HomeMy WebLinkAbout20120468.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, February 7, 2012
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. The meeting was called to order by Chair, Tom
Holton, at 1:30 p.m.
ROLL CALL ABSENT
Tom Holton
Mark Lawley
Nick Berryman
Robert Grand
Bill Hall
Benjamin Hansford
Alexander Zauder
Jason Maxey
Joyce Smock
Also Present: Kim Ogle, Tom Parko and Chris Gathman, Department of Planning Services; Don Carroll and
Dave Bauer, Department of Public Works; Lauren Light and Mary Evett, Department of Health; Brad Yatabe,
County Attorney, and Kris Ranslem, Secretary.
Robert Grand moved to approve the January 17,2012 Weld County Planning Commission minutes, seconded
by Jason Maxey. Motion carried.
The Chair read the first case into record.
CASE NUMBER: USR11-0008
APPLICANT: L.G. EVERIST AND CITY OF AURORA
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MAJOR FACILITY OF A PUBLIC UTILITY OR PUBLIC AGENCY
NON-1041, (CITY OF AURORA WATER STORAGE RESERVOIRS) IN THE A
(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: PART OF SECTION 30,T2N, R66W AND PART OF THE E2NE4 OF SECTION 25,
T2N, R67W OF THE 6TH P.M., WELD COUNTY, COLORADO
LOCATION: SOUTH OF AND ADJACENT TO CR 18;APPROXIMATELY 0.5 MILES WEST OF
STATE HIGHWAY 85.
Kim Ogle, Planning Services, requested a continuance of this case until February 21,2012 as the advertised
legal notice was published incorrectly. The corrected legal notice has been submitted for publication.
The Chair asked if there was anyone in the audience who wished to speak for or against the continuation of
this case. No one wished to speak.
Jason Maxey moved that Case USR11-0008 be continued to the February 21, 2012 Planning Commission
hearing, seconded by Bill Hall. Motion carried unanimously.
The Chair read the next case into record.
CASE NUMBER: USR11-0030
APPLICANT: BAYSHORE LLC, C/O KERR-MCGEE OIL AND GAS ONSHORE, LP
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND AMENDED USE BY SPECIAL
REVIEW PERMIT(FORMERLY USR-1664)FOR AN OIL AND GAS PRODUCTION
FACILITY IN A PUD(PLANNED UNIT DEVELOPMENT)ZONE DISTRICT WITH E
(ESTATE), C-1, C-2 (COMMERCIAL), R-1, R-2, R-3 AND R-4 (RESIDENTIAL)
// ni 1
2012-0468
ZONE DISTRICTS.
LEGAL DESCRIPTION: PART SE4 SECTION 25, T3N, R68W OF THE 6th P.M., WELD COUNTY,
COLORADO.
LOCATION: WEST OF AND ADJACENT TO CR 13; NORTH OF AND ADJACENT TO CR 28.
Kim Ogle, Planning Services, requested a continuance of this case until March 6, 2012 as both applicant
representatives are not available due to prior commitments.
The Chair asked if there was anyone in the audience who wished to speak for or against the continuation of
this case. No one wished to speak.
Jason Maxey moved that Case USR11-0030, be continued to the March 6, 2012 Planning Commission
hearing, seconded by Benjamin Hansford. Motion carried unanimously.
The Chair read the following case into record.
CASE NUMBER: USR11-0026
APPLICANT: LUPE CARPIO, C/O NOBLE ENERGY, INC.
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR AN OIL AND GAS SUPPORT AND SERVICE FACILITY (WATER
SUPPLY& STORAGE) IN THE A (AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: LOT B REC EXEMPT RE-5113 BEING PART W2NW4 AND PART OF THE E2NW4
SECTION 26,TEN, R64W OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO COUNTY ROAD 66 SECTION LINE, EAST OF
AND ADJACENT TO COUNTY ROAD 57.
