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III r _ 1i LAND USE APPLICATION
SUMMARY SHEET
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Planner: Diana Aungst Hearing Date: January 21, 2014
Case Number: USR13-0051
Applicant: Teresa Anderson
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 (a 75 space RV park, an existing mobile home,
a caretaker's residence, an office, a maintenance storage building, and outside storage
for vehicles, boats, trailers, cars, and other misc items) 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 of Amended Recorded Exemption AmRE-4025 Being part of NW4 Section 26
Description: T2N R67W of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 18; East of and adjacent to County Road 21
Size of Parcel: +/- 23 acres Parcel No. 1311-26-2-00-035
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:
RE-8 School District, referral dated October 30, 2013
Fort Lupton Fire Protection District, referral dated November 20, 2013
Colorado Division of Parks and Wildlife, referral dated October 31, 2013
Northern Colorado Water Conservancy, referral dated October 25, 2013
• Weld County Department of Public Works, referral dated November 21, 2013
Weld County Department of Building Inspection, referral dated November 27, 2013
Weld County Department of Public Health and Environment, referral dated November 20, 2013
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Town of Frederick, referral dated November 14, 2013
Division of Water Resources, referral dated October 28, 2013
• Weld County Zoning Compliance, referral dated October 24, 2013
The Department of Planning Services' staff has not received responses from the following agencies:
• Town of Firestone
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City of Fort Lupton
• Weld County Sheriffs Office
• Weld County Ambulance Services
• Central Weld County Water District
Platte Valley Soils Conservation District
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SPECIAL REVIEW PERMIT
✓ � �' ADMINISTRATIVE REVIEW
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Planner: Diana Aungst Hearing Date: January 21, 2014
Case Number: USR13-0051
Applicant: Teresa Anderson
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 (a 75 space RV park, an existing mobile home,
a caretaker's residence, an office, a maintenance storage building, and outside storage
for vehicles, boats, trailers, cars, and other misc items) 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 of Amended Recorded Exemption AmRE-4025 Being part of NW4 Section 26
Description: T2N R67W of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 18; East of and adjacent to County Road 21
Size of Parcel: +/- 23 acres Parcel No. 1311-26-2-00-035
Case Summary:
The applicant, Ms. Teresa Anderson, is requesting a Use by Special Review (USR) permit to construct a
seventy-five space RV Park and two acres of RV storage. The application materials state that a
caretaker's residence, an office, and a maintenance storage building may be constructed in the future.
The two acres of outdoor storage will include storage of vehicles, boats, trailers, cars, and other misc
items. According to the application the "other misc items" include, vans, stand-alone campers, motor
homes, 5'h wheel trailers, small, medium, and large pick-up trucks with or without attached campers,
boats with trailers, commercial and industrial vehicles and equipment and other similar items.
The applicant has proposed screening for the RV Park and the storage area. The RV Park will be
screened with landscaping and the storage area will be screened with a security fence. The hours of
operation are proposed to be 24/7, and the maximum number of employees will be six (6). Coded entry
will be available 24/7 at the front gate. This entry area will be lighted but no other lighting is proposed for
the RV Park or the storage area.
Noise will be restricted to the level allowed in the commercial zone district the application materials state
that after 10:00 p.m. no loud music will be allowed. The application materials include a "can serve" letter
from the Water District for the RV Park. The application materials state that there will be two septic
systems built to serve the RV Park, the office/caretaker building, and the shower house. An RV dump
station is also proposed.
There is an existing mobile home on the site that is owned and occupied by the applicant. There is also a
100 foot x 33 foot barn, and several out-buildings on the site.
USR13-0051
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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."
The applicant is proposing a seventy-five space RV Park and two acres of RV storage. A
caretaker's residence, an office, and a maintenance storage building may be constructed
in the future. The two acres of outdoor storage will include vehicles, boats, trailers, cars,
and other misc items.
Section 22-2-20.G.2 - A.Policy 7.2 states, "Conversion of agricultural land to nonurban
residential, commercial, and industrial uses should be accommodated when the subject
site is in an area that can support such development, and should attempt to be
compatible with the region."
