HomeMy WebLinkAbout20122911.tiff j !‘17411Pre, '14
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Jordan Jemiola, 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: USR12-0049
APPLICANT: COLORADO DEPARTMENT OF HIGHWAYS
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND AMENDED USE BY SPECIAL REVIEW
PERMIT (FORMERLY USR-993 AND USR-883) FOR A RECREATIONAL FACILITY
(SHOOTING RANGE) AND A PUBLIC UTILITIES FACILITY INCLUDING EQUIPMENT
STORAGE OR REPAIR FACILITIES IN THE A(AGRICULTURAL)ZONE DISTRICT
LEGAL DESCRIPTION: LOT B RE-2692; PART W2NE4 SECTION 21, T5N, R65W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 60.5 AND EAST OF CR 47.
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
and Section 23-4-370 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 22-5-50.E. (O.Goal 5)states". Encourage the location
of parks, recreation and open spaces in areas with natural constraints to development." Further,
Section 22-5-50.E.1 (O.Policy 5.1) states "Consider placing parks, recreation and open spaces in
floodplains, seep areas,wetlands,geological fault areas, nonproductive agricultural areas and areas
having natural features of public interest. Consider proposals for other areas as well.
The proposed use is also consistent with Section 22-2-20.1 (A.Goal.9)that states"Reduce potential
conflicts between varying land uses in the conversion of traditional agricultural lands to other land
uses. Section 22-2-20.1.7(A.Policy 9.7)states"Protect privately owned open space. Privately owned
agricultural lands provide relatively open landscapes. Unlike urban open space areas, public access
to these lands is not allowed.These lands are not guaranteed to remain traditional agricultural lands,
but can be converted by the individual land owner to other uses through the appropriate land use
processes. The proposed shooting club is located adjacent to the floodplain of the Cache La Poudre
River and has historically been utilized as a shooting range for the Colorado State Patrol. Conditions
of Approval and Development Standards ensure that a reasonable attempt will be made for the use to
be compatible with the region.
B. Section 23-2-220.A.2 --The proposed use is consistent with the intent of the A(Agricultural) Zone
District. Section 23-2-220.A.2 --The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.C.4 of the Weld County Code provides for a Site
Specific Development Plan and a Use by Special Review for a Recreational Facility, including
Shooting Ranges and Section 23-3-40.D.1 provides for a Public Utilities facility, including
equipment storage or repair facilities, subject to the provisions of Section 23-4-420 in the
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 property is in production agriculture to the north and an
commercial agricultural truck terminal and wash bay permitted under AmUSR-1441;to the east is an
animal shelter permitted under SUP-323 and the Weld County Public Works storage yard; to the
south are pasture lands and the Cache La Poudre River floodplain and a historic remanant gravel
mine [Davis Ranch] permitted under SUP-425 and to the east is Foster Trucking permitted under
USR11-0004. There is limited residential development approximately 1250 feet to the east of the
facility. The Development Standards and Conditions of Approval will ensure compatibility with
adjacent properties.
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
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 subject property lies within the three mile referral area of the City of
Greeley and Town of Kersey. The City of Greeley in their referral dated August 16,2012 and
the Town of Kersey in a referral response received August 3,2012 indicated no conflict with
their interests.
E. Section 22-4-60 states"Noise is a source of environmental pollution. Exposure to excessive
noise levels over prolonged periods can be a threat to public health. Statutory noise
standards have been established for areas where commercial,industrial and residential uses
are located." Section 22-4-70.A.1. (N.Policy 1.1) states "Land use applications should be
evaluated by the Department of Public Health and Environment for compliance with federal,
state and County statutes, regulations and ordinances." Further, Section 22-4-70.A.2.
(N.Policy 1.2) states "The Department of Public Health and Environment should prescribe
noise level standards for land use applications,when appropriate." The Department of Public
Health and Environment states "Colorado Revised Statutes 25-12-109 exempts noise
restrictions on sport shooting ranges." The Development Standards and Conditions of
Approval will ensure compatibility with adjacent properties.