Kim Ogle, Planning Services, stated that this case was continued January 17, 2012 until the Department of
Public Works and the Colorado Department of Transportation (CDOT) completed their review of the traffic
impacts to the existing infrastructure and possible upgrades triggered by Noble Energy's water depot. After
the project was continued, Weld County staff met with the applicant and their consultant to discuss the heavy
truck traffic and potential mitigation requirements. At the time of these meetings, a formal response on the
revised Traffic Study had not been received from CDOT. CDOT provided an e-mail response after the
meetings stating that the applicant has agreed to install left and right deceleration lanes on State Highway
392. CDOT would need to review construction plans and an access permit will need to be issued prior to
construction.
The property is not located within three miles of a municipality and the Town site of Gill is approximately 0.75
miles to the west from this proposed facility.
The site is located on Lot B of a Recorded Exemption, RE-5113,which consists of 85 acres with no physical
improvements located on site. The proposed facility is located on soils designated as"Prime" and irrigated
land (not prime)per the 1979 soil conservation service important farmlands of Weld County Map. The entire
site has historically been in crop production. The applicant has indicated that the approximately six(6) acre
water depot site will be removed from agricultural production,with the remaining lands leased for agricultural
production.
The facility is located in an agricultural area with adjacent properties utilized for crop production,primarily corn
and for confined feeding operation, including a dairy. Oil and gas facilities are existing encumbrances on this
parcel and adjacent properties.
There are ten (10) property owners within 500 feet of this proposed facility, and there are 9 residences on 9
parcels within 1500 feet of the facility with several additional residences located to the north and west. Staff
has no letters or electronic mails from adjacent property owners or interested parties. Staff did receive one
telephone call from a property owner to the northwest who was interested in the application after receiving a
notification of pending land use application from Planning Services.
Per the application materials, the proposed load out facility will be an open thirty (30) acre foot lined pond
utilizing North Weld County Water delivered to the site via a pipe. The proposal identifies a six island fill
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station that will allow the facility to develop and store water in an efficient manner. The fill station facility,
including temporary water storage will occur in an area adjacent to County Roads 66 and 57.
The facility is proposed to operate 24 hours—7 days a week and will be utilized by Noble Energy and their
contractors only.
Thirteen referral agencies have reviewed this case and six offered comments, some with specific conditions.
The Department of Planning Services is recommending approval of this application with the attached
conditions of approval and development standards.
Dave Bauer, Public Works, stated that County Road 57 is classified as a local gravel roadway with 115 vehicle
trips per day. The applicant had provided an initial traffic estimate of approximately 400 round trips or 800
trips one way. Due to that high traffic estimate, staff requested additional information. The applicant has now
revised their truck trips to 25 round trips per day. With the potential of increasing the number of trips to 400,
staff has requested and the applicant has agreed to phased road improvements. Initially, the applicant will
upgrade the road with concrete treated base and some new gravel and as needed with the expansion the road
will be paved. CDOT, in their referral, requested that a left decel lane and a right turn decel lane be required
on the intersection including larger radiuses.
Mary Evett, Environmental Health, stated that the site is served by an existing domestic water tap by North
Weld County Water District. The applicant is working with the District to upgrade the existing tap in order to fill
the pond. An "Able to Serve" letter has been provided. In the application, they stated that there is an office
building proposed for this site; however it is not anticipated to be constructed with the initial development. The
applicant is proposing to use portable toilets in lieu of providing water and sewage disposal for drinking and
sanitary purposes. However,the Health Department's policy is that portable toilets are allowed on a temporary
basis up to six months. Therefore permanent drinking water and sewage disposal facilities are required.
Vince Harris, Baseline Corporation, stated that the pond would consume about 4 acres of land. The treated
water is intended to be delivered into the pond and then pumped into the water trucks and taken off site to
(racking operations. He added that this isn't the only water source that would be available to Noble Energy,
Inc.; however it is meant to supplement the other opportunities to gain water for their operations.