The RV Park will be screened on all sides with landscaping and the storage area will be
screened with a security fence. Coded entry will be available 24/7 at the front gate. This
entry area will be lighted but no other lighting is proposed for the RV Park or the storage
area. Noise will be restricted to the level allowed in the commercial zone district the
application materials state that after 10:00 p.m. no loud music will be allowed.
The proposed Landscaping/Screening Plan and Noise Abatement Plan along with the
Development Standards and the other Conditions of Approval, will assist in mitigating the
impacts of the facility on the adjacent properties.
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 a use permitted as a Use By Right, an
Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone
Districts provided that the property is not a lot in an approved or recorded subdivision plat
or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A(Agricultural)Zone District.
C. Section 23-2-220.A.3 — The uses which will be permitted will be compatible with the
existing surrounding land uses.
The adjacent properties are mainly utilized for pastures, crops, and rural residences.
County Road 18 borders the site on the north and County Road 21 border the site on the
west. The adjacent lands to the south and east are pastures and cropland.
The closest residence is approximately 160 feet north of the north property line. There
are seven (7) USRs located within one mile of this parcel. USR-1063 for a gas line is
located approximately one-half mile west of the site. USR-1408 for a second single-family
dwelling and USR-1184 for an equine breeding and training operation are located one
mile north of the site. USR-62 for a turkey farm, which is no longer in business, is located
just north of County Road 18. USR-813 for a second single-family dwelling and
Amended USR-1231 for a 4,000 head dairy are located approximately one-half mile
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southwest of the site. USR-514 for gravel mining is located approximately four-tenths of
a mile southeast of the site, currently there is no evidence of mining on this property. The
Weld County Department of Planning Services has not received any correspondence
from the surrounding property owners.
The proposed Landscaping Plan and Noise Abatement Plan along with the Development
Standards and the other Conditions of approval, will assist in mitigating the impacts of the
facility on the adjacent properties.
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 Fort Lupton, the
Town of Firestone, and the Town of Frederick. The City of Fort Lupton's referral dated
November 14, 2013 indicated no concerns. The Town of Firestone and the Town of
Frederick did not respond with any referral comments.
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 existing and proposed facility is located on soils designated primary as "Prime if they
become Irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld
County Map. The proposed USR will not take any 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 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 plat:
A. The applicant shall attempt to address the requirements of the Fort Lupton Fire Protection
District, as stated in the referral response dated November 20, 2013. Written evidence of
such shall be submitted to the Weld County Department of Planning Services. (Department
of Planning Services)
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B. The applicant shall attempt to address the requirements of the Colorado Parks and Wildlife,
as stated in the referral response dated October 31, 2013. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
C. The applicant shall attempt to address the requirements of the Northern Colorado Water
Conservancy District, as stated in the referral response dated October 25, 2013. Written
evidence of such shall be submitted to the Weld County Department of Planning Services.
(Department of Planning Services)
D. In accordance with Chapter 23, Article IV, Division 2 the applicant shall submit a Signage
Plan to the Department of Planning Services for review and approval. The quantity, size and
location of the signs shall comply with Appendix 23-C and Appendix 23-D. (Department of
Planning Services)
E. An accepted Final Drainage Report stamped and signed by a Professional Engineer
registered in the State of Colorado is required. (Department of Public Works)
F. An Improvements and road maintenance agreement for offsite improvements may be
required for this site. Road maintenance including dust control, damage repair, and triggers
for improvements will be included. (Department of Public Works)
G. In the event washing of vehicles will occur on site the applicant shall ensure that any vehicle
washing area(s) shall capture all effluent and prevent discharges from the washing of
vehicles in accordance with the Rules and Regulations of the Water Quality Control
Commission, and the Environmental Protection Agency. Vehicle washing areas should be
designated on the plat. (Department of Public Health and Environment)
H. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR13-0051. (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 applicant 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. (Department of Planning Services)
6) The approved Landscaping/Screening Plan, as shown on the plat. (Department of
Planning Services)
7) The approved Parking Plan, as stated by the applicant. (Department of Planning
Services)
