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Home My WebLink About20112073 BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS • Moved by Jason Maxey, 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: USR-1781 APPLICANT: The Genesis Project of Northern Colorado PLANNER: Kim Ogle REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Residential Therapeutic Center in the A(Agricultural)Zone District. LEGAL DESCRIPTION: Lot A RE-4372; Part NW4 of Section 6, T6N, R64W of the 6th P.M., Weld County, Colorado. LOCATION: East of and adjacent to CR 49; 1800 feet south of CR 74. 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: A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other applicable code provisions or ordinance in effect. Section 22-2-20.G A.Goal.7. 2. A.Policy 7.2. states "Conversion of agricultural land to nonurban residential, commercial and industrial uses should be accommodated when the subject site is in an area that can support such development, and should attempt to be compatible with the region." • Section 22-2-110.F states "Rural Residential developments are characterized by limited urban amenities, limited livestock and/or other non-urban components. These types of residential developments are generally located in areas between towns, or beyond the urbanizing regions of the County. . . ." Section 22-2-120. A. R.Goal 1. States "Ensure that adequate services and facilities are currently available or reasonably obtainable to serve the residential development or district." Further, Section 22-2-120.A. 1. R.Policy 1.1. states "The land use applicant should demonstrate that adequate sanitary sewage and water systems are currently available or reasonably obtainable to serve residential development proposals." Section 22-2-120.A. 4. R.Policy 1.4. states"The land use applicant should demonstrate that public service providers such as schools, emergency services, fire protection and other providers are informed of the proposed development and are given adequate opportunity to comment on the proposal." The proposed Residential Therapeutic Center is a faith based non-profit organization dedicated to developing a ministry and support system for young women and girls. The residential facilities will consist of sleeping quarters for (6) six or (7) seven mothers and children and living quarters for a resident house parent who functions in a 24-hour supervisory and security position. Communal kitchen, dining facilities and common areas will also be provided for the residents of the facility. Educational opportunities, life skill training and counseling are tailored to each client's needs based on an internal assessment. Educational seminars will be administered by tutors and will not require the utilization of the public school system. Referrals were requested of multiple public service providers including the Weld County L 00 • Sheriff's Office, Weld County Ambulance Services, Weld County School District RE-2 and m the Galeton Fire Protection District. To date, referrals were not received from these — agencies. ec " 2011-2073 l� .ono■ Resolution USR-1781 The Genesis Project of Northern Colorado Page 2 • B. Section 23-2-220.A.2--The proposed use is consistent with the intent of the Agricultural(A) Zone District. Section 23-3-40.CC of the weld County Code allows for a Site Specific Development Plan and a Special Review Permit for a Residential Therapeutic Center 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 application materials indicate that the proposed development will be one single family residence and several outbuildings, located on a five acre parcel of land which is similar in size and intensity to that of the surrounding properties. Surrounding lands are predominately rural residential with outbuildings and livestock,predominately horses and cows. A similar facility, approximately one mile to the east of the community of Galeton is Triangle Cross Ranch, [AmUSR-703] who ministers to adult mentally challenged individuals in a group home setting. Development standards and conditions of approval will ensure that the proposed operation will be compatible with existing surrounding land uses. 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 property is not located within an Intergovernmental Agreement Area or within the(three) 3-mile referral area of a municipality. E. Section 23-2-220.A.5 -- The application complies with Article V of the Weld County Code. The existing site is within the County Road Impact Fee Area and the Capital Expansion 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 in the locational decision for the proposed use. The proposed site is designated as Irrigated Land"Not Prime"on the northern half and Prime"If Irrigated"on the southern half of the site per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. Given the five acre tract of land and lack of irrigation water for the property,the applicant is not taking agricultural land out of production. G. Section 23-2-220.A.7—The Design Standards(Section 23-2-240 of the Weld County Code), Operation Standards(Section 23-2-250 of the 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 USR-1781 (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) Resolution USR-1781 The Genesis Project of Northern Colorado Page 3 • 3. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 4. The applicant shall delineate the trash collection areas. Section 23-2-260.C.11 and Section 23-3-350.A.6 of the Weld County Code address the issue of trash collection areas. Areas used for storage or trash collection shall be screened from adjacent public rights-of-way and adjacent properties. These areas shall be designed and used in a manner that will prevent wind or animal scattered trash. (Department of Planning Services) 5. County Road 49 is designated on the Weld County Road Classification Plan as a local gravel road,which requires 60 feet of right-of-way at full build out.The applicant shall verify the existing right-of-way and the documents creating the right-of-way and this information shall be noted on the plat. 