment, Water Quality Control Division. (Department of Public Health and Environment) USR14-0033 Page 8 of 10 25. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations governing the regulation of food service establishments. (Department of Public Health and Environment) 26. If applicable, the applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal Industry. (Department of Public Health and Environment) 27. 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) 28. 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) 29. Building permit maybe 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; 2011 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) 30. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code. 31. 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. 32. 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. 33. 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. 34. 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 USR14-0033 Page 9 of 10 farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice for agricultural producers to utilize an accumulation of agricultural machinery and supplies to assist in their agricultural operations. A concentration of miscellaneous agricultural materials often produces a visual disparity between rural and urban areas of the County. Section 35-3.5- 102, C.R.S., provides that an agricultural operation shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that are commonly or reasonably associated with agricultural production. Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to assume that ditches and reservoirs may simply be moved "out of the way" of residential development. When moving to the County, property owners and residents must realize they cannot take water from irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water. Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and County roads outside of municipalities. The sheer magnitude of the area to be served stretches available resources. Law enforcement is based on responses to complaints more than on patrols of the County, and the distances which must be traveled may delay all emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave their jobs and families to respond to emergencies. County gravel roads, no matter how often they are bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities mean that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be more self-sufficient than urban dwellers. People are exposed to different hazards in the County than in an urban or suburban setting. Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations, high speed traffic, 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. USR14-0033 Page 10 of 10 H N DEPARTMENT OF PLANNING SERVICES a $6i 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: daungst@co.weld.co.us �f PHONE: (970) 353-6100, Ext. 3524 C v i FAX: (970)304-6498 r July 22, 2014 HANKINS DARREN 943 N 7TH ST JOHNSTOWN, CO 80534 Subject: USR14-0033 - A Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds in the A (Agricultural)Zone District. On parcel(s)of land described as: LOT B REC EXEMPT RE-3901 BEING PART OF THE N2NE4 SECTION 20, T5N, R67W AND PART OF THE S2NE4/E2SE4 OF SECTION 20, T5N, R67W of the 6th P.M., Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on August 19, 2014, at 1:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on September 3, 2014 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.org If you have any questions concerning this matter, please call. Respectfully, fir„ n Digitallysigned theby author e R3nhis dlom ("7`�r-,�,,,,U,7•�--'y``' Fason:lam the author of this document Date:2014.07.22 08:56:50-06'00' Diana Aungst Planner h N DEPARTMENT OF PLANNING SERVICES "••••• Lia ti 1555 N 17th AVE j ' r ^ 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 June 23, 2014 HANKINS DARREN 943 N 7TH ST JOHNSTOWN, CO 80534 Subject: USR14-0033 - A Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, in the A (Agricultural)Zone District. On parcel(s)of land described as: PT N2NE4 SECTION 20, T5N, R67W LOT B REC EXEMPT RE-3901 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 970-350-9741 Johnstown at Phone Number 970-587-4664 Windsor at Phone Number 970-674-2400 Milliken at Phone Number 970-587-4331 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. Resnectfully(filia. - Digitally signed author riof F�ndlm Fuson: ig the authorof this document Date:2014.06.23 09:50:43-06'00' Diana Aungst Planner MEMORANDUM :Ii, i J\ TO: Don Carroll, Public Works DATE: August 18, 2014 �o uN?Y-( FROM: Janet Lundquist, Public Works SUBJECT: USR14-0033 Hankins Entertainment After reviewing the submitted traffic information I