It will be a secured facility and no one will be able to enter without the keypad access.
Mr. Harris said that they are looking at a staged approach to improving County Road 57. They will work with
Staff in developing an agreement that will outline future improvements on County Road 57. At this time, they
have worked with staff to limit the trucks to 25 round trips per day.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
The Chair asked the applicant if he read through the Development Standards and Conditions of Approval and
if they are in agreement with those. The applicant replied that he is in agreement.
Robert Grand moved that Case USR11-0026, be forwarded to the Board of County Commissioners along with
the Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approval, seconded by Bill Hall.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Joyce
Smock, yes; Nick Berryman, yes; Robert Grand, yes; Bill Hall,yes; Alexander Zauder,yes;Jason Maxey,yes;
Benjamin Hansford, yes; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously.
The Chair read the next case into record.
CASE NUMBER: USR11-0025
APPLICANT: DOUG JERGENS
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
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PERMIT FOR A VETERINARY CLINIC (AN EXAMINATION/EQUINE SURGERY
ROOM AS WELL AS A LAB AREA FOR A VETERINARY CLINIC) IN THE A
(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: LOT A REC EXEMPT RE-3889; PART S2SW4 SECTION 10,T6N, R64W OF THE
6TH P.M., WELD COUNTY, COLORADO.
LOCATION: NORTH OF AND ADJACENT TO COUNTY ROAD 70 AND 1/2 MILE WEST OF
COUNTY ROAD 57.
Chris Gathman, Planning Services, stated that the applicant wishes to convert an existing barn into an
examination room and equine surgery. Two owners and two employees are proposed to use the site. The
original application indicated a total of four(4) recovery stalls; however the applicant has since indicated that
plans have changed and that they may have up to five (5) recovery stalls in the building.
The proposed USR site is surrounded by agricultural uses such as cropland and rural residences. There is a
3600 head dairy operation to the south, another dairy operation for up to 4,500 head located approximately'%
mile to the east and a Roping Arena located approximately Y mile to the west and a trucking business located
directly to the southeast of the site. Nearest residences to the site are approximately 350 feet to the west and
1,000 feet to the southeast.
Eight (8) Referrals were sent out and seven (7) referral agencies responded with either no comments or
approval with conditions.
The proposed USR is not located within a three-mile referral boundary or Intergovernmental Agreement
Boundary (IGA) of any municipality.
No phone calls, e-mails or correspondence have been received from surrounding property owners in regards
to this case.
Staff recommends approval of this case with the attached development standards and conditions of approval.
Don Carroll, Public Works, stated that access to the site will be from County Road 70 which is classified as a
local gravel roadway with traffic counts reflecting 66 vehicles per day. Staff has no concerns with this case.
Lauren Light, Environmental Health, stated that water is supplied by North Weld County Water District. The
applicants will install a new engineered designed septic system for the business. The applicants have
submitted a Waste Handling Plan; therefore Condition of Approval 3 may be deleted.
Robert Grand moved to delete Condition of Approval 3, seconded by Jason Maxey. Motion carried.
Doug Jergens stated that his wife performs surgery on horses and he is a horse dentist. Currently they have a
mobile practice and Ms. Jergens is operating a surgery suite in Littleton Colorado. They would like to
accommodate their clients since it is a distance for them and provide this service.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
The Chair asked the applicants if they have read through the amended Development Standards and
Conditions of Approval and if they are in agreement with those. The applicants replied that they are in
agreement.
Jason Maxey moved that Case USR11-0025 be forwarded to the Board of County Commissioners along with
the amended Conditions of Approval and Development Standards with the Planning Commission's
recommendation of approval, seconded by Bill Hall.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Joyce
Smock, yes; Nick Berryman, yes; Robert Grand,yes; Bill Hall, yes;Alexander Zauder,yes; Jason Maxey,yes;
Benjamin Hansford, yes; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously.
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The Chair read the next case into record.