8) The approved Lighting Plan, as stated by the applicant. (Department of Planning
Services)
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9) County Road 18 is designated on the Weld County Road Classification Plan as a local
road, which requires 60 feet of right-of-way at full build-out. The applicant shall verify and
delineate on the plat the existing right-of-way and the documents creating the right-of-
way. All setbacks shall be measured from the edge of future right-of-way. This road is
maintained by Weld County. (Department of Public Works)
10) County Road 21 is designated on the Weld County Road Classification Plan as a local
road, which requires 60 feet of right-of-way at full build-out. The applicant shall verify and
delineate on the plat the existing right-of-way and the documents creating the right-of-
way. All setbacks shall be measured from the edge of future right-of-way. This road is
maintained by Weld County. (Department of Public Works)
11) Show the approved accesses on the plat and label with the approved access permit
number (will be provided). (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit three (3) paper
copies 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)
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
senttomaps@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)
b. In the event that 1 or more acres are disturbed during the construction and development of
this site, the applicant shall obtain a stormwater discharge permit from the Water Quality
Control Division of the Colorado Department of Public Health and Environment. (Department
of Public Health and Environment)
6. Prior to the issuance of the Certificate of Occupancy:
a. An individual sewage disposal system is required for the proposed facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The septic
system is required to be designed by a Colorado Registered Professional Engineer according
to the Weld County Individual Sewage Disposal Regulations. (Department of Public Health
and Environment)
b. In the event the septic system requires a design capacity of over 2,000 gallons of sewage per
day the applicants shall provide evidence that all requirements of the Colorado Department of
Public Health and Environment, Water Quality Control Division's (WQCD) Regulation No. 22
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have been satisfied. Evidence of compliance shall be provided to the Weld County
Department of Public Health and Environment. Alternately, the applicant can provide
evidence from the WQCD that they are not subject to these requirements. (Department of
Public Health and Environment)
c. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V
Injection Well permit from the Environmental Protection Agency (EPA) for any large-capacity
septic system (a septic system with the capacity to serve 20 or more persons per day).
Alternately, the applicant can provide evidence from the EPA that they are not subject to the
EPA Class V requirements. (Department of Public Health and Environment)
7. 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)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
B-Bold Ranch RV Park
USR13-0051
1. A Site Specific Development Plan and Use by Special Review Permit, USR13-0051, 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 (a 75 space RV park, an existing mobile home, a caretaker's
residence, an office, a maintenance storage building, and outside storage for vehicles, boats,
trailers, cars, and other misc items) 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 commensurate with the number of persons which the
septic system may accommodate in accordance with the requirements of the Weld County Code,
pertaining to Individual Sewage Disposal Systems (I.S.D.S.) Regulations. (Department of
Planning Services)
4. The hours of operation are 24-hours a day 7-days a week, as stated by the applicant.
(Department of Planning Services)
5. "Other misc items" shall consist of items such as vans, stand-alone campers, motor homes, 5th-
wheel trailers, small, medium, and large pick-up trucks with or without attached campers, boats
with trailers and other similar items including industrial or commercial vehicles, equipment, and
materials. (Department of Planning Services)
6. 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)
7. No hazardous materials shall be stored on site. (Department of Planning Services)
8. The lighting on the site shall be maintained in accordance with the approved Lighting Plan.
(Department of Planning Services)
9. The parking on the site shall be maintained in accordance with the approved Parking Plan.
(Department of Planning Services)
10. The signage on the site shall be maintained in accordance with the approved Signage Plan.
(Department of Planning Services)
11. The landscaping and screening on the site shall be maintained in accordance with the approved
Landscape/Screening Plan. (Department of Planning Services)
12. 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 Public Works)
13. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Public Works)
14. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Public Works)
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15. There shall be no parking or staging of vehicles on County roads. On-site parking shall be
utilized. (Department of Public Works)
16. 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)
17. 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)
18. 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 the approved Waste Handling Plan, at all times.