F. Section 23-2-220.A.5--The site does lie within an recognized Weld County Overlay District
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)
G. 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 land in the northern 2/3
of the site is designated as"Other"and lands to the southwest of the property are designated
as"Prime if Irrigated"on the Important Farmlands of Weld County Map dated 1979.
H. 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.
I. Section 23-4-370 -- Additional requirements for Outdoor Shooting Ranges have been
addressed through this application and the Development Standards and Conditions of
Approval will ensure compliance with Section of the Weld County Code.
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 applicant shall provide written evidence to the Department of Planning Services of
compliance with the minimum standards and requirements of the following National
Associations: The National Rifle Association (Department of Planning Services)
B. The applicant shall submit written evidence to the Department of Planning Services
demonstrating that the 100 yard range baffle layout requirement is not required for this
facility,and that the existing range is in compliance with the recognized minimum standards
and requirements of the National Rifle Association. (Department of Planning Services)
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 3
C. The applicant shall submit written evidence to the Department of Planning Services of
compliance with the National Rifle Association minimum standards for shooting ranges for the
specified firearms permitted at this facility. (Department of Planning Services)
D. The applicant shall submit written evidence to the Department of Planning Services of
compliance with the Federal Aviation Administration airspace analysis requirement as
specified in the referral dated July 30, 2012. (Federal Aviation Administration)
E The applicant shall submit documentation that floor drain wastes from any vehicle
maintenance facility is captured in a watertight vault and hauled off for proper disposal.
Evidence of written approval shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
F. 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. Evidence of written approval shall be submitted to the Department of
Planning Services. (Department of Public Health and Environment)
G. The applicant shall submit a waste handling plan,for approval,to the Environmental Health
Services Division of the Weld County Department of Public Health&Environment. Evidence
of written approval shall be submitted to the Department of Planning Services. The plan shall
include at a minimum,the following:
1) A list of wastes which are expected to be generated on site (this should include
expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected to be stored on site.
3) The waste handler and facility where the waste will be disposed(including the facility
name, address, and phone number). (Department of Public Health and
Environment)
H The applicant shall provide the Department of Planning Services with an on-site maintenance
plan that is in compliance with Section 23-2-250.F of the Weld County Code. (Department of
Planning Services)
An access permit application is required for this site. There is no fee and no photos are
required since the existing access will be used. The Access Permit Application form is
available on the Public Works website under Permits/Applications.Please place the approved
Access Permit Number on the Plat (will be provided when an application is received).
(Department of Planning Services)
J. The applicant shall submit a Lighting Plan to the Department of Planning Services for review
and approval. (Department of Planning Services)
2. The Plat shall be amended to delineate the following:
A. All the pages of the plat shall be labeled USR12-0049. (Department of Planning Services)
B. The plat shall be amended to delineate the attached Development Standards.(Department of
Planning Services)
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 4
C County Road 60.5 is designated on the Weld County Road Classification Plan as a collector
road,which requires 80 feet of right-of-way at full build out.There is presently 60 feet of right-
of-way.An additional 10 feet shall be delineated on the plat as future County Road 60.5 right-
of-way. All setbacks shall be measured from the edge of future right-of-way. The applicant
shall verify the existing and any future right-of-way and the documents creating the right-of-
way. If the right-of-way cannot be verified, it shall be dedicated. This road is maintained by
Weld County. (Department of Public Works)
D. The existing vegetation shall be identified with a "dot" in the center of the circle. The
proposed or future plant material shall be delineated with a "+" in the middle of the circle
designating new plant material to be installed. (Department of Planning Services)
E. Show and label the existing access with the approved Access Permit Number (will be
provided when an application is received). (Department of Public Works)
F. Off-street parking spaces including the access drive shall be surfaced with gravel, asphalt,
concrete or the equivalent and shall be graded to prevent drainage problems. Parking
spaces must be dimensioned on the drawing and follow Weld County requirements."General
location,arrangement and dimensions of parking spaces,width of aisles,width of bays,angle
of parking and other similar information." Parking Lots shall conform to all standards of the
Americans with Disabilities Act. The applicant shall identify the two(2)ADA space(s)with the
appropriate symbols and signs. (Department of Public Works)
3. Upon completion of 1. and 2. 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 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)
4 The Department of Planning Services respectively requests the surveyor provide a digital copy of this
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 maps a( co.weld.co.us. (Department of Planning Services)
5 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)
6. In accordance with Weld County Code Ordinance 2005-7 approved June 1,2005,should the plat not
be recorded within the required one hundred twenty (120) days from the date the Resolution was
signed a $50.00 recording continuance charge may be added for each additional 3 month period.
