HomeMy WebLinkAbout20071218.tiff RESOLUTION OF THE WELD COUNTY PLANNING COMMISSION
Moved by Bruce Fitzgerald 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-1595
APPLICANT: Garrett& Carla Devries
PLANNER: Chris Gathman
LEGAL DESCRIPTION: NW4 of Section 31, T6N, R63W of the 6th P.M., Weld County, Colorado.
REQUEST: A Site Specific Development and Special Review Permit for an
Agricultural Service Establishment primarily engaged in performing
agricultural, animal husbandry, or horticultural services on a fee or
contract basis including Livestock Confinements Operations (a dairy
operation for a total of 10,000 head of cattle including milking cows, dry
cows, heifers and calves) in the A(Agricultural)Zone District.
LOCATION: East of and adjacent to CR 61; south of and adjacent to CR 64.
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 ordinances in effect. Section 22-2-60 A.Policy 1.3 states
"Allow commercial and industrial uses, which are directly related to, or dependent upon
agriculture, to locate within the A(Agricultural)Zone District when the impact to
surrounding properties is minimal, and where adequate services are currently available
and reasonably obtainable. Agricultural businesses and industries will be encouraged to
locate in areas that minimize the removal of agricultural land from production." Dairies
are considered agricultural related uses.
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 B.16 of the Weld County Code provides for
livestock confinement operations (dairies) as a Use by Special Review in the A
(Agricultural)Zone District.
c. Section 23-2-220.A.3 --The uses which will be permitted will be compatible with the
existing surrounding land uses. The site is surrounded by agricultural land. The nearest
single-family residences are located 1/4 mile to the north, south and east of the site. The
next nearest residence is located '/a mile to the west of the site.
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 not located within the three-mile referral area of any
municipalities.
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)
II EXHIBIT
1"7 2007-1218
US2 *1595
Resolution USR-1595
Garrett & Carla Devries
Page 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 site is
considered "irrigated non-prime"and "prime if irrigated" according to the 1979 Prime
Farmlands of Weld County Map. Dairies are considered an agriculturally related use.
g. Section 23-2-220.A.7 --The Design Standards (Section 23-2-240, Weld County Code),
Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and
Development Standards ensure that there are adequate provisions for the protection of
health, safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant shall submit a detailed signage plan to the Department of Planning
Services, including location and size. (Department of Planning Services)
B. The applicant shall either submit to the Weld County Department of Planning Services a
copy of an agreement with the properties mineral owners/operators stipulating that the oil
and gas activities have adequately been incorporated into the design of the site or show
evidence that an adequate attempt has been made to mitigate the concerns of the
mineral owners. (Department of Planning Services)
C. The applicant shall provide both the Weld County Department of Public Works and the
Department of Planning Services with a detailed access, site circulation, loading, and
parking plan for review and approval. The applicant shall identify and separate employee
and visitor parking spaces and indicate on the site plan review map. Each parking space
shall be equipped with wheel guards or curb blocks when necessary to prevent vehicles
from extending beyond the boundary of the space and from coming into contact with other
vehicles, walls and fencing. Written evidence of the Department of Public Works approval
shall be submitted to the Department of Planning Services. (Department of Planning
Services)
2. Prior to recording the plat:
A. The applicant has not indicated that there will be any lighting on site. If lighting is intended
a Lighting Plan, including cut sheets of the intended lights, shall be provided to the
Department of Planning Services for review and approval. The lighting plan shall adhere
to the lighting requirements for off-street parking spaces per Section 23-4-30.E of the
Weld County Code and shall adhere to the lighting standards, in accordance with Section
23-3-360.F and Section 23-2-250.D of the Weld County Code. Further, the approved
Lighting Plan shall be delineated on the plat. (Department of Planning Services)
B. The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for all required materials (parking
and transportation related improvements). 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)
C. Provide documentation, prepared by a Colorado Registered Professional Engineer, that
all wastewater impoundments for the confined animal feeding operation (CAFO) meet
seepage rate standards of Colorado Water Quality Control Commission Regulation 81
[81.5(2)]. Written evidence of Department of Public Health and Environment approval
shall be provided to the
Resolution USR-1595
Garrett& Carla Devries
Page 3
Department of Planning Services. (Department of Public Health and Environment)
D. Provide evidence that a Standard Operating Procedure for sludge and manure removal
