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Home My WebLink About20072671.tiff HEARING CERTIFICATION DOCKET NO. 2007-60 RE: SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT#1615 FOR A USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE, OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (MANUFACTURING OF LANDSCAPE BLANKETS)IN THE A(AGRICULTURAL)ZONE DISTRICT- HORTON FARMS II, LLC, C/O STEPHEN PARRY A public hearing was conducted on August 8, 2007, at 10:00 a.m., with the following present: Commissioner David E. Long, Chair Commissioner William H. Jerke, Pro-Tem Commissioner William F. Garcia Commissioner Robert D. Masden Commissioner Douglas Rademacher Also present: Acting Clerk to the Board, Jennifer VanEgdom Assistant County Attorney, Cyndy Giauque Planning Department representative, Jacqueline Hatch Health Department representative, Char Davis Public Works representative, Don Carroll The following business was transacted: I hereby certify that pursuant to a notice dated July 20,2007,and duly published July 25,2007,in the Fort Lupton Press,a public hearing was conducted to consider the request of Horton Farms II,LLC, c/o Stephen Parry fora Site Specific Development Plan and Use by Special Review Permit#1615 for a Use Permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts(manufacturing of landscape blankets)in the A(Agricultural) Zone District. Cyndy Giauque,Assistant County Attorney,made this a matter of record. Jacqueline Hatch, Department of Planning Services, presented a brief summary of the proposal and entered the favorable recommendation of the Planning Commission into the record as written. She stated the site is located south of the 1-76 Frontage Road,and east of County Road 53. She gave a brief description of the uses of the surrounding properties,and stated the site is approximately four acres in size. She further stated the applicant is currently completing the process for a Recorded Exemption,and as a Condition of Approval,the Recorded Exemption will need to be completed prior to recording the Use by Special Review plat. Ms.Hatch stated operations will take place at the site 24 hours per day, and no more than twelve employees will be located on the site. She stated the site is located within the three-mile referral area for the Towns of Hudson and Keenesburg, the referral from the Town of Hudson indicated no concerns, and the Town of Keenesburg did not respond to the referral request. She further stated no letters have been received from surrounding property owners, fourteen referral agencies reviewed the application, nine provided comments which have been addressed within the Conditions of Approval and Development Standards,and no response was received from the Brighton/South East Weld Soil Conservation District, Burlington Northern Railroad, or the South East Weld Fire Protection District. 2007-2671 PL1917 re : Pt, /()A.) oq-O7-6' HEARING CERTIFICATION - HORTON FARMS II, LLC, C/O STEPHEN PARRY(USR#1615) PAGE 2 In response to Commissioner Masden,Ms. Hatch stated the Use by Special Review Permit for the switching station associated with the Cedar Creek Wind Farm is within close proximity of the site, and construction associated with the switching station has begun. She clarified the switching station will be located approximately one-quarter mile east of the site. Responding to Commissioner Jerke,Ms.Hatch stated a landscape blanket is made of a heavy straw material and is placed on the ground to prevent erosion. Char Davis, Department of Public Health and Environment, stated the site is serviced with well water,and an application has been submitted for commercial/industrial uses. She stated the future buildings will require engineer-designed septic systems, and the applicant must contact the Colorado Department of Public Health and Environment to determine if an Air Pollution Emissions Notice (A.P.E.N.) is required. She further stated the applicant is required to submit a Waste Handling Plan and a Dust Abatement Plan. Don Carroll, Department of Public Works, stated access to the site is on the 1-76 Frontage Road. He stated the applicant is currently completing the Recorded Exemption process,and the operation will be contained on the east lot created by the Recorded Exemption process. He reiterated the Cedar Creek Wind Farm power generation station is located directly east of the site,and the main access roads within the immediate vicinity are County Roads 53 and 16. He further stated he has met with the applicant's drainage engineer to address stomiwater drainage issues on the site,and the applicant has coordinated the shared access with the Colorado Department of Transportation (CDOT). Steven Parry represented the applicant and introduced the additional representatives in attendance. He stated the Traffic Study has been completed and an access permit has been granted from CDOT. He further stated the well permit has been approved by the Colorado Department of Public Health and Environment,and the Recorded Exemption process has been completed. He stated the plan for the site is to manufacture landscape blankets,which stabilize freshly developed slopes of more than 30 degrees. He explained after construction of the blankets,the material is placed on top of slopes along with seed,which will grow and stabilize the slope. He stated the