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. This road is maintained by Weld County. (Department of Public Works) 6. Show the existing access onto County Road 49 on the Plat and label it with the approved Access Permit number(will be provided). (Department of Public Works) 7. Submit the calculations for the Water Quality Depression and show the feature on the Plat. Label it as"Water Quality, No Build or Storage Area".(Department of Public Works) 8. The approved Lighting Plan for the Facility. (Department of Planning Services) B. The applicant shall address the requirements (concerns) of Weld County Department of • Public Works,as stated in the referral response dated May 19,2011. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Building Inspection) C. The applicant shall address the requirements (concerns) of Weld County Department of Public Health and Environment, as stated in the referral response dated May 20, 2011. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Building Inspection) D. The applicant shall submit a dust abatement plan,detailing on site dust control measures,for review and approval, to the Environmental Health Services, Weld County Department of Public Health & Environment. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Public Health & Environment) E. 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. 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). Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Public Health 1111 and Environment) Resolution USR-1781 The Genesis Project of Northern Colorado Page 4 • F. The applicant shall submit a Lighting Plan, to address the facility lighting, including security lighting,operational lighting and emergency lighting for review and approval. (Department of Planning Services 2. Upon completion of 1. above the applicant shall submit three (3) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. Upon approval of the paper copies 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 thirty (30) days from the date of the Board of County Commissioners resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) 3. 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) 4. The applicant shall submit three (3) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. (Department of Planning Services) 5. Prior to the Release of Building Permits: A. 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) B. 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 Fuel Gas Code; 2006 International Energy Code; 2003 ICC ANSI 117.1 Accessibility Code; 2008 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 6. Prior to the issuance of the Certificate of Occupancy: A. An individual sewage disposal system is required for the proposed facility and shall be installed according to the Weld County Individual Sewage Disposal Regulations.(Department of Public Health and Environment) B. The septic system is required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. (Department of Public Health and Environment) C. The applicant shall submit evidence of an Underground Injection Control (UIC) Class V Injection Well permit from the Environmental Protection Agency(EPA)for any large-capacity septic system (a septic system with the capacity to serve 20 or more persons per day). Alternately,the applicant can provide evidence from the EPA that they are not subject to the EPA Class V requirements. (Department of Public Health and Environment) • Resolution USR-1781 The Genesis Project of Northern Colorado Page 5 . 7. In accordance with Weld County Code Ordinance 2005-7 approved June 1,2005, should the plat not be recorded within the required thirty(30)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 Mark Lawley. VOTE: For Passage Against Passage Absent Robert Grand Bill Hall Tom Holton Alexander Zauder Erich Ehrlich Roy Spitzer Mark Lawley Nick Berryman Jason Maxey • 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 July 12, 2011. � Dated the 12th of July, 2011. 4- )w erteAteanetinth Kristine Ranslem Secretary • SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS • The Genesis Project of Northern Colorado USR-1781 1. A Site Specific Development Plan and a Special Review Permit for a Residential Therapeutic Center in the(A)Agricultural Zone District. (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 residents and employees of the facility, at all times. (Department of Public Health and Environment) 10. Sewage disposal for the facility shall be by septic system. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and Environment) 11. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. The facility shall utilize the existing public water supply. (North Weld County Water District) (Department of Public Health and Environment) 12. 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) 13. 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) 14. 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) Resolution USR-1781 The Genesis Project of Northern Colorado Page 7 • 15. Buildings and structures shall conform to the requirements of the various codes adopted at the time of acceptance of the permit application. Currently the following codes have been adopted by Weld County: 2006 IBC; IMC; IPC; IECC; 2008 National Electrical Code; and Chapter 29 of the Weld County Code. (Department of Building Inspection) 16. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. (Department of Building Inspection) 17. A letter of approval from the Galeton Fire Protection District is required prior to the issuing of building permits. (Department of Building Inspection) 18. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 19. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 20. