HomeMy WebLinkAbout20061810.tiff HEARING CERTIFICATION
DOCKET NO. 2006-44
RE: CHANGE OF ZONE, PZ#1082, FROM THE A (AGRICULTURAL) ZONE DISTRICT TO
THE PUD (PLANNED UNIT DEVELOPMENT)ZONE DISTRICT FOR 429 RESIDENTIAL
LOTS, OPEN SPACE, AND CONTINUING OIL AND GAS PRODUCTION - KITELEY
FARMS, LLLP
A public hearing was conducted on July 26, 2006, at 10:00 a.m., with the following present:
Commissioner M. J. Geile, Chair
Commissioner David E. Long, Pro-Tem
Commissioner William H. Jerke
Commissioner Robert D. Masden
Commissioner Glenn Vaad
Also present:
Acting Clerk to the Board, Esther Gesick
County Attorney, Bruce Barker
Assistant County Attorney, Cyndy Giauque
Planning Department representative, Kim Ogle
Health Department representative, Pam Smith
Public Works representative, Drew Scheltinga
Public Works representative, Peter Schei
The following business was transacted:
I hereby certify that pursuant to a notice dated June 29,2006,and duly published July 5,2006, in the
Fort Lupton Press,a public hearing was conducted to consider the request of Kiteley Farms, LLLP,
do Longs Peak Investors, LLC, for Change of Zone, PZ #1082, from the A (Agricultural) Zone
District to the PUD(Planned Unit Development)Zone District for 429 residential lots,open space,
and continuing oil and gas production. Cyndy Giauque, Assistant County Attorney, made this a
matter of record. Kim Ogle, 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. He gave a brief description of the location of the site and surrounding land uses, and
stated the two existing homes will be retained on one lot, and the remainder of the property is
currently undeveloped. Mr. Ogle stated the Highland Ditch runs along the north and east sides of
the property, and the site will be serviced by the Longs Peak Water District and the St. Vrain
Sanitation District. He stated the proposal is within the three-mile referral area for the Towns of
Mead and Frederick and the City of Longmont. He stated the Town of Mead is opposed to allowing
the proposal as an unincorporated project in Weld County,and requests the applicant be directed
to petition for annexation,as well as submit a request for an access permit for Weld County Road 7.
Mr.Ogle stated the applicant is also proposing a Metropolitan District,and the development will be
part of the Southwest Weld County Law Enforcement Authority (SWWCLEA). He stated the
applicant is requesting variances from the Bulk Standards,which he reviewed for the record. He
stated 24 referral agencies reviewed the proposal, 19 responded with comments that have been
addressed in the Conditions of Approval,and staff received no correspondence from surrounding
property owners. He further stated the applicant has addressed many of the items to be resolved
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prior to scheduling a hearing before the Commissioners;however,some items remain that will still
need to completed prior to scheduling the Final Plan hearing.
In response to Commissioner Jerke, Mr. Ogle stated the Covenants have restricted the number of
domestic pets to two animals per lot, which will be enforced by the Homeowners' Association.
Responding to Commissioner Vaad,Mr.Ogle stated staff recommended approval of the PUD,and
there is a signed agreement regarding the setbacks from the oil and gas facilities. Mr. Ogle
submitted three memorandums regarding changes to the Draft Resolution,marked Exhibit I. Chair
Geile suggested addressing the changes prior to testimony from the applicant.
Pam Smith, Department of Public Health and Environment, submitted a memorandum, marked
Exhibit J,and stated the changes will require the addition of Condition of Approval#1.C.5 to amend
the plat to show the restroom facilities at the north park entrance, and an amendment to
Condition#2.P to add the words "at the time of platting for Phase II." She explained the existing
residences have old unpermitted septic systems which will be abandoned at the time of Phase II
when public sewer will be available. Lastly, Ms. Smith stated Condition of Approval#5.M needs to
be corrected to include the address for the second home. In response to Chair Geile, Ms. Smith
stated the site is not in the Mead 208 Service Boundary; it is within the service area of the St.Vrain
Sanitation District.
Drew Scheltinga, Department of Public Works, stated this is a large development that will have
major impacts on the area. He stated there are no Weld County roads that service the site, since
Weld County Road 7 has been annexed by the Town of Mead, and State Highway 66 borders the
site on the north. He stated there are other major developments in the area, and it will be difficult
to determine who is responsible for the regional impacts at the intersection of State Highway 66 and
Weld County Road 7. He further stated staff is working with the applicant to address off-site
drainage issues and the FEMA floodplain that needs to be amended. Mr.Scheltinga stated he has
completed three reviews of the proposal, and through the process the applicant has provided
revised submittals with additional information. He stated there are still some issues that need to be
resolved;however,he feels proceeding with review of the Change of Zone application is appropriate,
since most of the remaining issues need to be resolved prior to the Final Plan hearing.