(Department of Planning Services)
Motion seconded by Benjamin Hansford.
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 5
VOTE:
For Passage Against Passage Absent
Robert Grand
Bill Hall
Benjamin Hansford
Mark Lawley
Nick Berryman
Jason Maxey
Joyce Smock
Jordan Jemiola
Bret Elliott
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 October 2, 2012.
Dated the 2nd of October, 2012.
n .� - _ Digitally signed by Kristine Ranslem
, /K. Location:1555 N 17th Ave
Date:2012.10.05 10:14:43-06'00'
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Colorado Department of Highways
USR12-0049
1. The Site Specific Development Plan and an Amended Special Review Permit[USR-993 and USR-
883]for a Recreational Facility(Shooting Range) and a Public Utilities Facility including equipment
storage or repair facilities 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. Hours of Operation shall be from 9 A.M. to 6 8 P.M.
of any given week day. (Department of Planning
Services)
4. There shall be no use of the Shooting Range during all recognized Federal and State Holidays.
(Department of Planning Services)
5. There are eight (8) employees utilized in the operation of this facility. (Department of Planning
Services)
6. Events held at this facility are limited to twenty(20)persons. (Department of Planning Services)
7. There shall be no muzzleloaders of any caliber used at this facility at any time. (Department of
Planning Services)
8. USR12-0049 shall be reviewed every ten years per Section 23-4-370.A of the Weld County Code.
(Department of Planning Services)
9. On-site lighting,including security lighting if applicable shall be shielded so that beams or rays of light
will not shine directly onto adjacent properties; 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;and no
colored lights may be used which may be confused with or construed as traffic control devices.
(Department of Planning Services)
10. 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)
11. 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)
12. 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)
13. The applicant shall operate in accordance with the approved"waste handling plan".(Department of
Public Health and Environment)
14. The applicant shall operate in accordance with the approved "lead management program".
(Department of Public Health and Environment)
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 7
15. Any vehicle washing area(s) shall capture all effluent and prevent discharges from washing of
vehicles in accordance with the Rules and Regulations of the Water Quality Control Commission,and
the Environmental Protection Agency. (Department of Public Health and Environment)
16. 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)
17. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in Section 14-9-30 of the Weld County Code.(USR-993)(Department of Public Health and
Environment)
18. Adequate drinking, hand washing and toilet facilities shall be provided for employees of the facility,at
all times. (Department of Public Health and Environment)
19. 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)
20. Any additional hydraulic load to an existing septic system will require an Evaluation from a Colorado
Registered Professional Engineer. The engineer's evaluation shall be submitted to the Weld County
Environmental Health Department. In the event the system is found to be inadequate, the system
must be brought into compliance with current Weld County Individual Sewage Disposal Regulations.
(Department of Public Health and Environment)
21. The facility shall utilize the existing public water supply(City of Greeley).(Department of Public Health
and Environment)
22. All pesticides,fertilizer,and other potentially hazardous chemicals must be handled in a safe manner
in accordance with product labeling and in a manner that minimizes the release of hazardous air
pollutants(HAP's)and volatile organic compounds(VOC's). All chemicals must be stored secure,on
an impervious surface, and in accordance with manufacturer's recommendations. (Department of
Public Health and Environment)
23. Any targets used shall be considered non-toxic. (Department of Public Health and Environment)
24. Process wastewater(such as floor drain wastes)shall be captured in a watertight vault and hauled off
for proper disposal. Records of installation, maintenance, and proper disposal shall be retained.
