HomeMy WebLinkAbout20120185.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Robert Grand, that the following resolution be introduced for passage by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: USR11-0022
APPLICANT: Huwa Enterprises
PLANNER: Kim Ogle
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Public
and Quasi-Public Building including administrative offices or meeting halls for
agricultural organizations (Homestead Grange, Inc.) in the A (Agricultural) Zone
District.
LEGAL DESCRIPTION: Lot A RE-5103, being part of SW4 Section 5, Ti N, R61W of the 6th P.M., Weld
County, Colorado.
LOCATION: North of and adjacent to Hwy 52; approximately 0.5 miles east of CR 87.
be recommended favorably to the Board of County Commissioners 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 Planning Commission that the applicant has shown compliance with Section
23-2-220 of the Weld County Code as follows:
Section 23-2-220.A.1 --The proposed use is consistent with Chapter 22 and any other applicable
code provisions or ordinance in effect. The National Grange was started in 1867 and is the
nation's oldest national agricultural organization. It was formed in the years following the
American Civil War to unite private citizens in improving the economic and social position of the
nation's farm population. Homestead Grange No. 215 was founded in 1913. The hall was built by
its members and has been the meeting place for many dances, showers, meetings, weddings and
community events.
A. Section 22-2-20.B. A.Goal 2. Continue the commitment to viable agriculture in Weld
County through mitigated protection of established (and potentially expanding) agricultural
uses from other proposed new uses that would hinder the operations of the agricultural
enterprises. Section 22-2-20.B 2. A.Policy 2.2. Allow commercial and industrial uses,
which are directly related to or dependent upon agriculture, to locate within agricultural
areas when the impact to surrounding properties is minimal or mitigated and where
adequate services and infrastructure are currently available or reasonably obtainable.
These commercial and industrial uses should be encouraged to locate in areas that
minimize the removal of agricultural land from production. Section 22-2-20.G. A.Goal 7.
County land use regulations should protect the individual property owner's right to request
a land use change. Section 22-2-20.G.1. A.Policy 7.1. County land use regulations should
support commercial and industrial uses that are directly related to, or dependent upon,
agriculture, to locate within the agricultural areas, when the impact to surrounding
properties is minimal, or can be mitigated, and where adequate services are currently
available or reasonably obtainable.
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.E Public and quasi-Public buildings including: Administrative
offices or meeting halls for agricultural organizations as a Use by Special Review 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 surrounding land uses include a variety of
agricultural activities, including irrigated and dryland farming operations. There are limited
farmsteads with associated housing stock in the general area. The proposed Grange Hall
site is approximately five (5) miles East to Morgan County and nine (9) miles west to
Prospect Valley. The Town of Keenesburg is approximately sixteen (16) mil
Northwest.
2012-0185
Resolution USR11-0022
Huwa Enterprises
Page 2
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 facility is not within the three mile referral areas for a municipality
E. Section 23-2-220.A.5 -- The site does not lie within any Overlay Districts. The site is not
within the Airport, Flood Hazard or Geologic Hazard Overlay Districts; however the site is
within the County-wide Road Impact Fee and the County Facility Fee and Drainage Impact
Fee area.
Effective April 25, 2011, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2)
Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance
2011-2)
F. Section 23-2-220.A.6 --The applicant has demonstrated a diligent effort to conserve prime
agricultural land for the proposed use. The U.S.D.A. Soils Maps of Prime Farmlands of
Weld County dated 1979 indicate that the soils on this property as"Prime" however,there is
no irrigation water associated with the parcel as it is a "dry corner." Given that the 2.5 acre
net parcel is a non-farmed piece of land, the applicant is utilizing the property for the highest
and best use.
G. Section 23-2-220.A.7 -- 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 Planning Commission recommendation for approval is conditional upon the following:
1. Prior to recording the plat:
A. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR11-0022 (Department of Planning
Services)
2) The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
3) The attached Development Standards. (Department of Planning Services)
4) State Highway 52 is two land paved roadway,which requires a 150-foot right-of-way
at full build out. There is presently sixty feet of right-of-way. A total of 75 feet from
the centerline of State Highway 52 shall be delineated on the plat. This road is
maintained by the Colorado Department of Transportation. (CDOT)
5) Please label the Access Permit Number of the plat, CDOT Permit No. 411034. .
