HomeMy WebLinkAbout20080548.tiff RESOLUTION OF THE WELD COUNTY PLANNING COMMISSION
Moved by Robert Grand that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
• CASE NUMBER: USR-1638
APPLICANT: Bartez LLC do Daniel Glantz
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot B, RE-3875 being part of the NE4 of Section 17, T2N, R66W
of the 6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and a Special Review Permit for
a Use by Right, an accessory use, or a Use by Special Review in
the Industrial Zone District(truck painting, maintenance and
office) in the A(Agricultural)Zone District.
LOCATION: South of and adjacent to CR 22 and approximately 1/2 mile east of
State
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 22-2-150D.A Goal 4 states:
"Conversion of agricultural land to nonurban residential, commercial and industrial uses will
be accommodated when the subject site is in an area that can support such development.
Such development shall attempt to be compatible with the region." Development Standards
and Conditions of Approval will ensure that the proposed use will be compatible with the
• vicinity. The surrounding property is primarily agricultural in nature with a few homes in close
proximity. There are thirteen parcels within 500'of the property.Section 23-2-240.A.10 of the
Weld County Codes states"...that buffering or screening of the proposed use from adjacent
properties may be required in order to make the determination that the proposed use is
compatible with the surrounding uses." As a Condition of Approval the applicant will be
required to screen the use from adjacent properties and rights-of-way.
B. Section 23-2-220.A.2--The proposed use is consistent with the intent of the A(Agricultural)
Zone District. Section 23-3-40.R of the Weld County Code provides for a Site Specific
Development Plan and a Special Review Permit for a Use by Right, an Accessory Use,or a
Use by Special Review in the Commercial or Industrial Zone District (truck parking,
maintenance and office) 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 site is currently vacant. The surrounding property is primarily
agricultural in nature with a few homes located in close proximity. There are thirteen parcels
within 500' of the property. One letter in opposition has been received from a surrounding
property owner. Their concerns are in regards to the traffic, the value of their and
neighboring properties, and the visual impact to the area. Conditions of Approval and
Development Standards will ensure compatibility with the surrounding area.
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 site is located within three miles of the City of Fort Lupton. The City of
Fort Lupton in their referral dated November 2, 2007 stated that they have reviewed the
• request and find no conflicts with their interests.
2008-0548
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• E. Section 23-2-220.A.5--The site does not lie within any Overlay Districts.
Effective January 1, 2003, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
Effective August 1, 2005, Building permits issued on the subject site will be required to
adhere to the fee structure of the Capital Expansion Impact Fee and the
Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40)
F. Section 23-2-220.A.7 -- The Design Standards (Section 23-2-240, Weld County Code),
Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and
Development Standards ensure that there are adequate provisions for the protection of
health, safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the applicant,
other relevant information regarding the request, and responses from referral entities.
The Planning Commission's recommendation for approval is conditional upon the following:
1. Prior to recording the plat:
A. The applicant shall submit a detailed sign plan in compliance with Chapter 23 Division 2 of
the Weld County Code to the Weld County Department of Planning Services for review and
approval. (Department of Planning Services)
B. Section 22-5-100.A of the Weld County Code states"oil and gas exploration and production
•
should occur in a manner which minimizes the impact to agricultural uses and the
environment and reduces the conflicts between mineral development and current and future
surface uses." Section 22-5-100.8 of the Weld County Code states "...encourage
cooperation, coordination and communication between the surface owner and the mineral
owner/operators of either the surface or the mineral estate." Section 22-5-100.6.1 of the
Weld County Code also states "new development should be planned to take into account
current and future oil and gas drilling activity to the extent oil and gas development can
reasonably be anticipated." The applicant shall either submit a copy of an agreement with the
property's mineral owner/operators stipulating that the oil and gas activities have been
adequately incorporated into the design of the site or show evidence that an adequate
attempt has been made to mitigate the concerns of the mineral owner/operators. Drill
envelopes can be delineated on the plat in accordance with the State requirements as an
attempt to mitigate concerns. The plat shall be amended to include any possible future
drilling sites. (Department of Planning Services)
C. The applicant shall address the requirements(concerns)of the State of Colorado Division of
Water Resources, as stated in the referral response dated November 5, 2007. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
D. The applicant shall address the requirements (concerns) of the Fort Lupton Fire Protection
District, as stated in the referral response dated November 13,2007. Evidence of such shall
be submitted in writing to the Weld County Department of Planning Services.(Department of
Planning Services)
E. The applicant shall address the requirements(concerns)of the Weld County Department of
• Public Works,as stated in the referral response dated December 4, 2007. Including but not
limited to a final drainage construction and erosion control plans. Evidence of such shall be
Resolution USR-1638
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• submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
F. The applicant shall address the requirements(concerns)of the Weld County Department of
Public Health and Environment,as stated in the referral response dated November 26,2007.