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties in accordance with the plan. Neither the direct nor reflected light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be used which may be confused with or constructed as traffic control devices. (Department of Planning Services) 21. Should noxious weeds exist on the property or become established as a result of the proposed development the applicant/landowner shall be responsible for controlling the noxious weeds, pursuant to Chapter 15, Articles I and II of the Weld County Code. (Department of Public Works) • 22. 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) 23. The historical flow patterns and runoff 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) 24. Weld County will not be responsible for maintenance of any onsite drainage facilities. (Department of Public Works) 25. 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. 26. 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. 27. 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 Resolution USR-1781 The Genesis Project of Northern Colorado Page 8 • 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. • • return a referral. Ten referral agencies have reviewed this case and six offered comments, some with specific conditions that have been incorporated into this recommendation. There have been no letters, telephone calls or other contact received from interested parties. The Department of Planning Services recommends approval of this application with the attached conditions of approval and development standards. Lauren Light, Environmental Health, stated that this is an unmanned site and therefore no permanent water or sewer is required until one full time person is located on site. A Dust Abatement Plan was not required because there is limited access; however they included a development standard which requires them to control the dust if it becomes an issue on site. Ms. Light suggested deleting Condition of Approval 1.6 since the applicant has supplied an Air Emissions Permit from 2007. Bill Hall moved to delete Condition of Approval 1.B, seconded by Nick Berryman. Motion carried. Heidi Hansen, Public Works, stated that County Road 35 is a local, gravel road requiring 60 feet of right- of-way, which is currently available. The applicant is using an existing access to the property. She added that they have no concerns with this project. Vince Harris, Baseline Corporation, 700 12th Street, Suite 220, Golden CO, stated that this request is for an expansion of the existing Hambert Compressor Station adding up to six (6) compressors and a 50 foot telecommunication tower. There are already two (2) compressors on site. Mr. Harris commented that they have met all the requirements and would like to request approval of this request. • 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 and if he is in agreement with those. The applicant replied that he is in agreement. Robert Grand moved that Case AmUSR-355, 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 Jason Maxey. The Chair asked the secretary to poll the members of the Planning Commission for their decision. Nick Berryman, yes; Erich Ehrlich, yes; Robert Grand,yes; Bill Hall, yes;Alexander Zauder,yes;Jason Maxey,yes; Roy Spitzer, absent; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously. The Chair called a recess at 3:30 pm and reconvened the meeting at 3:38 pm. The Chair read the following case into record. CASE NUMBER: USR-1781 APPLICANT: The Genesis Project of Northern Colorado PLANNER: Kim Ogle REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Residential Therapeutic Center in the A(Agricultural)Zone District. LEGAL DESCRIPTION: Lot A RE-4372; Part NW4 of Section 6, T6N, R64W of the 6th P.M., Weld County, Colorado. LOCATION: East of and adjacent to CR 49; 1800 feet south of CR 74. • Kim Ogle, Planning Services, stated that the proposed facility will be one (1) single-family residence and several outbuildings, which is similar in size and intensity to that of the surrounding properties. The facility is a m faith based non-profit organization dedicated to developing a support system for young women and girls. The cc c residential facilities will consist of sleeping quarters for six (6) or seven (7) mothers and children and living © u 11 groan • quarters for a resident house parent who functions in a 24-hour supervisory and security position. Communal kitchen, dining facilities and common areas will also be provided for the residents of the facility. Educational, life skill training and counseling are tailored to each client's needs based on an internal assessment. Educational seminars will be administered by tutors and will not require the utilization of the public school system. The property is not located within an Intergovernmental Agreement Area or within the three-mile referral area of a municipality. Surrounding lands are predominately rural residential with outbuildings and livestock. There are six residences in relative close proximity to this proposed facility. Fourteen referral agencies have reviewed this case and six offered comments,some with specific conditions that have been incorporated into this recommendation. There has been one letter received in opposition to this proposal, and one telephone call of inquiry from a surrounding property owner. The applicant held a neighborhood meeting at Dillard's in Galeton on Wednesday,June 29,2011 for surrounding property owners. Several letters of support were also received for this application. The Department of Planning Services recommends approval of this application with the attached conditions of approval and development standards. Mary Evett, Environmental Health,stated that sewage disposal will be by a septic system and it will need to be designed by an engineer. Water will be provided by North Weld County Water District and they have submitted documentation that they are able to provide water service. She stated that there are no concerns with this request. • Heidi Hansen, Public Works, stated that County Road 49 is a local, gravel road requiring 60 feet of right-of- way, which is currently available. The most recent traffic count was taken in July 2007 and showed 176 vehicles per day. The