(C DOT)
6) The applicant must delineate the location of the Stop sign at the point of ingress
/egress onto State Highway 52. (Department of Planning Services)
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Huwa Enterprises
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7) The screened trash enclosure for the facility. (Department of Planning Services)
8) The applicant must delineate the location of the Facility Sign. (Department of
Planning Services)
9) The applicant must delineate each parking space. Please show dimensions for
parking spaces and drive aisles. The parking spaces shall be equipped with wheel
guards or curb blocks when necessary to prevent vehicles from extending beyond
the boundary of the space and from coming into contact with other vehicles, walls,
fences or plantings. (Department of Public Works)
10) The applicant must delineate the water quality feature the water quality area on the
Plat and label it as "Water Quality — No Build or Storage Area". (Department of
Public Works)
B. Huwa Enterprises, c/o Brent Huwa, 5415 County Road 89, Roggen, CO 80652 shall record a
Deed for Lot A of RE-5103; Part SW4 of Section 5,Ti N, R61 W of the 6'h P.M.Weld County,
CO to Homestead Grange No. 215 aka The Homestead Grange, Inc of Weld County
Colorado. (Department of Planning Services)
2. One Month Prior to Construction Activities:
A. A State stormwater discharge permit may be required for a development/construction
site where a contiguous or non-contiguous land disturbance is greater than or equal to
one acre in area. Contact the Water Quality Control Division of the Colorado Department
of Public Health and Environment at www.cdphe.state.co.us/wq/PermitsUnit for
application more information. (Department of Environmental Health)
3. Prior to the Release of Building Permits:
A. A Certificate of Occupancy is required to be obtained before the proposed use of the building
is occupied. (Department of Building Inspection)
B. An application and building permit is required for each structure that is constructed. A plan
review is required for each building or structure for which a building permit is required. Two
complete sets of plans are required when applying for each permit. Include a Code Analysis
Data sheet for the Weld County Building Department for each structure that requires a
permit. Submittal plans shall include a floor plan showing the specific uses of each area for
the building. Plans shall bear the wet stamp of a Colorado Licensed Architect or Engineer.
(Department of Building Inspection)
C. Buildings shall conform to the requirements of the various codes adopted at the time of
permit application. Currently the following has been adopted by Weld County: 2006
International Building Code; 2008 National Electrical Code; 2006 International Mechanical
Code; 2006 International Plumbing Code: 2006 International Energy Code;2006International
Fuel Gas Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County
Code. (Department of Building Inspection)
D. All building plans shall be submitted to the Southeast Weld Fire Protection District for review
and approval prior to issue of building permits, (Department of Building Inspection)
E. A building permit shall be obtained prior to the construction of any new building. (Department
of Building Inspection)
F. Construction of a new building is proposed. Building permits shall be obtained prior to
starting. A plan review is required for each building or structure for which a building permit is
required. Two complete sets of plans are required when applying for each permit. Include a
Resolution USR11-0022
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Code Analysis Data sheet for the Weld County Building Department for each structure that
requires a permit. Submittal plans shall include a floor plan showing the specific uses of each
area for the building. Plans shall bear the wet stamp of a Colorado Licensed Architect or
Engineer (Department of Building Inspection)
G. Building height shall be measured in accordance with the 2006 International Building Code
for the purpose of determining the maximum building size and height for various uses and
types of construction and to determine compliance with the Bulk Requirements from Chapter
23 of the Weld County Code. Building height shall be measured in accordance with Chapter
23 of the Weld County Code in order to determine compliance with offset and setback
requirements. Offset and setback requirements are measured to the farthest projection from
the building. (Department of Building Inspection)
4. Prior to the issuance of a Temporary Certificate of Occupancy or 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. Septic
Permit SP-1100070 must receive final approval from Weld County Environmental Health
Services. (Department of Environmental Health)
B. 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 Environmental Health)
5. Upon completion of 1. above 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 Department of Planning Services' Staff. 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 sixty (60) 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)
6. The Department of Planning Services respectively requests the surveyor provide a digital copy of this
Recorded Exemption/Subdivision Exemption/Use by Special Review/. Acceptable CAD formats are
.dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles, Arclnfo
Coverages and Arclnfo Export files format type is.e00. The preferred format for Images is.tif(Group
4). (Group 6 is not acceptable). This digital file may be sent to dhuerterna co.weld.co.us(Department
of Planning Services)
7. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat not
be recorded within the required sixty(60)days from the date of the Board of County Commissioners
resolution a$50.00 recording continuance charge shall be added for each additional 3 month period.
(Department of Planning Services)
8. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the
property until the Special Review plat is ready to be recorded in the office of the Weld County Clerk
and Recorder. (Department of Planning Services)
Motion seconded by Benjamin Hansford.
Resolution USR11-0022
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Page 5
VOTE:
For Passage Against Passage Absent
Robert Grand
Bill Hall
Tom Holton
Alexander Zauder
Benjamin Hansford
Mark Lawley
Nick Berryman
Jason Maxey
Joyce Smock
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission,do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on December 6, 2011.