(cleaning of impoundments to maintain capacity) has been submitted for approval to the
Colorado Water Quality Control Division required by Colorado Water Quality Control
Commission Regulation Number 81 [81.5 (3)]. Written evidence of Department of Public
Health and Environment approval shall be provided to the Department of Planning
Services. (Department of Public Health and Environment)
E. The applicant shall apply for the appropriate permits for the existing buildings/structures
that have been and/or are being constructed that are not covered under existing building
permits. Written evidence that these permits have been applied for shall be provided to
the Department of Planning Services. (Department of Planning Services)
F. The applicant shall demonstrate that wastewater impoundments meet required setbacks
to water wells and groundwater required by Colorado Water Quality Control Commission
Regulation Number 81. [81.5 (6)]. Written evidence of Department of Public Health and
Environment approval shall be provided to the Department of Planning Services.
(Department of Public Health and Environment)
G. The applicant shall provide evidence that a CAFO Colorado Discharge Permit has been
applied for or obtained from the Colorado Water Quality Control Division. Written
evidence of Department of Public Health and Environment approval shall be provided to
the Department of Planning Services. (Department of Public Health and Environment)
H. The plat shall be amended to delineate the following:
1. The plat shall be prepared in accordance with Section 23-2-260 of the Weld
County Code. (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. Each sheet of the plat shall be labeled USR-1595. (Department of Planning
Services)
4. County Roads 61 and 64 are designated on the Weld County Road Classification
Plan as local gravel roads,which require 60 feet of right-of-way at full build out
(30-feet from the centerline of County Roads 61 and 64). The applicant shall
verify the existing right-of-way and the documents creating the right-of-way. 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. These roads are maintained by
Weld County. (Department of Public Works)
5. The applicant shall address and adhere to the American with Disabilities Act
(ADA)and ADA standards for this facility at all times. Non-ambulatory/
ambulatory parking spaces shall be identified and shown on the plat. This site
will be required to meet all requirements of the Americans with Disabilities Act.
ADA parking spaces are twenty(20)feet by eight(8)feet with five (5)foot aisles.
A minimum of one space must be van accessible with an eight (8)foot aisle. An
accessible path shall be required from the building to the public right-of-way. The
parking spaces must be the closest possible to the entrance. Signing will be
required. Curb cuts, ramps and other methods of providing accessibility shall be
required to reasonably attempt to meet the requirements of this Act. Should the
applicant elect to not adhere to the previously discussed Federal Standards, this
office requests that the
Resolution USR-1595
Garrett& Carla Devries
Page 4
applicant outline how their proposed site design mitigates the requirements of the
American's with Disabilities Act. (Department of Planning Services)
6. The approved parking and circulation plan. (Department of Planning Services)
7. The approved lighting plan, if applicable. (Department of Planning Services)
8. Any approved signs, as applicable. (Department of Planning Services)
9. The 200-foot setback radius'for existing oil and gas tank battery located in the
northeast corner of the site shall be indicated. (Department of Planning Services)
10. The two westernmost access points off of County Road 64 shall each be labeled
"existing access to be removed'. (Department of Public Works)
11. The access off of County Road 61 shall be relocated south a minimum of 150-
feet away from the intersection of County Roads 61 and 64. The access shall
come to County Road 61 at a 90 degree angle for a minimum of 2-3 truck
lengths. (Department of Public Works)
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. 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 and
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)
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 mapsco.weld.co.us. (Department of Planning Services)
4. Prior to Release of Building Permits:
A. A plan review is required for each building for which a building permit is required. Plans
shall include a floor plan. Building plans shall bear the wet stamp of a Colorado registered
engineer or architect. Two complete sets of plans are required when applying for each
permit. A Code Analysis Date sheet, provided by the Weld County Building Department
shall be submitted with each building permit application. (Department of Building
Inspection)
B. A building permit shall be obtained prior to the construction of any structures. (Department
of Building Inspection)
5. Prior to Operation:
A. The applicant shall provide written evidence from the Department of Public Works that the
following access revisions have been made to the satisfaction of the Department of Public
Works:
Resolution USR-1595
Garrett& Carla Devries
Page 5
1. The access from WCR 61 in the northwest corner of the property shall be
relocated south a minimum of 150'feet away from the intersection of WCR's 61
and 64.
