Weld
County Planning and Zoning
Planning
Process
Planning
Document Overview
Agriculture
& Land Use
Additional
Information
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WELD
COUNTY PLANNING PROCESS
The
Weld County planning process is designed to provide a consistent
review of individual land-use matters. The Department of Planning
Services staff, Board of Adjustment, Weld County Planning Commission,
and Board of County Commissioners are the four groups responsible
for making planning decisions in Weld County. The Comprehensive Plan,
Zoning, Planned Unit Development, Mixed Unit Development, and Subdivision
Ordinances coupled with any Intergovernmental Agreements (IGA’s),
are the essential documents describing the Weld County Planning review
and decision making processes. These documents are adopted as ordinances
in accordance with the Weld County Ordinance Procedure set Forth in
Article III Section 3-14 of the Home Rule Charter.
The
Weld County Department of Planning Services welcomes the opportunity
to discuss the planning process with interested persons. Most initial
discussions and inquiries about the Weld County planning process,
including land-use applications, site plan review procedures and the
zone district classifications, begin with the Department of Planning
Services. The following is a summary of the most common land use planning
processes:
Recorded
Exemption
A Recorded
Exemption subdivides land that is not in an approved Subdivision.
This process is accomplished through procedures located in the Subdivision
Ordinance. Examples of when a Recorded Exemption application may be
submitted include creating a lot in the agricultural zone district
for a single family residential building site, separating existing
improvements from agricultural land, and creating a lot in a commercial
or industrial zone district for existing or future development. Under
normal circumstances, a Recorded Exemption is processed in 45 - 60
days and is approved administratively (by Planning Staff).
Subdivision
Exemption
A Subdivision
Exemption is a process with the intent of dividing a parcel, or interest
in a parcel, does not result in the creation of a new residential
or permanent building site, adjustment of property lines between two
contiguous parcels, creation of lots for the purpose of financing,
or for the temporary use of a parcel for public utility facilities.
This process is accomplished through procedures located in the Subdivision
Ordinance. Under normal circumstances, a Subdivision Exemption is
processed in 45 - 60 days and is approved administratively (by Planning
Staff).
Minor
Subdivision
A Minor
Subdivision is a procedure for subdividing a tract of land into no
more than five lots. This process is accomplished through procedures
located in the Subdivision Ordinance. A Minor Subdivision is composed
of a three-step process including the Sketch Plan, Change of Zone,
and Final Plat applications. Under normal circumstances, a Minor Subdivision
is processed in 150 - 195 days and includes both administratively
approved and Board approved steps.
Planned
Unit Development
A Planned
Unit Development (PUD) is a zoning district that includes an area
of land, controlled by one or more landowners, to be developed under
unified control or unified plan of development. Development through
PUD may include a combination of development, such as dwelling units,
commercial, educational, recreational, or industrial uses. The PUD
process provides flexibility in development. This process is accomplished
through the PUD Ordinance. Under normal circumstances, a PUD is processed
in 165 -285 days and includes both administratively approved
and Board approved steps.
Use
by Special Review
A Use
by Special Review (USR) are uses which have been determined to be
more intense or to have a potentially greater impact than those allowed
by right in a particular zone district. Those USR applications require
additional consideration to ensure they are compatible and operated
in a manner that is compatible with existing and planned land uses
of surrounding property. This process is accomplished through the
Zoning Ordinance. Under normal circumstances, a USR is processed in
90-120 days and includes both administratively approved and Board
approved steps.
Site
Plan Review
A Site
Plan Review (SPR) procedure provides present and future residents
and users of land in the county a means whereby orderly and harmonious
development is ensured. SPRs require additional consideration to ensure
the uses permitted are established and operated in a manner compatible
with existing and planned land uses of surrounding property. Under
normal circumstances, a SPR is processed in 45 - 60 days and is approved
administratively (by Planning Staff).
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OVERVIEW
OF PLANNING DOCUMENTS
When
the Department of Planning Services receives a land-use application,
it is processed and reviewed for compliance with the appropriate sections
of the Comprehensive Plan, Zoning, PUD, MUD, and IGA’s. The type of
land-use application determines the administrative body responsible
for review and decision making. For example, a Use by special Review
Application is initially processed by the Department of Planning Services.