Evidence of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
G. The applicant shall address the requirements(concerns)of the Weld County Department of
Planning Services, Landscape, referral dated November 1, 2007. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
H. The applicant shall address the requirements (concerns) of the State of Colorado
Department of Transportation referral dated November 7, 2007. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
The applicant shall address the requirements(concerns)of the State of Colorado Division of
Wildlife referral dated November 27,2007. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
J. The applicant shall submit to the Department of Planning Services with a property
maintenance plan for review and approval. The maintenance plan shall be in compliance
with Section 23-2-250.6.7 of the Weld County Code. (Department of Planning Services)
• K. The applicant shall submit evidence of an Aboveground Storage Tank permit application form
the Colorado Department of Labor and Employment(CDL&E)Oil Inspection Section for any
aboveground storage tanks located on the site. Alternately, the applicant can provide
evidence from the (CDL&E), Oil Inspection Section that they are not subject to these
requirements. Evidence of approval from the Department of Public Health and Environment
shall be submitted to the Department of Planning Services. (Department of Public Health
and Environment)
L. In the event, the applicant intends to wash vehicles or equipment on site the following shall
apply:
The applicant shall provide evidence that the washing area will be designed and constructed
to capture all effluent and prevent any discharges from the washing of vehicles or equipment
in accordance with the Rules and Regulations of the Water Quality Control Commission and
the Environmental Protection Agency. Evidence of approval from the Department of Public
Health and Environment shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
M. 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 approval from the Department of Public Health and Environment 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
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• name, address, and phone number). (Department of Public Health and Environment)
N. The applicant shall submit a Landscape and Screening Plan for the site. The plan at a
minimum shall include the existing and future plant material including the proposed fencing,
lighting,screening and landscape treatment from adjacent properties. The plan shall include
the method of screening the outdoor storage of vehicles, equipment or materials from
adjacent properties and future rights-of-way. The applicant shall maintain compliance with
Section 23-2-250.B.7 of the Weld County Code at all times. (Department of Planning
Services)
O. The applicant shall complete all proposed improvements including those regarding
landscaping, screening,access improvements and parking lot requirements or enter into an
Improvements Agreement according to policy regarding collateral for improvements and post
adequate collateral for all required materials. The agreement and form of collateral shall be
reviewed by County Staff and accepted by the Board of County Commissioners prior to
recording the USR plat. (Department of Planning Services)
P. The plat shall be amended to delineate the following:
1. All sheets shall be labeled USR-1638 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The plat shall delineate any signs in compliance with Division 2 of the Weld County
Code. (Department of Planning Services)
• 4. County Road 22 is designated on the County Road Classification Plan as strategic
road, which requires 140 feet of right-of-way at full build out. There is presently 60
feet of right-of-way.A total of 70 feet from the centerline of County Road 22 shall be
delineated on the plat. The future and existing right of way including the
documentation creating them shall be delineated on the plat. This road is
maintained by Weld County. (Department of Public Works)
5. The applicant shall indicate specifically on the plat the type of right-of-way /
easement and indicate whether it is dedicated, private or deeded to provide
adequate access to the parcel. Section line accesses are considered private lanes
with no County maintenance. (Department of Public Works)
6. The plat shall identify any types of rights-of-way and or easements that exist on site.
(Department of Public Works)
7. A stop sign shall be placed at the intersection of County Road 22 and the driveway.
(Department of Public Works)
8. The applicant shall provide a Lighting Plan. Should exterior lighting be a part of this
facility, all light standards shall be delineated on the plat and be in accordance with
Section 23-3-250.B.6 of the Weld County Code. (Department of Planning Services)
9. The location of the dumpster shall be delineated on the plat. Areas used for trash
collection shall be screened from public rights-of-way and all adjacent properties.
These areas shall be designed and used in a manner that will prevent wind- or
animal-scattered trash as outlined in Section 23-3-250.A.6 of the Weld County Code.