2. The access shall come to WCR 61 at a 90 degree angle for a minimum of 2-3
truck lengths to provide adequate vehicle staging and sight distance.
3. All trees in the sight distance triangle shall be cut below 3 1/2 feet to provide
sight distance a minimum of 550'down WCR 61.
4. The remaining access points off of County Road 64 (with the exception of the
existing access north of the Ag/equipment shop)shall be removed. (Department
of Public Works)
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
(Devries) Monta Vista Dairy
USR-1595
1. The Site Specific Development Plan and Special Use Permit is for an Agricultural Service
Establishment primarily engaged in performing agricultural,animal husbandry,or horticultural services
on a fee or contract basis including Livestock Confinement Operations(a dairy operation for a total of
10,000 head of cattle including a total of 5,000 milking cows,along with dry cows, heifers and calves)
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. 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)
4. There shall be no parking or staging of semi-tractor trailers or associated vehicles on County Roads.
Utilize on-site parking. (Department of Public Works)
5. The off-street parking spaces including access drive shall be surfaced with gravel,asphalt,concrete
or the equivalent and shall be graded to prevent drainage problems. Each space shall be equipped
with wheel guards or curb stops where needed to prevent vehicles from extending beyond the
boundaries of the space and coming into contact with other vehicles, walls, fences, or plantings.
(Department of Public Works)
6. There are presently two access points for oil and gas roadways. One access is located at the
northeast corner of the property (County Road 64), and another access is located at the southwest
corner of the property (County Road 61). The applicant/owner shall continue to utilize these two
access points for oil and gas purposes only. (Department of Public Works)
7. The applicant shall utilize the proposed internal roadway system for the site. The roadway shall be a
graded and paved roadway to provide an all weather surface. (Department of Public Works)
8. 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)
9. The operation shall be limited to a total of fifty(50)employees as stated in the application materials.
(Department of Planning Services)
10. Semi tractor-trailers picking up milk shall be limited to four(4) per 24-hour period, commodity farm
trucks shall be limited to three (3) per 24-hour period, and semi-tractor commodity trailers shall be
limited to ten (10)per week as stated in the application materials. (Department of Planning Services)
11. The hours of operation in the milking parlors and related facilities will be 24 hours a day, 365 days a
year. However,equipment operations,trucks,farming activities and maintenance activities other than
emergencies shall occur primarily during daylight hours, as stated in the application. (Department of
Planning Services)
12. The facility shall operate in compliance with Colorado Water Quality Control Commission
Regulation Number 81. (Department of Public Health & Environment)
13. The facility shall maintain CAFO Colorado Discharge Permit coverage and operate in compliance
with Colorado Water Quality Control Commission Regulation Number 61. There shall be no
discharge of manure or process wastewater, except as provided in the facilities CAFO Colorado
Discharge Permit. (Department of Public Health & Environment)
14. Any manure or process wastewater applications shall be at agronomic rates and in accordance
with the Nutrient Management Plan or Manure&Wastewater Management Plan. There shall be
no discharge from land application areas except for agricultural stormwater. (Department of Public
Health & Environment)
15. The facility shall be operated and maintained in a manner to prevent nuisance conditions and
operate in accordance with their approved Management Plan for Nuisance Control. (Department
of Public Health & Environment)
16. The facility shall control fugitive dust on this site and be operated and maintained in a manner to
prevent nuisance conditions. The facility shall be operated in accordance, at all times, with their
current approved Management Plan for Nuisance Control. (Department of Public Health &
Environment)
17. The facility shall be operated in a manner to control pests. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional control measures shall be implemented at the request of the Weld County Department
of Public Health and Environment in the event that rodents (which can be determined to be
associated with the facility) are in such a number to be considered a nuisance condition.