have prepared the following comments: -CR 17 is an arterial road, which requires a 140-foot right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line. The applicant shall delineate or dedicate an additional 40-foot of right-of-way parallel to the CR 17 right-of-way for full build- out. -CR 54 is an arterial road, which requires a 140-foot right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line. The applicant shall delineate or dedicate an additional 40-foot of right-of-way parallel to the CR 54 right-of-way for full build- out. -The applicant is proposing from 250-500 people per day during the week and 500-1000 per day during the weekend. Based upon this volume of traffic a traffic study will be required. This traffic study will help determine if roadway improvements will be required on CR 17. -There are two access points for this facility AP14-00319 is an existing access to be upgraded and AP14- 00320 which is an existing access that is to be used for emergency access only. -Roadways Improvements may be triggered due to traffic associated with the facility including turn lanes onto CR 17; the following is a list of the triggers for turn lanes: a. 25vph turning right into the facility during a peak hour. b. 10vph turning left into the facility during a peak hour. c. 50 vph turning right out of the facility during a peak hour. -A stop sign will be required to be installed at the facility accesses onto CR 17. -No parking or staging of vehicles on the county road is allowed. Use on-site parking area. Page 1 of 1 C:\Users\tjuanicorena\AppData\Local\Microsoft\Windows\Temporary Internet Files\Low\Content.IE5\Y9PKZIFY\Traffic%20Review%20USR 14-0033%20[1].docx Diana Aungst Diana: As per the concerns of the Division of Water Resources (DWR), with regards to the water source to be used for dust control: Water from the Little Thompson Water District will be used for dust control purposes and not Greeley/Loveland Ditch water. Thank you, Darren Hankins Hankins Entertainment LLC darrcn(Lhankiusentcrtainmcut.com (c) 970-302-6223 t Diana Aungst Subject: FW: USR14-0033 Hankins Entertainment From: Hice-Idler, Gloria [mailto:gloria.hice-idler@state.co.us] Sent: Monday, August 18, 2014 11:50 AM To: Janet Lundquist Cc: Diana Aungst; Donald Carroll; Michelle Martin Subject: Re: USR14-0033 Hankins Entertainment 1 think that their traffic numbers are way too high. At least for the first year. I wouldn't be opposed to letting the operate for a year to see if they'll even consider doing again next year. Gloria Hice-Idler Region 4 Permits Manager Region 4 Permits Unit - Traffic CDOT COLORADO CO _j Department of Transportation P 970.350.2148 I C 970.381 .2475 I F 970.350.2198 1420 2nd Street, Greeley, CO 80631 gloria.hice-idler@state.co.us I www.coloradodot.info I www.cotrip.org You eat On Mon, Aug 18, 2014 at 11:30 AM, Janet Lundquist<jlundquist(cco.weld.co.us> wrote: Hi All, Better late than never, I attached a traffic review for USR14-0033. In addition to the request made by CDOT; I also made the request for a traffic study based upon the volume of traffic the facility is proposing. 1 think their numbers are off so I keep the turn lanes triggered instead of requesting them up front. I will be available tomorrow afternoon if you need assistance at the PC hearing. Janet Lundquist Traffic Engineer 1 Weld County Public Works Dept. P.O. Box 758, Greeley, CO 80632 Tele-970.356.4000 ext 3726 Fax- 970.304.6497 -.•-1 L `o rci r k � r Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. 2 FIELD CHECK Inspection Date: 8/8/2014 Case Number: USR14-0033 Applicant: Hankins Farm, LLC c/o Darren Hankins Request: A Site Specific Development Plan and Use by Special Review Permit for a Recreational Facility, with uses similar to those seen at a Guest Farm and Fairgrounds, in the A (Agricultural) Zone District. Legal Lot B RE-3901 being part of N2NE4 and Part S2NE4/E2SE4 of Section 20, Description: T5N, R67W of the 6th P.M., Weld County, CO Location: West of and adjacent to County Road 17 and north of and adjacent to County Road 54 Size of Parcels: +/- 233 acres Parcel Nos: 0957-20-1-00-004 and 0957-20-1-00-006 Zoning Land Use N A (Agricultural) N Agricultural E A (Agricultural) E Agricultural/Rural Residential S A (Agricultural) S Agricultural/Rural Residential W PUD-1032/A (Agricultural) W Agricultural/Rural Residential/PUD- Coyote Ridge COMMENTS: There are two parcels the parcel to the north contains a single family residence and some outbuildings. The remainder of the site is in crops or vacant land that where the topography is too hilly to be farmed. There arrmed.. Thhheere are about 4 access points off of CR 17 including a ditch access. Diana Aungst, Hello