(Department of Planning Services)
• 10. The applicant shall provide a parking plan that designates parking spots for
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• employees, customers, and business/delivery trucks. The parking locations shall
be dimensioned and shown according to Section 23-2-260 of the Weld County
Code. (Department of Planning Services)
11. The Department of Planning Services has determined from the application materials
that fifteen (15) parking spaces and one (1)ADA parking space will be required on
site. Each parking space should be equipped with wheel guards where needed to
prevent vehicles from extending beyond the boundaries of the space and from
coming into contact with other vehicles, walls, fences, sidewalks, or plantings
(Department of Planning Services)
12. The approved Landscape and Screening Plan. (Department of Planning Services)
13. The 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. The location and type of surfacing material shall be delineated on the
plat. (Department of Planning Services)
Q. The applicant shall submit two (2) paper copies of the plat for preliminary approval to the
Weld County Department of Planning Services. (Department of Planning Services)
2. Upon completion of 1.above the applicant shall submit a Mylar plat along with all other documentation
required as Conditions of Approval.The Mylar plat shall be recorded in the office of the Weld County
Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in
accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat
• and additional requirements shall be submitted within 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
senttomaps@co.weld.co.us. (Department of Planning Services)
4. Prior to operation:
A. The applicant shall provide a written sign-off from the Fort Lupton Fire Protection District to
the Department of Building Inspection. (Department of Building Inspection)
B. A stormwater discharge permit may be required for a development/redevelopment
/construction site where a contiguous or non-contiguous land disturbance is greater than or
equal to one acre in area. Contact the Water Quality Control Division of the Colorado
Department of Public Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit
for more information. Written evidence of approval shall be submitted to the Department of
Planning Services. (Department of Public Health and Environment) (Department of Public
Health and Environment)
5. Prior to the issuance of the Certificate of Occupancy:
A. The septic system is required to be designed by a Colorado Registered Professional
Engineer according to the Weld County Individual Sewage Disposal Regulations(Permit SP-
• 0700074 has been issued but is not installed). (Department of Public Health and
Environment)
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• B. An individual sewage disposal system is required of the proposed 3 car garage and shop and
shall be installed according to the Weld County Individual Sewage Disposal Regulations.
(Department of Public Health and Environment)
6. 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)
•
•
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• SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Bartez LLC
USR-1638
1. A Site Specific Development Plan and a Special Review Permit for a Use by Right,an accessory use,
or a Use by Special Review in the Commercial or Industrial Zone District(truck parking,maintenance
and office) in the A (Agricultural) Zone District and subject to the Development Standards stated
hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
4. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health and
Environment)
5. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
• fugitive particulate emissions, blowing debris,and other potential nuisance conditions. (Department
of Public Health and Environment)
6. The applicant shall operate in accordance with the approved"waste handling plan". (Department of
Public Health and Environment)
7. The applicant shall comply with all provisions of the Underground and Above Ground Storage Tank
Regulations (7 CCR 1101-14). (Department of Public Health and Environment)
8. Any vehicle washing area(s)shall capture all effluent and prevent discharges in accordance with the
Rules and Regulations of the Water Quality Control Commission, and the Environmental Protection
Agency. (Department of Public Health and Environment)
9. Fugitive dust and fugitive particulate emissions shall be controlled on this site (Department of Public
Health and Environment)
10. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25-12-103 C.R.S., as amended. (Department of Public Health and Environment)
11. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility.
(Department of Public Health and Environment)
12. 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)
•
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• 13. A permanent, adequate water supply shall be provided for drinking and sanitary purpose.
(Department of Public Health and Environment)
14. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
15. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Division of
Public Health & Environment, Water Quality Control Division. (Department of Public Health and
Environment)
16. A building permit shall be obtained prior to the construction of any new building,addition or remodel of
existing buildings. A building permit is required for change of use of any existing buildings.
(Department of Building Inspection)
17. A plan review is required for each building for which a building permit is required. Plans shall bear the
west stamp of a Colorado registered architect or engineer. Two complete sets of plans are required
with applying for each permit. (Department of Building Inspection)
18. Structures 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; and the 2005 National Electrical Code and Chapter 29 of the Weld County Code.