Dated the 6th of December, 2011.
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
HOMESTEAD GRANGE No. 215
U SR11-0022
1. The Site Specific Development Plan and a Special Review Permit for a Public and Quasi-Public
Buildings including Administrative Offices or Meeting Halls for Agricultural Organizations[Homestead
Grange No. 215], in the A(Agricultural)Zone District as indicated in the application materials on file
and 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. 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)
4. 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)
5. 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. (Department
of Public Health and Environment)
6. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
7. 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", at all times. (Department of Public
Health and Environment)
8. This facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
9. Adequate drinking, handwashing and toilet facilities shall be provided for employees(volunteers)and
patrons of the facility, at all times. (Department of Public Health and Environment)
10. 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)
11. Adequate toilet facilities (portable toilets) and hand washing units shall be provided during the
construction of the facility. (Department of Public Health and Environment)
12. In the event the facility's water system serves more 25 persons on a daily basis the water system
shall comply with the Colorado Primary Drinking Water Regulations(5 CCR 1003-1). Evidence shall
be provided to the Weld County Department of Public Health and Environment that the system
complies with the Regulations. (25 people per day over a 60 day period) (Department of Public
Health and Environment)
13. Bottled water shall be utilized for drinking during construction of the project. (Department of Public
Health and Environment)
14. 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)
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15. 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)
16. This application is proposing a well(s) as its source of water. The applicant should be made aware
that while they may be able to obtain a well permit from the Office of the State Engineer, Division of
Water Resources, the quantity of water available for usage may be limited to specific uses, i.e.
domestic use only, etc. Also, the applicant should be made aware that groundwater may not meet all
drinking water standards as defined by the Colorado Department of Public Health and Environment.
We strongly encourage the applicant to test their drinking water prior to consumption and periodically
test it over time. (Department of Public Health and Environment)
17. No parking or staging of vehicles on State Highway 52 is allowed. Use on-site parking areas only.
(Department of Planning Services)
18. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if 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. All vegetation,other than grasses, needs to be
maintained at a maximum height of 12 inches until the area is completely developed. (Department of
Public Works)
19. The historical flow patterns and run-off amounts will be maintained on site in such a manner that it will
reasonably preserve the natural character of the area and prevent property damage of the type
generally attributed to run-off rate and velocity increases, diversions,concentration and/or unplanned
ponding of storm run-off. (Department of Public Works)
20. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
21. A Certificate of Occupancy is required to be obtained before the proposed use of the building is
occupied. (Department of Building Inspection)
22. An application and building permit is required for each structure that is constructed. A plan review is
required for each building or structure for which a building permit is required. Two complete sets of
plans are required when applying for each permit. Include a Code Analysis Data sheet for the Weld
County Building Department for each structure that requires a permit. Submittal plans shall include a
floor plan showing the specific uses of each area for the building. Plans shall bear the wet stamp of a
Colorado Licensed Architect or Engineer. (Department of Building Inspection)
23. Buildings shall conform to the requirements of the various codes adopted at the time of permit
application. Currently the following has been adopted by Weld County: 2006 International Building
Code; 2008 National Electrical Code; 2006 International Mechanical Code; 2006 International
Plumbing Code: 2006 International Energy Code;2006 International Fuel Gas Code; 2003 ANSI
117.1 Accessibility Code and Chapter 29 of the Weld County Code. (Department of Building
Inspection)
24. All building plans shall be submitted to the Southeast Weld Fire Protection District for review and
approval prior to issue of building permits, (Department of Building Inspection)
25. A building permit shall be obtained prior to the construction of any new building. (Department of
Building Inspection)
26. Construction of a new building is proposed. Building permits shall be obtained prior to starting. A plan
review is required for each building or structure for which a building permit is required.Two complete
sets of plans are required when applying for each permit. Include a Code Analysis Data sheet for the
Weld County Building Department for each structure that requires a permit. Submittal plans shall
include a floor plan showing the specific uses of each area for the building. Plans shall bear the wet
stamp of a Colorado Licensed Architect or Engineer(Department of Building Inspection)
Resolution USR11-0022
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Page 8
27. Building height shall be measured in accordance with the 2006 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld
County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County
Code in order to determine compliance with offset and setback requirements. Offset and setback
requirements are measured to the farthest projection from the building. (Department of Building
Inspection)
28. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
29. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
30 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.
31 The 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.
32 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.
33. 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 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.