(Department of Public Health and Environment)
19. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
20. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall
operate in accordance with the approved Dust Abatement Plan, at all times. (Department of
Public Health and Environment)
21. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
22. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons
of the facility, at all times. (Department of Public Health and Environment)
23. 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 Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
24. In the event the septic system requires a design capacity of over 2,000 gallons of sewage per day
the applicants shall provide evidence that all requirements of the Colorado Department of Public
Health and Environment, Water Quality Control Division's (WQCD) Regulation No. 22 have been
satisfied. Evidence of compliance shall be provided to the Weld County Department of Public
Health and Environment. Alternately, the applicant can provide evidence from the WQCD that
they are not subject to these requirements. (Department of Public Health and Environment)
25. The facility shall utilize the existing public water supply (Central Weld County Water District).
(Department of Public Health and Environment)
26. Bottled water shall be utilized for drinking during construction of the project. (Department of
Public Health and Environment)
27. Adequate toilet facilities (portable toilets) and hand washing units shall be provided during the
construction of the facility. (Department of Public Health and Environment)
28. All pesticides, fertilizer, and other potentially hazardous chemicals must be handled in a safe
manner in accordance with product labeling. All chemicals must be stored secure, on an
impervious surface, and in accordance with manufacturer's recommendations. (Department of
Public Health and Environment)
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29. 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)
30. 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)
31. 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)
32. 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)
33. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
34. 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.
35. 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.
36. 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.
37. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
U SR13-0051
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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.
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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
December 10, 2013
ANDERSON TERESA
7878 CR 21
FORT LUPTON, CO 80621
Subject: USR13-0051 - 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 (a 75 space RV park, an existing mobile home, a caretaker's residence, an
office, a maintenance storage building, and outside storage for vehicles, boats, trailers, cars, and other
misc items) 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 :
PT NW4 SECTION 26, T2N, R67W LOT B REC EXEMPT RE-4025 of the 6th P.M., Weld County,
Colorado.
Dear Applicant:
I have scheduled a meeting with the Weld County Planning Commission on January 21, 2014, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 5, 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.orq
If you have any questions concerning this matter, please call.
Respectfully,
ss .� __pp_ Digitally signed by Kristine Ranslem
VAN o.9.. )�(/K7 Fèason:lam the author of thisdocument
U Date:2013.12.10 08:56:53-07'00'
Diana Aungst
Planner
h N DEPARTMENT OF PLANNING SERVICES
"••••• Lia fi 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: daungst@co.weld.co.us
PHONE: (970)353-6100, Ext. 3524
ti ' / FAX: (970)304-6498
October 24, 2013
TERESA ANDERSON
7878 CR 21
FT LUPTON CO 80621
Subject: USR13-0051 - 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 (a 75 space RV park, an existing mobile home, a caretaker's residence, an
office, a maintenance storage building, and outside storage for vehicles, boats, trailers, cars, and other
misc items) 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:
PT NW4 SECTION 26, T2N, R67W LOT B REC EXEMPT RE-4025 of the 6th P.M., Weld County,
Colorado.
Dear Applicant:
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:
Firestone at Phone Number 303-833-3291
Fort Lupton at Phone Number 303-857-6694
Frederick at Phone Number 720-382-5500
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,
li3Digitally signed by Kristine tandem
M 2�.� Mason:I am the author of this document
Date:2013.10.2411:42:25-0600'
Diana Aungst
Planner
Parking Plan
Site: 7878 CR 21
Ft Lupton, CO 80621
There will be no extra parking spaces as each RV spot is big enough to hold all vehicles
that belong with that RV owner. We will have 2 packing spaces at the office with one
being ADA.
Respectfully yours,
Teresa Anderson
B Bold Park and Storage
7878 CR 21
Ft Lupton, CO 80621
303-913-5561
FIELD CHECK Inspection Date: 12/27/13
Case Number: USR13-0051
Applicant: Teresa Anderson
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 (a 75 space RV park,
an existing mobile home, a caretaker's residence, an office, a maintenance
storage building, and outside storage for vehicles, boats, trailers, cars, and
other misc items) 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 of Amended Recorded Exemption RE-4025 Being part of NW4 Section
Description: 26 T2N R67W of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 18; East of and adjacent to County
Road 21
Size of Parcel: +/- 23 acres Parcel No. 1311-26-2-00-035
Zoning Land Use
N A (Agricultural) N Agriculture/old turkey farm/rural
residential
E A (Agricultural) E Agricultural/rural residential
S A (Agricultural) S Agricultural/rural residential
W A (Agricultural) W Agricultural/rural residential
COMMENTS:
The site contains a mobile home, a 100' x 33' storage building, and some outbuildings. The
access to the site is off of County Road 21. The site has very few trees and is primarily dry farm
land.
Diana Aungst, Planner
Hello