(Department of Building Inspection)
19. New structures will require an engineered foundation based on a site-specific geotechnical report or
• an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall
be designed by a Colorado registered engineer. (Department of Building Inspection)
20. 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)
21. Building height shall be measured in accordance with the 2006 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld
County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County
Code in order to determine compliance with offset and setback requirements. When measuring
buildings to determine offset and setback requirements, buildings are measured to the farthest
projection from the building. Property lines shall be clearly identified and all property pins shall be
staked prior to the first site inspection. (Department of Building Inspection)
22. A letter of approval shall be provided to the Department of Building Inspection from the Fort Lupton
Fire Protection District prior to construction of any structure. (Department of Building Inspection)
23. If exterior lighting is proposed to be a part of this facility, all light standards shall be delineated in
accordance with Section 23-3-250.B.6 of the Weld County Code. (Department of Planning Services)
24. 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)
25. The hours of operation are 6:00am to 6:00pm. (Department of Planning Services)
•
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• 26. The site shall not have more then fifteen (15)employees on site at any given time. (Department of
Planning Services)
27. The application does not propose any portion of the site to be leased to another party. In the event
that a portion of the building is proposed to be leased to another party in the future,the applicant shall
submit a copy of the lease agreement and information regarding the proposed use of the leased
portion to the Weld County Building Inspection Department, Hudson Fire Protection District and the
Department of Planning Services for review. Based upon the proposed use and/or impacts of the
leased portion,the Department of Planning Services may require an Amended Use by Special Review
application. (Department of Planning Services)
28. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the Weld County Road Impact Program. (Ordinance 2002-11)(Department of Planning
Services)
29. Effective August 1,2005, Building permits issued on the subject site will be required to adhere to the
fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee.
(Ordinance 2005-8 Section 5-8-40) (Department of Planning Services)
30. The landscape and screening on site shall be maintained in accordance with the approved
Landscaping and Screening Plan. (Department of Planning Services)
31. The property owner shall allow any mineral owner the right of ingress or egress for the purposes of
exploration development,completion,recompletion,re-entry,production and maintenance operations
associated with existing or future operations located on these lands. (Department of Planning
Services)
32. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code. (Department of Planning Services)
33. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code. (Department of Planning Services)
34. Personnel from the Weld County Government 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
Development Standards stated herein and all applicable Weld County regulations. (Department of
Planning Services)
35. 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.
36. 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)
•
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• Motion seconded by Nick Berryman.
VOTE:
For Passage Against Passage Absent
Doug Ochsner—Chair
Tom Holton—Vice Chair
Paul Branham
Erich Ehrlich
Robert Grand
Bill Hall
Mark Lawley
Nick Berryman
Roy Spitzer
The Chair declares the resolution passed and orders that a certified copy be placed in the file of this case
to serve as a permanent record of these proceedings.
CERTIFICATION OF COPY
I, Donita May, 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 January 15, 2008.
• Dated the 15th of January, 2008.
Donita May
Secretary
•
I- )5-.2002
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak. No Commissioners requested it be heard.
•
CASE NUMBER: USR-1638
APPLICANT: Bartez LLC c/o Daniel Glantz
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot B, RE-3875 being part of the NE4 of Section 17,T2N, R66W of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and a Special Review Permit for a Use by
Right, an accessory use, or a Use by Special Review in the Industrial Zone
District(truck parking, maintenance and office) in the A(Agricultural)Zone
District.
LOCATION: South of and adjacent to CR 22 and approximately Y mile east of State Hwy
85.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak. No Commissioners requested it be heard.
Robert Grand moved the Consent Agenda 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. Nick Berryman seconded the motion. Motion carried.
Specific time for public input has been set aside for discussion on the following items:
HEARING ITEMS
•
CASE NUMBER: 2ndAMUSR-1405
APPLICANT: Aurora Dairy Corporation
PLANNER: Hannah Hippely
LEGAL DESCRIPTION: NE4 of the SE4 and E2 of the NE4 of Section 30, T3N, R67W of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a 98,000
square foot milk processing plant in the A(Agricultural)Zone District.
LOCATION: South of and adjacent to State Hwy 66 and approximately 1 mile east of CR
13.
Hannah Hippely, Department of Planning, said 2ndAmUSR-1405 is an application by Aurora Dairy
Corporation,care of AGPROfessionals LLC,for a Site Specific Development Plan and Special Review Permit
for a 98,000 square foot milk processing plant in the A(Agricultural)Zone District.
The sign announcing this Planning Commission meeting was posted by staff December 5, 2007.
The property is located south of and adjacent to SH 66 and approximately one mile east of CR13.
The surrounding properties are all zoned agricultural. The majority of USRs in the area are for gravel mining
operations although there are others including a kennel, electric power lines, and sanitation facilities.
Twenty referral agencies reviewed this proposal.Fifteen responded and either stated that they did not have a
conflict with the use or expressed concerns that Staff has attempted to address through the Conditions of
Approval and Development Standards.
Planning Staff has recommended the denial of this application due to its inconsistency with storm water
management requirements.
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