CASE NUMBER: USR11-0019
APPLICANT: KENNETH EVERITT
PLANNER: TOM PARKO
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR AN OIL AND GAS SUPPORT SERVICE FACILITY(COMMERCIAL
WATER SALES) IN THE A(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: SUBX11-0005; SE4 OF SECTION 10, T10N, R61W OF THE 6T" P.M., WELD
COUNTY, COLORADO.
LOCATION: NORTH OF AND ADJACENT TO COUNTY ROAD 118 AND 1.5 MILES EAST OF
COUNTY ROAD 89.
Tom Parko, Planning Services, stated that the property is approximately 160 acres but the Use by Special
Review Permit will only encumber 2.7 acres.
The owner of record is Kenneth Everitt, Mr. Everitt has a lease arrangement with A&W Water Services, Inc.to
operate a commercial water fill station. The water is provided by a well which has been converted to
commercial and industrial use and permitted through the Colorado Division of Water Resources. A&W Water
uses several tanks mounted on skids for water storage. Tankers pull up to the tanks and fill from hoses.
Access to the site is from County Road 118, which is a local gravel road maintained by the County. The
majority of vehicles and trips, a total of 70 per day associated with this site arrive and leave on County Road
118 and typically head north around the Town of Grover. The Town of Grover is approximately 2.5 miles to
the northwest of the site. The nearest residence is approximately 6.5 miles to the east. Property surrounding
this site is zoned agricultural and predominately used for grazing and some irrigated crops.
The number of full time employees proposed to be employed at this site will be zero. The hours of operation is
proposed to be 24/7; 365 days per year.
The proposed site is located within the three-mile referral area of the Town of Grover. The Town of Grover in
their referral dated November 23,2011 stated, "In an effort to stay consistent in our comments on the referrals
we have received in the past few months,we are continuing to state our concerns regarding the water supply
in our area, based on the monitoring we have done over the last year and one-half, our water table has not
been affected by the water facilities already in operation, but if other larger facilities come in,we do not know
what effect that will have. We are also concerned about the impact traffic is having on County Road 390. We
do realize, however,that this is hard to gage and depends on the demand for water at any given time,and how
many facilities are operating and using this road."
Nine referral agencies have reviewed this case and five offered comments, some with specific conditions.
Staff has not received any correspondence either in favor or in opposition for this proposal.
The Department of Planning Services recommends approval of this application with the attached conditions of
approval and development standards.
Dave Bauer, Public Works, stated that the applicant is proposing 70 trips per day. The applicant will enter into
an Improvements Agreement with Weld County. Mr. Bauer indicated that County Road 390 is gradually being
upgraded over the next few years.
Mary Evett, Environmental Health, stated that there is an existing well on site approved by the Colorado
Division of Water Resources for water truck hauling. Since no employees will be stationed at the facility, the
applicant is requesting the use of portable toilets; however according to Department Policy portable toilets are
allowed on a temporary basis up to six months. Therefore permanent drinking water and sewage disposal
facilities are required.
Linn Leeburg, 707 Hawthorne, Boulder, CO 80434, represents the applicant Kenneth Everitt. He stated that
the proposed impact will be fairly small. He added that they have a list of concerns with the staff report that
they would like to have clarified or modified. He started with the request of portable toilets and added that
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there will be no employees stationed on site. He said that the staff report refers to having a dumpster on site;
however they have no desire for a dumpster and requested that it be removed. In the staff report, there is
some implication of the requirement for a water quality feature; however he stated that the land is very flat. In
addition, there is a requirement that building permits will need to be obtained. He requested clarification on
this and requested that they do not go through the building permit process for portable tanks. Mr. Leeburg
added that there is a request for double cattle guards and asked for clarification since they are going from
gravel to gravel. In the staff report it indicates that a landscape/screening plan be required; however they are
not proposing any landscaping or screening on site and requested that it be removed.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
The consensus of the Planning Commission was to amend the language in regard to portable toilets. Ms.