The planning staff prepares a written recommendation for the applicant
and presents that recommendation to the Weld County Planning Commission
in a public meeting. The Weld County Planning Commission reviews the
information presented, evaluates any public testimony and formulates
a recommendation regarding the land-use application. The Planning
Commission’s recommendation is the forwarded to the Board of County
Commissioners. In a public meeting, the Board of County Commissioners
reviews the Planning Commission’s recommendation, evaluates any public
testimony and makes a decision regarding the Use by Special Review
Application.
The
Comprehensive Plan, Zoning, PUD, MUD, Subdivision Ordinances and IGA’s
enable the public to examine the relationship between general land-use
planning goals and specific policies and regulations to participate
in the decision making process. The Weld County planning process combines
the interaction of elected officials, and the support staff from the
Department of Planning Services and other County departments.
In
order to ensure joint cooperation between citizens and professionals,
Weld County will rely upon the following three principles:
-
The
county will encourage citizen participation in the planning process.
-
The
County will encourage and promote coordination and cooperation
between federal, state and local governmental entities charged
with making decisions which significantly affect land uses in
unincorporated Weld County.
-
The
County will discourage inappropriate development in natural hazard
areas and reduce environmental degradation as much as possible.
The Comprehensive Plan identifies specific land-use goals and policies
intended to provide guidance and direction for existing and future
land use. The basic documents used by Weld County to carry out the
goals and policies of the Comprehensive Plan, Zoning, PUD, MUD, Subdivision
Ordinances and IGA’s.
The Zoning Ordinance is a regulatory document. It defines land-use
application procedures, responsibilities, standards and regulations
pertaining to zone districts, overlay districts, nonconformance, enforcement
and the duties of the Board of Adjustment.
The Subdivision Ordinance is the regulatory document defining minimum standards for subdivision development, including design standards
for facilities, utilities, and other improvements. This Ordinance
also explains the procedures for subdividing a parcel of land.
The PUD Ordinance is a subdivision mechanism used to provide greater
flexibility in development than the Subdivision Ordinance.
The MUD Ordinance is the regulatory document defining minimum standards
for development in a specific geographical region of the county.
The IGA’s outline a coordinated planning agreement between Weld
County and various municipalities.
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The
agricultural industry is an important element in the Weld County economy.
The market value of agricultural products and the chain of purchases
related to agricultural production contribute significantly to the
County’s economy. Every dollar that the farmer spends to increase
agricultural production creates additional dollars spent on activities
related to production. Food processing and related products contribute
significantly to the manufacturing economy of Weld County. There are
additional impacts to other areas of the economy such as retail and
wholesale trade and transportation services.
Croplands
in the agricultural district also provide natural open-space areas.
A principal benefit derived from open space is relief from more intense
urban uses conducted in a municipality. Open-space buffers help maintain
a sense of rural identity and diversity. These buffers also allow
communities to maintain separate identities, while preserving productive
farmland. As a secondary benefit, farmland preservation helps to maintain
natural systems and natural processes. These include the preservation
of wetlands, small watersheds, aquifer recharge areas, flood plains,
and special wildlife habitats. While farming has the potential to
damage sensitive natural areas and processes, farming can and should
be a completely compatible use. Most farming operations are sensitive
to these natural systems and processes and may even enhance them.
Coupled
with the goals and policies of the Comprehensive Plan, the intent
of weld County’s Right To Farm is to recognize the impact Farming
and Ranching operations have on the County’s economy and the historical
land use patterns.
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Department
of Planning Services
1555
North 17th Avenue
Greeley,
CO 80631
(970)
353-6100 ext. 3540
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C.A.R.T
- A Manual for Success, 2nd Edition
Complete
information on this and many other Small Acreage topics are now available
in
C.A.R.T
- A Manual for Success, 2nd Edition
To obtain
a copy of this book please contact the Adams County Small Acreage Coordinator
303.637.8003
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