(Department of Public Health and Environment)
25. 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)
26. 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)
27. 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. (Department of Public Works)
28. All structures existing and new if used for storage will be classified as S-2 (Storage). If any storage
material exceeds the maximum amount of Hazardous material on table 307.7(1) of the 2003
International Building Code,the building will classified as H (Hazardous storage), Fire resistance of
walls and openings,construction requirements,maximum building height and allowable areas will be
reviewed at the plan review. Setback and offset distances shall be determined by the Weld County
Code. (Department of Building Inspection)
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 8
29. 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; 2006 International Mechanical Code; 2006 International Plumbing Code; 2006 International
Energy Code; 2006 International Fuel Gas code; 2011 National Electrical Code; 2003 ANSI 117.1
Accessibility Code and Chapter 29 of the Weld County Code. (Department of Building Inspection)
(Department of Building Inspection)
30. 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)(Department of Planning
Services)
31. 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)(Department of
Planning Services)
32. Off-street parking spaces including access drives shall be surfaced with gravel,asphalt,concrete or
the equivalent and shall be graded to prevent drainage problems. (Department of Public Works)
33. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
34. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
35. "No Trespassing"and"Shooting Range"signs shall be posted and maintained on the perimeter fence
at all points of ingress and egress to clearly identify the boundaries of the site. (Department of
Planning Services)
36. 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. (Department of
Planning Services)
37. 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.
38. In accordance with Section 23-2-200.E of the Weld County Code, if the Use by Special Review has
not commenced from the date of approval or is discontinued for a period of three (3) consecutive
years, it shall be presumed inactive. The county shall initiate an administrative hearing to consider
whether to grant an extension of time to commence the use or revoke the Use by Special Review. If
the Use by Special Review is revoked, it shall be necessary to follow the procedures and
requirements of Division 4 of the Weld County Code in order to reestablish any Use by Special
Review. (Department of Planning Services)
39. 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.(Department of Planning
Services)
RESOLUTION USR12-0049
COLORADO DEPARTMENT OF HIGHWAYS
PAGE 9
40. 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.
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.
. The Chair asked if there was anyone in the audience who wished to speak for or against the continuance of
this caseNo one wished to speak.
,.=1 Motion: Continue Case USR12-0047 to the October 16.2012 Planning Commission hearing, Moved by
Bill Hall, Seconded by Benjamin Hansford.
Motion passed�� q unanimously.
�J CASE NUMBER: USR12-0048
APPLICANT: KENYON AYARS
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND A SPECIAL REVIEW PERMIT FOR
OIL AND GAS SUPPORT AND SERVICE, INCLUDING OIL AND GAS
PROCESSING FACILITIES AND RELATED EQUIPMENT, INCLUDING,BUT NOT
LIMITED TO. THREE (3) COMPRESSORS ASSOCIATED WITH GAS
PROCESSING OR WHICH COMPRESS GAS TO ENTER A PIPELINE FOR
TRANSPORT TO MARKET, IN THE A (AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION. LOT A RECX12-0046; PART OF THE SE4 OF SECTION 14,T11 N, R63W OF THE
6TH P.M.. WELD COUNTY, COLORADO.
LOCATION: NORTH OF CR 128 SECTION LINE; WEST OF CR 71 SECTION LINE.
C�qq�C7 Kim Ogle, Planning Services, presented Case USR12-0048. reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards. In addition, Public Works and
Environmental��n-q Health presented their reports and stated that they have no concerns with this request.
U Grant Burchell, Engineering Manager for Bear Tracker Energy, 1512 Larimer Street, Suite 540, Denver
• CO, stated that many of the oil wells are flaring gas in the area. They have contracted with the producer to
gather that flare gas and bring it to market. They will install a gathering system from each wellhead to this
location and compress it and then it will go north 1 mile to the processing plant which is permitted under USR-
1772, for Pecan Pipeline.
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.
�J Motion: Forward Case USR12-0048 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval, Moved
by Robert Grand, Seconded by Jordan Jemiola.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 9).
Yes: Benjamin Hansford, Bill Hall, Bret Elliott, Jason Maxey, Jordan Jemiola, Joyce Smock, Mark Lawley, Nick
Berryman, Robert Grand.