Evett said that Condition of Approval 1.C and 1.D may be deleted. Robert Grand moved to delete Condition of
Approval 1.C and 1.D, seconded by Bill Hall. Motion carried.
In addition, Ms. Evett stated that Development Standards 12, 13 and 14 may be deleted as well. Robert
Grand moved to delete Development Standards 12, 13, and 14, seconded by Bill Hall. Motion carried.
Finally, Ms. Evett recommended amending Development Standard 11 to read "Adequate drinking, hand
washing and toilet facilities shall be provided for employees and patrons of the facility, at all times. Bottled
water, portable toilets and handwash units are acceptable." Jason Maxey moved to amend Development
Standard 11 as read by staff, seconded by Benjamin Hansford. Motion carried.
With regard to the request for the removal of the water quality feature, Mr. Bauer said that if there is no
outdoor storage or parking or permanent structures then they would be willing to waive the water quality
feature. However if they were to modify the site with any of those things then a water quality feature would be
necessary. Jason Maxey moved to delete Condition of Approval 1.G.6, seconded by Nick Berryman. Motion
carried.
Mr. Bauer added that Condition of Approval 1.G.5 could be amended to read "Access improvements are
required and shall include 60' radiuses to accommodate turning trucks." Robert Grand moved to amend
Condition of Approval 1.G.5 as stated by staff, seconded by Bill Hall. Motion carried.
The Chair asked the applicant if he read through the amended Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that he is in agreement.
Robert Grand moved that Case USR11-0019, be forwarded to the Board of County Commissioners along with
the amended Conditions of Approval and Development Standards with the Planning Commission's
recommendation of approval, seconded by Joyce Smock.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Joyce
Smock, yes; Nick Berryman,yes; Robert Grand, yes; Bill Hall, yes;Alexander Zauder,yes; Jason Maxey,yes;
Benjamin Hansford, yes; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously.
The Chair called a recess at 2:58 pm and reconvened the hearing at 3:10 pm.
CASE NUMBER: USR11-0028
APPLICANT: GRE HOLDINGS LLC, C/O GREAT WHITE PRESSURE CONTROL
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR OIL AND GAS SUPPORT AND SERVICE (OFFICE, VEHICLE
PARKING, VEHICLE AND EQUIPMENT STORAGE, AND VEHICLE AND
EQUIPMENT MAINTENANCE ASSOCIATED WITH AN OILFIELD SERVICE
FACILITY) IN THE A(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: LOT A RECORDED EXEMPTION RE-200; BEING PART OF THE NW4 OF
SECTION 29, T5N, R66W OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 54 AND WEST OF AND ADJACENT TO
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TWO RIVERS PARKWAY.
Chris Gathman, Planning Services, stated that the proposed facility is located on a property previously
approved for a construction business, under USR-1473, for the storage of construction equipment and
materials. This was approved by the Board of County Commissioners on July 7, 2004. The site has an
existing fence and screened storage area and is surrounding by agricultural land. The proposed Use by
Special Review Permit (USR) is a similar use in that it involves outdoor storage of oil and gas vehicles and
equipment in the same fenced and screened storage area.
Eleven referrals were sent out and seven referrals were received and either indicated no conflict with their
interests or approval with conditions.
This site is surrounding by agricultural land. The nearest single-family residences are located approximately%
of a mile to the west and southeast of the site. The property has an existing fenced storage area that is
screened on the north, west and south sides and is partially screened on the east side.
This site is located within the three-mile referral area for the City of Evans, City of Greeley and Town of
Milliken. The site borders the City of Greeley to the north and the City of Evans to the east. Additionally, the
roads that the site accesses upon County Road 54(37th Street)&Two Rivers Parkway, are maintained by the
City of Greeley and the City of Evans Respectively.