Mr.Scheltinga stated the applicant's engineer, LSC(Lee, Scott and Clery), has proposed phasing
of the improvements. He stated staff has also received a letter from the Town of Mead's
engineering consultant,JR Engineering,regarding the Centex Homes development west of the site,
which has conducted a study regarding the necessary improvements on Weld County Road 7,and
the intersection at State Highway 66. He stated staff and the applicant have been working with the
Town of Mead and the Colorado Department of Transportation(CDOT)to get the plans approved.
Responding to Chair Geile, Mr. Scheltinga stated the Centex site has been annexed by the Town
of Mead,JR Consulting has received an access permit from the applicant,the roadway construction
plans are under review, and the access permit will be granted once the review is finalized and
approved. He stated the letter from LSC, dated March 28, 2006, indicates there were previous
cross-sharing agreements; however, the Adler property has transferred ownership, and the
development to the south will also impact the area. He referred to item #14 of staff's four-page
Memorandum, included in Exhibit I, addressing requirements prior to scheduling the Final Plan
hearing, which he reviewed for the record. He stated the applicant has provided a plan for the
intersection improvements, which needs to be reviewed by CDOT at the time of Final Plan, and if
any right-of-way is required,it will need to be designated on the Final Plat. He stated the right-of-way
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for Weld County Road 7 will total 100 feet; however, additional right-of-way may be required at the
intersection. In response to ChairGeile, Mr.Scheltinga stated he is requiring the applicant to obtain
approval of the plans from CDOT,with a final determination to be made at Final Plan. He stated the
Planning Commission requested the internal right-of-way be connected to the Mead Crossing
development east of the site for connectivity purposes; however,the applicant disagrees with the
requirement. He stated JR Engineering also recommends interconnectivity;however,concern was
expressed with possible incompatibilities between what might develop in the Mead Crossing
development and the proposed residential development. Therefore, it was recommended that an
outlot be established, which could be replatted in the future if connectivity is appropriate(Memo
item #15), and that an Off-Site Improvements Agreement be completed. Mr. Scheltinga stated
pursuant to a letter from the Highland Ditch Company,dated May 19,2006,the Company is willing
to enter into an agreement with the applicant,with the Condition that various issues be addressed.
He stated there will be a trail within a prescriptive easement, used jointly by the Homeowners'
Association and the Ditch Company, along the north and east sides of the property. He further
stated a revised report,dated May 25,2006, addresses many of the issues noted by staff,and the
Draft Resolution includes a Condition of Approval requiring review and approval by the Department
of Public Works of the Final Drainage Report. In response to Chair Geile, Mr. Scheltinga reviewed
items#1 through 15 of the staff memorandum,dated July 24,2006,for the record. Mr.Ogle stated
the remaining items in staffs' Memorandum are planning issues. Commissioner Jerke stated
item#3 creates a potential veto power for the Town of Mead. Mr. Scheltinga stated if a letter from
the Town of Mead cannot be supplied,the applicant must provide evidence at the Final Plan hearing
as to what they have done, and the Board of Commissioners can determine if that action is
satisfactory. Commissioner Jerke also referenced #14 which establishes a veto power for the
Highland Ditch Company if an agreement cannot be reached. Commissioner Vaad commented the
Town of Mead was adamantly opposed to improving Weld County Road 7,and the alternate route
was Weld County Road 5.5, which is the primary access for the Centex Homes development.
Mr.Scheltinga stated the application materials,as well as a letter from the Town of Mead, indicate
Weld County Road 7 will have a 100-foot right-of-way, Centex has dedicated 50 feet, and the
applicant will be responsible for the remaining 50 feet. He further stated at the direction of the Town
of Mead,Weld County Road 7 is to have two travel lanes and a turn lane,and although the applicant
is proposing to build the lanes in phases, JR Engineering has indicated the lanes should be
constructed all at once. Responding further to Commissioner Vaad, Mr.Scheltinga stated the traffic
studies have indicated major improvements will be needed at the intersection of Weld County
Road 7 and State Highway 66, and the applicant has provided traffic projections and schematics
of the traffic flow. He stated although the schematic indicates one left turn lane onto Weld County
Road 7, staff is still questioning whether double left-hand turn lanes may be needed. He stated
CDOT will need to review the proposed improvements and determine what work is necessary,and
Weld County will require the appropriate right-of-way for whatever design is agreed upon. He further
stated the proposed construction would meet current needs,and he wants to ensure the design and
right-of-way are adequate for future traffic. He explained the culvert under the intersection creates
a complication,and the location of the ditch as it diverts to the north will have to be addressed in the
future. He stated an agreement regarding regional improvements will be required at the Final Plan
phase. Responding further to Commissioner Vaad, Mr.Scheltinga stated there is a ditch diversion,
and part of the ditch flow does cross back under the highway and proceed north. Mr. Ogle reviewed
the changes requested in Exhibits I and J for the record.