applicants will be using an existing access to the property. Ms. Hansen said that they have no concerns with this request. Karla Grieser, President of the Genesis Project of Northern Colorado, 20110 Jubilee Way, LaSalle, CO, commented that the cliental that they wish to serve are not kids who are strung out on drugs or alcohol or juvenile delinquents, or gang members. They are young women just like us who are facing exceptional challenges of single parenting where they are solely responsible for providing a home and keeping it clean, working and finishing school, arranging child care and paying bills on an extremely limited income, getting groceries and fixing meals. They are faced daily with the whole workload that two parents typically share and they still need time to spend with their children loving them and comforting them. They have no time left to address their own social, emotional and spiritual needs. Many limes they are on a very emotional roller coaster caused by the abuses and rejection that they have experiences. They need our unconditional love and a helping hand to get on solid ground. Ray Sears, Architect, 13644 CR 64, Greeley, CO, stated that the approximate size of the residence would be 3200 square feet on the main level and 2800 square feet on the upper level. It is an eight(8) bedroom facility. The Chair asked if there was anyone in the audience who wished to speak for or against this application. No one wished to speak. Bill Bennett, 24304 CR 74, stated that he lives to the east of the property. He said that his letter was sent to the Planning Services Department and is part of the file. He added that this letter is in regard to what he sees as problems related to this project, not in its intent but rather in its location. He said that in the best interest of the Galeton community and in the interest of the cliental that this project hopes to serve he • recommended that this proposal be denied at this location because he doesn't feel that the community can support this request. 12 • Diane Stille stated that she lives adjacent to this site. She doesn't know who the Galeton community is that Mr. Bennett is speaking of. She added that they are part of the Galeton community and does not know of anyone against this project. There was a neighborhood meeting and there was no one there in • opposition. Ms. Stille said that she believes it will be a very good thing for the community and added that they are excited about the project. Carrie Adolf, 1017 East 20'h Street, stated that she has been working with single moms for 18 years and has seen these moms go through difficult challenges in their life. Many times single moms want to change their life and the chances of them being successful are much greater in a supportive environment. A residential facility like this will immerse them in a functioning example of how a routine structured goal- setting place will shape their lives and their children's lives. She is in support of this facility. Jan Bartram, 2630 51a1 Avenue, Greeley CO, is a retired teacher from Weld County School District 6. She said that she has worked with single moms as a teacher and was also a single mom. She added sometimes you are a single mom for various reasons, including the death of your spouse. She understands the difficult challenges that these moms go through since she also had to go through this after the death of her husband in Vietnam. She believes that this facility will help facilitate in helping these moms help their children be successful. Bill Jerke, 22911 CR 39, LaSalle, CO, stated that he has been excited about this project. Private Citizens, from their hearts, decided to try to make a difference with major societal problems. They know that government can't help all of them and so they are trying to help. This will make a huge difference in these lives at this fundamental level. He urged the Planning Commission to approve this request. Lori Vandeveer, 220 S. Laura Ave, Milliken, CO, commented that she was a single parent and she wished that she would have had this facility to turn to when this happened to her. The experience that she had has caused her to continue her education, become a pastoral counselor and she is currently working on a • doctorate in the education field. She asked the Planning Commission to support this organization by voting favorably for this project. She said that she has researched the organization and the people and added that you won't find a more accountable and mature group of people to endeavor something this big • and this significant. The Chair asked the applicant if they have read through the Development Standards and Conditions of Approval and if they are in agreement with those. The applicant replied that they are in agreement; however Mrs. Grieser requested that Development Standards 13 and 14 in regard to impact fees be reconsidered as this is a non-profit organization. Mr. Barker said that this request should be brought before the Board of County Commissioner as the Planning Commission has no authority to waive fees. Jason Maxey moved that Case USR-1781, 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 Mark Lawley. The Chair asked the secretary to poll the members of the Planning Commission for their decision. Nick Berryman,yes; Erich Ehrlich,yes; Robert Grand,yes;Bill Hall,yes;Alexander Zauder,yes;Jason Maxey,yes; Roy Spitzer, absent; Mark Lawley, yes; Tom Holton, yes. Motion carried unanimously. Commissioner Holton urged the County Commissioners to look at the fees generated by Development Standards 13 and 14. The Chair read the last case into record. CASE NUMBER: Ordinance 2011-6 PRESENTED BY: Trevor Jiricek REQUEST: In the Matter of Repealing and Re-Enacting,with Amendments,Chapter 29 • Building Regulations,of the Weld County Code. Trevor Jiricek, Planning Services, stated that they would like to request that this item be postponed to the • August 2, 2011 Planning Commission meeting as there will be additional proposed code changes. 13 Hello