The City of Greeley, in their referral dated January 9, 2012, states that any upgrades to the site may trigger
upgrades to site accesses, the City of Greeley recommends landscaping be extended along Two Rivers
Parkway to the intersection with 37th Street and along the western border of the site to supplement the existing
fence along the property line. A Backflow Prevention Device may be required and the water tap will be
changed from an outside of the City of Greeley Residential tap to an outside of the City of Greeley Commercial
Tap. The City of Greeley indicated in an electronic mail response that a traffic study for this use will not be
required. The Town of Milliken, stated in their referral dated January 13, 2012 that they would like to discuss
the possibility of annexation with the applicant.
The City of Evans, in their referral dated January 26,2012,asked that the Planning Commission and Board of
County Commissioners approve subject to the following conditions:
• The Intergovernmental Agreement regarding Two Rivers Parkway, particular in regard to the issues of
Right of Way, be applied
• The access point on Two Rivers Parkway meet Evan's requirements
• The access at the northeast corner be eliminated
• The applicant remit a fee for road improvements to account for the impact of oil and gas service
trucks.
• That the applicant be required to participate in any necessary road improvements on Two Rivers
Parkway as a result of the impact of the operation
• That the site be appropriately screened and landscaped.
A requirement that the applicant address the requirements/recommendations of the City of Evans and the City
of Greeley has been attached as a condition of approval. It should be noted that staff has been doing
research of the Intergovernmental Agreement between Greeley and Evans on Two Rivers Parkway. It is our
understanding that there was an old Agreement done in 1995 that was between Evans and Greeley. However
they are still trying to confirm whether or not the County Commissioners signed a resolution and agreed to
abide by that IGA. Given that Evans has annexed Two Rivers Parkway, we would usually defer to Evan's in
regard to future right-of-way requirements. Currently, Two Rivers Parkway requires 140 feet of right-of-way
and Evans is requesting an additional 10 feet with a total of 150 feet of right-of-way. Mr. Gathman said that
staff is in support of this request.
With regard to remitting fees for road improvements, the County does not have an Intergovernmental
Agreement (IGA)with Evans at this time.
With regard to the landscape/screening request, Mr. Gathman said that after visiting the site there is an
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existing screened area. Because the property is screened on 3 sides, staff feels that the screening provided is
consistent with this use and is not a huge change of what is being proposed.
No letters, phone calls or correspondence has been received from surrounding property owners in regard to
this case.
Staff recommends approval of this case with the attached development standards and conditions of approval.
Don Carroll, Public Works, stated that Weld County has approved the southern access as it is the furthest
away from the intersection. Staff has requested that the corner access to the intersection be closed
permanently as it is a traffic hazard. In addition, they would like to maintain and keep the site distance triangle
clear.
Mr. Carroll said that County Road 54 is classified as an arterial roadway with 140 feet of right-of-way and has
been annexed by the City of Greeley. County Road 27.5 or Two Rivers Parkway is also classified as an
arterial roadway with 140 feet of right-of-way and added that Evans is requesting 150 feet right-of-way.
Since there is pavement on both roads, a tracking pad is requested to pick up mud and prevent tracking onto
these roads.
Lauren Light, Environmental Health, stated that water is provided by the City of Greeley and the applicant will
need to meet their requirements. There is an existing septic system which serves the house and the shop.
The applicant submitted an engineered review of that system and the review stated that without the house it
could support 4 full-time employees and 11 drivers. She added that the applicant has indicated that they do
not intend to use the house. Therefore Ms. Light recommended amending Development Standard 17 to
replace"6 people"with"4 full-time employees and 11 drivers." Robert Grand moved to amend Development
Standard 17 as stated by staff, seconded by Jason Maxey. Motion carried.
Ms. Light said that the applicant submitted documentation that there will not be any welding or painting on site;
therefore no air emissions permit is required. She recommended that Condition of Approval 3 be deleted.
Jason Maxey moved to delete Condition of Approval 3, seconded by Benjamin Hansford.