U CASE NUMBER: USR12-0049
APPLICANT: COLORADO DEPARTMENT OF HIGHWAYS
PLANNER. KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND AMENDED USE BY SPECIAL
REVIEW PERMIT(FORMERLY USR-993 AND USR-883)FOR A RECREATIONAL
FACILITY(SHOOTING RANGE)AND A PUBLIC UTILITIES FACILITY INCLUDING
EQUIPMENT STORAGE OR REPAIR FACILITIES IN THE A (AGRICULTURAL)
ZONE DISTRICT
LEGAL DESCRIPTION: LOT B RE-2692; PART W2NE4 SECTION 21, T5N, R65W OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 60.5 AND EAST OF CR 47. EXHIBIT
6
U5�1�1-�?64c
CJ Kim Ogle, Planning Services, presented Case USR12-0049, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards. In addition, Public Works and
Environmental Health presented their reports and stated that they have no concerns with this request.
CJ Ed Stieber, Colorado Department of Transportation(CDOT), 1420 god Street, Greeley, CO, stated that
he maintains all of the buildings and grounds in Northeast Colorado. He said that they are requesting approval
of an amendment to the existing USR permit. This site has been in existence since the early 1990's and was
used for a pistol and shotgun only range. They have slightly modified it to accommodate the rifle so that the
officers can be qualified.
Trooper Downer, Colorado State Patrol, 3939 Riverside Parkway, stated that he has been a Firearms
Instructor for 15 years and in Law Enforcement for 20 years. In response to Mr. Berryman's questions
regarding safety procedures and lead migration, Mr. Downer replied that the berms in place now are 50%
greater than the National Rifle Association recommends for range development.
Commissioner Maxey asked to clarify the hours of operation since they are requesting use of the site for 8
days per year. Mr. Downer said that they do quarterly shooting as a team. He added that there is no early
shooting and they do night qualifications 1 quarter per year.
Commissioner Lawley asked if Development Standard 3 needed to be amended to go past 6:00 pm. Mr.
Downer requested that it be amended to go to 8:00 pm.
CJ Motion:Amend Development Standard to read "Hours of Operation shall be from 9 A.M. to 8 P.M on
any given day of the week", Moved by Mark Lawley, Seconded by Benjamin Hansford.
Motion passed unanimously.
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 amended Development Standards and Conditions of
Approval g and if they are in agreement with those. The applicant replied that he is in agreement.
CJ Motion: Forward Case USR12-0049 to the Board of County Commissioners along with the amended
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approval, Moved by Jemiola, Seconded by Hansford.
Vote: Motion carried by unanimous roll call vote(summary: Yes = 9).
Yes: Benjamin Hansford, Bill Hall, Bret Elliott,Jason Maxey,Jordan Jemiola,Joyce Smock, Mark Lawley, Nick
Berryman, Robert Grand.
Fl CASE NUMBER: USR12-0050
APPLICANT: HS GATHERING LLC
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT FOR A
NON-1041 MAJOR FACILITY OF A PUBLIC UTILITY(TWO(2)GREATER THAN
10-INCH NATURAL GAS TRANSMISSION PIPELINE)IN THEA(AGRICULTURAL)
ZONE DISTRICT
LEGAL DESCRIPTION: THE PREFERRED ROUTE BEGINS IN NW4NW4 OF SECTION 6, T2N, R65W
AND RUNS IN A SOUTHERN DIRECTION ALONG CR 37 APPROXIMATELY 2.4
MILES AND ENDS IN THE NE4 OF SECTION 13, T2N, R66W. THE PIPELINE
WILL CROSS MULTIPLE SECTIONS INCLUDING SECTIONS 6,7,AND 18,T2N,
R65W AND SECTION 13, T2N, R66W. IT WILL START AT THE FT. LUPTON
STATION IN THE NW4NW4 OF SECTION 14, T2N, R65W AND HEAD IN A
SOUTHEASTERN DIRECTION APPROXIMATELY 6.2 MILES ENDING AT THE
HUDSON STATION IN THE SW4SW4 OF SECTION 23, T2N, R65W. THE
3
Hello