(Department of Public Health & Environment)
18. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional fly control measures shall be implemented at the request of the Weld County
Department of Public Health and Environment in the event that flies (which can be determined to
be associated with the facility)are in such a number to be considered a nuisance condition.
Additional controls shall also be implemented in the event the Weld County Department of Public
Health and Environment receives a significant number of fly(associated with facility)complaints,
and in the judgment of the Weld County Health Officer, there exists a fly condition requiring
abatement. (Department of Public Health & Environment)
19. The facility shall be operated in a manner to control odors. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Odors detected off site shall not equal or exceed the level of fifteen-to-one dilution threshold, as
measured using methods set forth in Regulation 2 of the Colorado Air Pollution Control
Regulations. Additional controls shall be implemented at the request of the Weld County
Department of Public Health and Environment in the event odor levels detected off site of the
facility meet or exceed the level of fifteen-to-one dilution threshold, or in the judgment of the Weld
County Health Officer, there exists an odor condition requiring abatement. (Department of Public
Health & Environment)
20. The applicant shall remove, handle, and stockpile manure from the livestock area in a manner
that will prevent nuisance conditions. The manure piles shall not be allowed to exist or deteriorate
to a condition that facilitates excessive odors, flies, insect pests, or pollutant runoff. The surface
beneath the manure storage areas shall be of materials which are protective of State waters.
These areas shall be constructed to minimize seepage or percolation of manure contaminated
water. In no event shall the facility impact or degrade waters of the State in violation of Colorado
Water Quality Control Commission Regulation Number 81. (Department of Public Health &
Environment)
21. Any Individual Sewage Disposal System (I.S.D.S.) on the property shall be permitted, installed,
maintained and operated in compliance with Weld County I.S.D.S. Regulations. (Department of
Public Health & Environment)
22. The facility shall operate in compliance with applicable Colorado Air Quality Control Commission
Regulations. There shall be no open burning except"agricultural open burning" as defined by
Colorado Air Quality Control Commission's Regulation 9. (Department of Public Health &
Environment)
23. There shall be no permanent disposal of solid wastes, as defined in the Regulations Pertaining to
Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site. (Department of Public
Health & Environment)
24. The facility shall adhere to the maximum permissible noise levels allowed in the Light Industrial
Zone as delineated in Section 25-12-103 C.R.S, as amended. (Department of Public Health &
Environment)
25. Waste materials, not specifically addressed by other development standards, shall be handled,
stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential
nuisance conditions. (Department of Public Health & Environment)
26. If required, a stormwater discharge permit shall be obtained from the Colorado Water Quality
Control Division for construction activities. (Department of Public Health & Environment)
27. The dairy facility shall use North Weld County Water as stated in the application materials.
(Department of Planning Services)
28. A plan review is required for each building for which a building permit is required. Plans shall include
a floor plan. Building plans shall bear the wet stamp of a Colorado registered engineer or architect.