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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, sandburs, 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.
is- (- //
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, December 6, 2011
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, Michelle Martin, Chris Gathman, and Tom Parko, Department of Planning Services;
Heidi Hansen and Don Carroll, Department of Public Works; Lauren Light and Mary Evett, Department of
Health; Bruce Barker, County Attorney, and Kris Ranslem, Secretary.
Jason Maxey moved to approve the November 1, 2011 Weld County Planning Commission minutes,
seconded by Bill Hall. Motion carried.
The Chair read the first case into record.
CASE NUMBER: USR11-0022
APPLICANT: Huwa Enterprises
PLANNER: Kim Ogle
REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Public
and Quasi-Public Building including administrative offices or meeting halls for
agricultural organizations (Homestead Grange, Inc.) in the A (Agricultural) Zone
District.
LEGAL DESCRIPTION: Lot A RE-5103, being part of SW4 Section 5, T1 N, R61W of the 6th P.M., Weld
County, Colorado.
LOCATION: North of and adjacent to Hwy 52; approximately 0.5 miles east of CR 87.
Kim Ogle, Planning Services, stated that the National Grange was started in 1867 and is the nation's oldest
national agricultural organization. It was formed in the years following the American Civil War to unite private
citizens in improving the economic and social position of the nation's farm population. Homestead Grange No.
215 was founded in 1913. The original hall was built by its members and has been the meeting place for
many dances, showers, meetings,weddings and community events. It is anticipated that the new hall will also
be a community effort in the construction and use of the hall.
The U.S.D.A Soils Maps of Prim Farmlands of Weld County dated 1979 indicate that the soils on this property
as"prime". However, there is no irrigation water associated with the parcel as it is a"dry corner". Given that
the 2.5 acre new parcel is a non-farmed piece of land,the applicant is utilizing the property for the highest and
best use.
The surrounding land uses include a variety of agricultural activities, including irrigated and dryland farming
operations. There are limited farmsteads with associated housing stock in the general area. The proposed
Grange Hall site is approximately five (5) miles east to Morgan County and nine (9) miles west to Prospect
Valley. The Town of Keenesburg is approximately sixteen (16) miles to the northwest.
There are seven (7) property owners on (7) parcels within 500 feet of this proposed facility. There are
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residences on several of the parcels. Staff has not received telephone calls, letters or electronic mail for this
land use proposal.
Eight referral agencies have reviewed this case and three offered comments, some with specific conditions.
The Department of Planning Services recommends approval of this application with the attached conditions of
approval and development standards.
Heidi Hansen, Public Works, stated that they had very few concerns with this site. She added that the access
onto State Highway 52 is under CDOT jurisdiction. The applicants have received an access permit through
CDOT.
Mary Evett, Environmental Health, stated that the hall will be served by a commercial well and an engineered
designed septic system. The septic permit has been issued and will require final approval prior to issuance of
Certificate of Occupancy. Ms. Evett suggested striking Condition of Approval 1.6 as the applicant has
addressed all the outstanding concerns/requirements of the Environmental Health Department.
Jason Maxey moved to delete Condition of Approval 1.B, seconded by Robert Grand. Motion carried.
Ann Christen, Secretary of Homestead Grange No. 215, said that they started this project because they didn't
own the land where the previous hall was located and the existing landowners decided not to renew the lease;
therefore they were forced to find another location and moving the building was too old and costly. Ms.
Christen added that the Homestead Grange has always been a very important part of her life and would really
like to see this for her kids and other kids in the community. The Grange Hall has served the community very
well.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
The Chair asked the applicant if she read through the amended Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Robert Grand moved that Case USR11-0022, 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 Benjamin Hansford.
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 with comment; Bill Hall, yes; Alexander Zauder, yes;
Jason Maxey,yes; Benjamin Hansford,yes; Mark Lawley, yes;Tom Holton,yes. Motion carried unanimously.
Commissioner Grand commended the applicants for working diligently to reproduce the Grange Hall in the
community because it is an important piece of the history for the community.
The Chair read the next case into record.
CASE NUMBER: USR11-0014
APPLICANT: A 8 W Water Service, Inc.
PLANNER: Michelle Martin
REQUEST: A Site Specific Development Plan and Special Review Permit for an Oil and Gas
Support and Service(Water Hauling)and Any 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. PUD development proposals shall not be
permitted to use the special review permit process to develop(outdoor storage),in
the A(Agricultural)Zone District
LEGAL DESCRIPTION: Part SW4 Section 32, T11 N, R61W Lot A RE-4158 of the 6th P.M.,Weld County,
Colorado.
LOCATION: North of and adjacent to CR 122; approximately 1/4 mile west of CR 390.
2
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