Steve Winters, 4400 Southeast 59th St, Oklahoma City, Executive Vice President of Well Control and
Snubbing for Great White Pressure Control. Mr. Winters stated that Great White Pressure Control is an oil
and gas service company that provides services to different producers. He stated that normally they operate
with two to three employees and occasionally they might have to work 24 hour operations.
Sheri Lockman, Lockman Land Consulting, stated that they have some items that they would like to request
be removed or amended. She requested that Development Standard#4 be amended to include the statement
"except in the case of emergency." She said that occasionally the applicants are asked to do a 24 hour job.
Ms. Lockman noted the multiple towns involved with this site and the requests that they have made to follow
their codes in addition to Weld County's requests. She added that she has spoken at length with employees
from Greeley, Evans and Milliken. She requested that Conditions of Approval 5 and 8 with the Cities of
Greeley and Evans be amended to say that the applicants should address their concerns regarding the
accesses to the roads. She added that they understand that those roads are their jurisdiction and agree with
that as well as the right-of-way requests. However, in regard to impact fees requested by the City of Evans,
she noted that the applicants will need to submit a Change of Use Building Permit which will include the impact
fees from Weld County. If required the applicant would have to pay the impact fees with Weld County and the
City of Evans, which is very overwhelming.
She requested that Condition of Approval 11 be amended to allow 180 days rather than the required 60 days
to record the plat.
Robert Grand moved to amend Development Standard 4 to read"Hours of operation shall be from 5:00 AM to
8:00 PM Monday—Saturday, except in the case of emergency", seconded by Bill Hall. Motion carried.
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Jason Maxey moved to extend the requirement for recording the plat to 180 days, seconded by Benjamin
Hansford. Motion carried.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Florence Kammerzell stated that they own the farm that surrounds this property. She added that the original
owner was required to fence off the property at the intersection to avoid any traffic hazards.
Robert Grand moved to amend Condition of Approval 1.E to read "County Road 54 and County Road 27.5
(Two Rivers Parkway)are designated on the Weld County Road Classification Plan as arterial roads. These
roads have been annexed by the City of Evans and the City of Greeley which require 150 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. If
the right-of-way cannot be verified, it shall be dedicated. Country Road 27.5 is maintained by the City of Evans
and County Road 54 is maintained by the City of Greeley", seconded by Bill Hall. Motion carried.
Bill Hall moved to amend Condition of Approval 5 and 8 to read"The applicant shall address the requirements
of the City of Greeley, specific to access requirements only, as stated in the referral response dated January
9, 2012. Written evidence of such shall be submitted in writing to the Weld County Department of Planning
Services, seconded by Robert Grand. Motion carried.
The Chair asked the applicant if he read through the amended Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that he is in agreement.
Robert Grand moved that Case USR11-0028 be forwarded to the Board of County Commissioners along with
the amended Conditions of Approval and Development Standards with the Planning Commission's
recommendation of approval, seconded by Bill Hall.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Joyce
Smock, yes; Nick Berryman,yes; Robert Grand, yes; Bill Hall, yes;Alexander Zauder,yes;Jason Maxey,yes;
Benjamin Hansford, yes; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously.
The Chair asked the Planning Commission members if there was any new business to discuss. Robert Grand
asked if there was any further information regarding the terms for the Planning Commission. Brad Yatabe,
County Attorney, provided a memo and stated that there are two levels of authority. The stronger level of
authority is the Weld County Charter which states that appointments to Commissions are for three (3) year
terms and no person shall serve more than two (2) consecutive terms on any one appointed Board or
Commission. In addition,the Bylaws for the Planning Commission reflect what the Charter says and it is very
clear of the amount of terms allowed. Mr. Yatabe said that the process for amending the bylaws is fairly
simple and can be done at this level; however the process for amending the Charter is a more complex issue
which requires a general election.
Meeting adjourned at 4:10 pm.
Respectfully submitted,
INUAINV /17-
Kristine Ranslem
Secretary
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