HomeMy WebLinkAbout20253334 Summary of the Weld County Planning Commission Meeting
Tuesday, November 4, 2025
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 0 Street, Greeley, Colorado. This meeting was called to order by Chair
Michael Wailes, at 1:30 p.m.
Roll Call
Present: Barney Hammond, Calven Goza, Cole Ritchey, Michael Biwer, Michael Palizzi, Michael Wailes,
Virginia Guderjahn
Absent: Butch White, Hunter Rivera
Also Present: Diana Aungst, Molly Wright, Matthew VanEyll, and Angela Snyder, Department of Planning
Services, Mike McRoberts and Aaron Maurice, Development Review, Karin McDougal, County Attorney,
and Kris Ranslem, Secretary.
Motion: Approve the October 7, 2025 Weld County Planning Commission minutes, Moved by Michael
Biwer, Seconded by Barney Hammond. Motion passed unanimously.
Case Number: COZ25-0008
Applicant: 12524 Weld County Road Realty 1, LLC and 12524 Weld County Road Realty 2,
LLC
Planner: Matthew VanEyll
Request: Change of Zone from the A(Agricultural)Zone District to the I-1 (Light Industrial)
Zone District.
Legal Description: Lot A of Recorded Exemption RE-2235; being part of the NE1/4 of Section 31,
Township 3 North, Range 66 West of the 6th P.M., Weld County, Colorado.
Location: East of and adjacent to County Road 25.5; approximately 0.41 miles south of
County Road 28.
Matthew VanEyll, Planning Services, presented Case COZ25-0008, reading the recommendation and
comments into the record. Mr. VanEyll noted that the applicant is requesting to remove Condition of
Approval 1.A as it will be addressed during the Site Plan Review Process. The Department of Planning
Services recommends approval of this application along with conditions of approval and development
standards.
Mike McRoberts, Development Review, reported on the existing traffic and access to the site
Kelsey Bruxvoort, AgProfessionals, 4505 West 29th Street, Greeley, Colorado, stated that the applicants
are requesting to change the zone from A (Agricultural) to I-1 (Light Industrial). Jayhawk Trailers is
proposing to have trailer sales, parts sales, trailer service and repair and propane sales and vehicle rental,
sales, services and/or repair establishments uses. They will also utilize the existing showroom on site and
the display areas.The only proposed change for the site is the expansion of the parking and outdoor display
area.
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 for any changes to the conditions of approval and development standards. Mr. VanEyll
stated that the residence on site is allowed with a zoning permit during the Site Plan Review process. If
this change of zone is to be approved, it will go through a Site Plan Review and the residence will be
documented during that process. Therefore, Staff is in support of removing Condition of Approval 1.A.
Motion: Delete Condition of Approval 1.A,
Moved by Michael Palizzi, Seconded by Cole Ritchey
Motion carried unanimously.
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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.
Motion: Forward Case COZ25-0008 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 Michael Palizzi, Seconded by Barney Hammond.
Vote: Motion carried by unanimous roll call vote(summary: Yes = 7).
Yes: Barney Hammond, Calven Goza, Cole Ritchey, Michael Biwer, Michael Palizzi, Michael Wailes,
Virginia Guderjahn.
Case Number: USR25-0012
Applicant: Debra and Jeffrey Garcia
Planner: Molly Wright
Request: Use by Special Review Permit for a Kennel(boarding facility for up to 56 dogs and
five [5] small animals) outside of subdivisions and historic townsites in the
A(Agricultural)Zone District.
Legal Description: Lot A of Recorded Exemption RE-4879;being part of the E1/2 NE1/4 of Section 2,
Township 4 North, Range 68 West of the 6th P.M.,Weld County, Colorado.
Location: South of and adjacent to County Road 50; approximately 0.25 miles east of high
Plains Boulevard.
Molly Wright, Planning Services, presented Case USR25-0012, reading the recommendation and
comments into the record. Ms. Wright noted that one letter was received with concerns regarding the
number of dogs and the possible barking levels. She added that the individual who wrote the letter was not
against lowering the number of dogs but does not support the request for 56 dogs. The Department of
Planning Services recommends approval of this application along with conditions of approval and
development standards.
Commissioner Wailes asked what the conversation was with Town of Johnstown regarding annexation.
Ms. Wright stated that the applicant can provide information on their conversations regarding annexation
with Johnstown.
Aaron Maurice, Development Review, reported on the existing traffic, access to the site and drainage
conditions for the site.
Tez Hawkins, Baseline Engineering, 112 North Rubey Drive, Golden, Colorado, introduced the applicants,
Debra and Jeffery Garcia, 4786 County Road 50, Johnstown, Colorado.