Two complete sets of plans are required when applying for each permit along with a Code Analysis
Data sheet, provided by the Weld County Building Department. (Department of Building Inspection)
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: 2003 International Building
Code, 2003 International Mechanical Code, 2003 International Plumbing Code, 2005 National
Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection)
30. A separate building permit shall be obtained prior to construction of any building. (Department of
Building Inspection)
31. Prior to the release of building permit, the applicant shall submit evidence of approval from the
Galeton Fire Protection District to the Weld County Building Department. (Department of Building
Inspection)
32. In the event that 5 or more acres are disturbed during the construction and development of this site,
the applicant shall obtain a storm water discharge permit from the Water Quality Control Division of
the Colorado Department of Public Health and Environment. (Department of Public Health and
Environment)
33. Effective January 1,2003, Building Permits issued on the proposed site will be required to adhere to
the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of
Planning Services)
34. 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)
35. 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)
36. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
37. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
38. The property owner or operator shall be responsible for complying with the Livestock Confinement
Operation standards of Section 23-4-350 of the Weld County Code.
39. The property owner or operator shall be responsible for complying with the Livestock feeding
performance standards of Section 23-4-710 of the Weld County Code.
40. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code.
41. Personnel from the Weld County Departments of Public Health and Environment, Planning Services
and Public Works 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.
42. 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.
43. 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.
Motion seconded by Tom Holton.
VOTE:
For Passage Against Passage Absent
Chad Auer—Chair
Doug Ochsner—Vice Chair
Paul Branham
Erich Ehrlich
Bruce Fitzgerald
Tom Holton
Mark Lawley
Roy Spitzer
James Welch
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 February 6, 2007.
Dated the 6th day of February, 2007.
Donita May c,
Secretary
5. CASE NUMBER: USR-1595
APPLICANT: Garrett & Carla Devries •
PLANNER: Chris Gathman
LEGAL DESCRIPTION: NW4 of Section 31, T6N, R63W of the 6th P.M., Weld County,
Colorado.
REQUEST: A Site Specific Development and Special Review Permit for an
Agricultural Service Establishment primarily engaged in
performing agricultural, animal husbandry, or horticultural
services on a fee or contract basis including Livestock
Confinements Operations (a dairy operation for a total of 10,000
head of cattle including milking cows, dry cows, heifers and
calves) in the A(Agricultural)Zone District.
LOCATION: East of and adjacent to CR 61; south of and adjacent to CR 64.
Chris Gathman, Department of Planning Services,asked that Case USR-1595 remain on the consent agenda.
The applicant's representative, Cody Hollingsworth, confirmed they would like it to remain on the consent
agenda.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Dan Casper, Anadarko, presented a letter of objection to the Planning Commissioners and asked it be
part of the record. The Chair said it was a part of the record.
The public portion of the hearing was closed.
Bruce Fitzgerald moved that Cases CZ-1135, RS-1136 and USR-1595 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. Tom Holton seconded the motion. Motion carried.
HEARING ITEMS
6. CASE NUMBER: USR-1592
APPLICANT: Public Service Company
PLANNER: Hannah Hippely
LEGAL DESCRIPTION: Pt of the E2SE4 of Section 1, T7N, R66W of the 6th P.M., Weld
County, Colorado.
REQUEST: A Site Specific Development Plan and a Use by Special Review
for a Major Facility of a Public Utility (Electric Substation) in the A
(Agricultural)Zone District.
LOCATION: North of and adjacent to CR 84; 1/4 mile west of CR 37.
Hannah Hippely, Department of Planning Services, said USR-1592 was an application made on behalf of
the Public Service Company of Colorado for a Site Specific Development Plan and a Use By Special
Review for a Major Facility of a Public Utility(Electric Substation) in the A (Agricultural)Zone District.
The applicant's original substation was constructed in the early 1950s and now needs updating. This use
by special review permit would, if approved, bring the facility into compliance with the Weld County Code.
The site is located north-east of Ault, more specifically north of and adjacent to CR 84 and approximately
1/4 mile west of CR 37.
Except for the property to the south which is a residential PUD, the surrounding property is zone
agricultural. EXHIBIT
I
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