blankets eventually decompose, and the time to total decomposition may be adjusted through the manufacturing process. He further stated trucks enter the facility to drop off bales of straw which are locally produced, and then to pick up the manufactured rolled bales of completed blankets. He clarified there are no significant environmental concerns associated with the manufacturing process. In response to Commissioner Rademacher,Mr.Parry stated approximately one or two semi-tractors will visit the site each day. Brian Dingels represented the applicant,and stated he currently is operating a plant within the State of Minnesota,and the actual term of the landscape blanket is an"erosion control blanket." He stated no chemicals are involved in the manufacturing process, locally raised straw is placed within the processing machine to break up the bales, and the straw is laid down on a plastic netting. He further stated the plastic netting is fully biodegradable,and ultraviolet rays break down the plastic netting. He stated the plastic netting then proceeds through a large sewing machine and the blanket is cut, rolled, and bundled to be loaded and hauled away. Mr. Dingels stated operations are completed 24 hours per day, and two truckloads of finished product can be processed each day. 2007-2671 PL1917 HEARING CERTIFICATION - HORTON FARMS II, LLC, C/O STEPHEN PARRY (USR#1615) PAGE 3 He clarified approximately one load of raw product will be delivered to the site each day,and there will be no more than five truck trips in a single day. He stated the waste which falls through the netting drops to a conveyor belt and is collected,and the overall process is very clean. He further stated the current operation in Minnesota is located within the middle of a small town,and there have been no issues with neighbors within the urban setting,therefore,he does not expect any concerns in the rural setting. Responding to Commissioner Masden,Mr.Dingels stated the amount of straw to be utilized is seasonable;however,approximately four to six truckloads of straw are processed at the peak of the season. In response to Commissioner Rademacher, Mr. Dingels stated approximately two to three truckloads of raw material are stored at the site, and all straw is stored indoors to keep it dry. Further responding to Commissioner Rademacher,Mr.Dingels stated he will comply with the requirements of the Southeast Weld Fire Protection District if a suppression system is required. He clarified the storage area for the straw is no different than a typical polebam,and the straw is not stored in close proximity to the machinery. He further stated no more than five employees will be at the site at any given time. In response to Chair Long, Mr. Dingels stated Development Standard #5, which allows twelve employees on the site, is sufficient. Mr. Parry expressed his appreciation to Ms. Hatch for her diligence to the application. No public testimony was offered concerning this matter. In response to Chair Long,Mr.Parry stated he,and the applicant,have reviewed,and concur with, the Conditions of Approval and Development Standards as presented. Commissioner Masden stated he believes the business is a good fit for the area, and it will help agricultural production within Weld County. He stated many farmers within the area will welcome the chance to bale straw and haul it over to be utilized for the production process. Commissioner Masden moved to approve the request of Horton Farms II,LLC,do Stephen Parry, for a Site Specific Development Plan and Use by Special Review Permit#1615 for a Use Permitted as a Use by Right,Accessory Use,or Use by Special Review in the Commercial or Industrial Zone Districts(manufacturing of landscape blankets)in the A(Agricultural)Zone District, based on the recommendations of the Planning Commission,with the Conditions of Approval and Development Standards as entered into the record,and based upon the finding by the Board that the proposal is consistent with Sections 23-2-230.B.1 through 23-2-230.B.7 of the Weld County Code. The motion was seconded by Commissioner Rademacher,and it carried unanimously. There being no further discussion, the hearing was completed at 10:45 a.m. 2007-2671 PL1917 HEARING CERTIFICATION - HORTON FARMS II, LLC, C/O STEPHEN PARRY (USR#1615) PAGE 4 This Certification was approved on the 13th day of August 2007. APPROVED: R9 BOARD OF COUNTY COMMISSIONERS _,. f•z_c9:_ WEL OUNTY, COLORADO _�,i rat ATTEST: ��"�'�f David E. Long, Chair Weld County Clerk to the -r zlia J tke, -Tem De Cler .o the Boar William F. Garcia TAPE #2007-23 EXCUSED DATE OF APPROVAL Robert D. Masden DOCKET #2007-60 e, Douglas ademacher 2007-2671 PL1917 EXHIBIT INVENTORY CONTROL SHEET Case USR#1615 - HORTON FARMS II, LLC Exhibit Submitted By Exhibit Description A. Planning Staff Inventory of Items Submitted B. Planning Commission Resolution of Recommendation C. Planning Commission Summary of Hearing (Minutes 06/19/2007) D. Clerk to the Board Notice of Hearing (Filed under Legals) E. Planning Staff Certificate and photo of sign posting F. G. H. J. K. L. M. N. Q. P. Q. R. S. T. U. V. « \ \ c $ co ( � � / / \ \ \ 2 § & f % •E � t� � \ k 2 � q ( U etc o } ' } \ j o it a® / + - w 2 re ° CD \ � / \ \ Liu o \ c k j \ < o O 2 » 2 a 44,1 ! o 2 [2 | m ~ R Z U. 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