Ms. Garcia stated that she is requesting an animal boarding business on her property and feels it is
something that is necessary in this area as they don't have a lot of options for boarding. Mr. Garcia added
that they would like to establish a kennel and some care for the animals in the area.
Mr. Hawkins stated that the applicants wish to extend care to animals and utilize an under-utilized area on
their property. He said that this meets the strategic and comprehensive goals and added that the site is
located in an opportunity zone.
Mr. Hawkins referred to the letter received regarding the number of dogs and said that they would like to
see a reduced number of dogs. He stated that the noise concern will be addressed through the
development standards and conditions of approval. The noise study that they had completed shows that
the animal boarding facility will not create a nuisance based on the noise levels emitted from the property.
He added that they will have a privacy fence surrounding the perimeter of the property that will help with
some of the noises and they have also centralized the kennel building and outdoor recreational area on the
property to help buffer from surrounding property owners.
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Mr. Hawkins stated that they have had conversations with the Town of Johnstown regarding annexation,
however, the applicants have expressed that they do not wish to annex at this time. He added that
Johnstown's Community Development Director acknowledged that and stated that they will not force
annexation.
Commissioner Biwer asked how they determined 56 dogs. Ms. Garcia said that it is based on the space
permitted for the building size.
In response to Commissioner Wailes' inquiry, Ms. Garcia said that it is a 24-hour animal boarding facility.
Commissioner Wailes said that he is in support of this project, but he is concerned with the development
going across the street and creating an enclave with the Town of Johnstown and any ramifications that
might create.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Mr. Hawkins said that he understands this property is surrounded by the Town of Johnstown, however, he
believes that this has been addressed through Johnstown's referral and their conditions of approval. He
added that he thinks the Town of Johnstown did see a nature of some type of land use conflict but believes
that they are mitigating those concerns with the noise study and the development standards.
Commissioner Wailes asked Staff if the development standards will protect the applicant from eventually
becoming an enclave. Ms. Wright stated that an enclave isn't created with a road on one side and is really
created when it is surrounded by properties that are annexed. She added that she spoke with Johnstown
and they weren't going to force annexation because the property owner does not wish to annex at this time.
However,the Town of Johnstown's concerns are included in the conditions of approval.
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.
Motion: Forward Case USR25-0012 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 Michael Biwer, Seconded by Virginia Guderjahn.
Vote: Motion carried by unanimous roll call vote(summary: Yes= 7).
Yes: Barney Hammond, Calven Goza, Cole Ritchey, Hunter Rivera,
Case Number: COZ25-0009
Applicant: CR 25 Lot B West, LLC
Planner: Diana Aungst
Request: Change of Zone from the A (Agricultural) Zone District to the E (Estate) Zone
District.
Legal Description: Part of the N1/2 SW1/4 of Section 18,Township 6, Range 66 West of the 6th P.M.,
Weld County, Colorado.
Location: East of and adjacent to CR 25; approximately 0.25 miles north of State Highway
392.
Diana Aungst, Planning Services, presented Case COZ25-0009, reading the recommendation and
comments into the record. Ms. Aungst stated that no responses from surrounding property owners have
been received regarding this application. The Department of Planning Services recommends approval of
this application along with conditions of approval and development standards.
Commissioner Hammond referred to a limit of 30 persons per day with this type of zoning if there is an
event and no more than the three(3) consecutive days in length and asked if that is right. Ms.Aungst said
that this might be referring to temporary events because an event center is not permitted in an Estate Zone.
Mike McRoberts, Development Review, reported on the existing traffic and access to the site.
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Aaron Everitt,1864 Vista View Drive, Ft. Collins, Colorado,stated that this change of zone is for a proposed
9-lot subdivision. He added that they started this project in 2021 and it was stalled due to the moratorium
on wells from North Weld County Water District. The proposed size of the lots are over 2.5 acres each.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Casey Lauer,6141 Lesser Drive, Greeley, Colorado, stated that he owns the adjacent property to the south
and asked about the irrigation line that services his property as well as road improvements and/or road
access. He added that there is currently no other access that comes off of County Road 25 other than the
access to his property.
Mr. Everitt said that the irrigation service will be piped underground to his existing pond and added that he
will make sure it is delivered to his property. He added that they will create a new access off of County
Road 25 and added that traffic will not trigger any required improvements along County Road 25.
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.
Motion: Forward Case COZ25-0009 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 Michael Palizzi, Seconded by Virginia Guderjahn.
Vote: Motion carried by unanimous roll call vote(summary: Yes= 7).
Yes: Barney Hammond, Calven Goza, Cole Ritchey, Michael Biwer, Michael Palizzi, Michael Wailes,
Virginia Guderjahn.
Case Number: COZ25-0010
Applicant: Hollingshead Materials, LLC
Planner: Angela Snyder
Request: Change of Zone from the A (Agricultural) Zone District to the C-3 (Business
Commercial)Zone District.
Legal Description: Part of Lot A of Recorded Exemption RE-4866;being part of the NW1/4 of Section
18,Township 5 North, Range 67 West of the 6th P.M.,Weld County, Colorado.
Location: East of and adjacent to Colorado Boulevard (County Road 13); approximately 0.4
miles south of U.S. Highway 34.
Angela Snyder, Planning Services, presented Case COZ25-0010, reading the recommendation and
comments into the record. Ms. Snyder noted that no letters of concern were received from surrounding
property owners regarding this application. The Department of Planning Services recommends approval
of this application along with conditions of approval and development standards.
Mike McRoberts, Development Review, reported on the existing traffic and access to the site.
PJ Whitaker, 745 Andersen Street, Brighton, Colorado, said that they are planning to build a shop at this
location for their ready mix operations at their Johnstown and Ft. Collins locations. Commissioner
Hammond clarified if this is a maintenance shop. Mr. Whitaker replied yes.
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 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.
Motion: Forward Case COZ25-0010 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 Virginia Guderjahn, Seconded by Cole Ritchey.
Vote: Motion carried by unanimous roll call vote(summary: Yes= 7).
Yes: Barney Hammond, Calven Goza, Cole Ritchey, Michael Biwer, Michael Palizzi, Michael Wailes,
Virginia Guderjahn.
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Case Number: COZ25-0007
Applicant: Dustin Gartrell
Planner: Angela Snyder
Request: Change of Zone from the A (Agricultural) Zone District to the 1-2 (Medium
Industrial)Zone District.
Legal Description: Lot A of Recorded Exemption RECX18-0069; being part of the NW1/4 of Section
5,Township 4 North, Range 63 West of the 6th P.M.,Weld County, Colorado.
Location: South of and adjacent to County Road 50; approximately 820 feet east of County
Road 63; approximately 1,000 feet west of U.S. Highway 34.
Angela Snyder, Planning Services, presented Case COZ25-0007, reading the recommendation and
comments into the record. Ms. Snyder noted that this rezoning request is the result of a combination
building and code compliance violation due to the presence of an unpermitted structure created from a
combination of cargo containers and multiple unpermitted electrical connection pedestals and parking of
more commercial vehicles and cargo containers than allowed as a use by right. She added that the
application indicates that the trucking company currently has 11 trucks on site and would like to increase it
to 14 trucks. Nine (9) trucks are the current limit for a non-agricultural or oil and gas related commercial
vehicle permissible with an approved ZPAG Permit and noted that there is currently a potential code change
in process that would increase that number.
Ms. Snyder stated that three (3) letters were received outlining concerns of traffic, road damage, road
blockage on ingress and egress, fire danger associated with unpermitted electrical pedestals, the large
scale of the business, disturbance to livestock and wildlife and the general incompatibility with the
neighborhood. The Department of Planning Services recommends denial of this application as it does not
meet approval criteria 1 and 2 and added that it may be possible that potential code changes may provide
the applicant with an avenue to permit their business.
The Chair clarified that Staff is recommending denial of this application. Ms. Snyder stated yes.
Commissioner Hammond clarified if the site is currently in compliance. Ms. Snyder replied that they are
currently operating.
Mike McRoberts, Development Review, reported on the existing traffic and access to the site.
Mark Taylor,Alles,Taylor&Duke, LLC, 3610 35th Avenue, Evans, Colorado stated that Staff has explained
the application well and has nothing further to add.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Jana Gettman, 30997 CR 50, said that she lives catty-corner and her dad lives across the road from this
site and doesn't understand how this trucking business can continue to be in operation in violation of the
Code. She added that it has disrupted the neighborhood and said that she is opposed to this application.
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.
Motion: Forward Case COZ25-0007 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of denial, Moved
by Michael Palizzi, Seconded by Calven Goza.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Barney Hammond, Calven Goza, Cole Ritchey, Michael Biwer, Michael Palizzi, Michael Wailes,
Virginia Guderjahn.
The Chair asked the public if there were other items of business that they would like to discuss. No one
wished to speak.
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The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 3:05 p.m.
Respectfully submitted,
Kristine Ranslem
Secretary
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