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Chair Geile recessed the hearing until 1:30 p.m. Upon reconvening, Assistant County Attorney,
Cyndy Giauque, was excused, and County Attorney, Bruce Barker, was in attendance as legal
counsel.
Josh Rowland,Land Architects,represented the applicant and displayed a PowerPoint presentation,
marked Exhibit M. He indicated the locations of surrounding developments, roadways, and the
proposed access. Mr. Rowland stated the site is within the Mixed Use Development(MUD)area,
which calls for residential zoning at the subject location. He further stated the site is also within the
St. Vrain Valley School District and the Mountain View Fire Protection District, which has two
stations within five minutes of the site,and the development will contribute to the SWWCLEA. He
listed the various other agencies involved in preparation of the application,and he referred to a letter
from JR Engineering,on behalf of the Town of Mead, indicating the proposal is consistent with the
Centex plans to the west. He stated the site will be serviced by the Longs Peak Water District and
the St. Vrain Sanitation District for water and sewer, and there is a Surface Use Agreement with
Kerr-McGee Rocky Mountain Corporation that identifies existing and future drilling activities on the
site. He further stated the applicant has met with the Highland Ditch Company to ensure the
easements and improvements for the joint use of a recreational trail and ditch maintenance road
are in place. He stated there is a preliminary agreement stating the Ditch's intent to work with the
applicant. Responding to Commissioner Masden,Mr.Rowland stated the applicant will pay impact
fees according to the School District's fee structure. He stated there is an existing green belt along
the north and east sides,a reservoir to the southeast,and pedestrian connections which align with
surrounding developments. He further stated the proposal includes a pool and tot lot with restroom
facilities, an entry pocket park, and a picnic pavilion. In response to Commissioner Vaad,
Mr. Rowland stated the entry pocket park will be part of Phase 1, and the main park will be part of
Phase 2. He stated there will also be a Shade Garden in Phase 3,which will include a seating area
and walkways. He further stated the development will have 31 acres of open space, which
equals 22 percent of the overall area,there will be three community parks,a trail system,detached
public sidewalks,and 429 single family dwelling unit lots,which will be 57 or 68 feet wide by 110 feet
deep. Mr. Rowland stated Highland Ditch will be preserved, there will be only two accesses from
Weld County Road 7,and the houses will not front along the internal boulevards. He further stated
the original Kiteley Home Place consists of two existing residences, which have pleasant
landscaping. He stated the homes are currently connected to septic systems; however, as a
Condition of Approval, they will be upgraded to public sewer connections when it is available.
Mr.Rowland displayed diagrams of the internal street cross sections,and stated there is one oil and
gas facility drilling window on the site. He also reviewed the typical lot layout and setbacks, and
stated livestock will not be allowed, and the homes will be allowed to have detached carports or
parking areas. In response to an earlier question from CommissionerJerke, Mr. Rowland clarified
the restriction for only two household pets will be removed from the Covenants, since it would be
difficult to enforce. He stated there is a preliminary agreement with the Highland Ditch Company,
and the Town of Mead supports the proposed access locations on Weld County Road 7. He stated
the applicant is opposed to providing a connection to the Mead Crossing development, since it is
uncertain whether the future uses will be compatible. However, they are willing to follow the
recommendation of the Department of Public Works to provide an outlot that can be replatted if the
future uses appear compatible. In response to Commissioner Vaad, Mr. Rowland stated the
stormwater management will consist of curb and gutter and a storm sewer system which will drain
into the retention facility and release at the historic rate. CommissionerJerke commented it is often
difficult for developers to blend the appearance of the original homes with that of the new
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surrounding homes. Mr. Rowland stated the existing homes will be separated by open space and
landscaping,and theywill be abutted by side elevations of the neighboring homes. He stated open
rail fencing will be used throughout the development,and the Town of Mead wants to maintain the
rural character along the Weld County Road 7 corridor. Responding further to CommissionerJerke,
Mr. Rowland stated the applicant decided not to annex to the Town of Mead due to the uncertain
outcome resulting from a public vote. He stated there was not a good working relationship early in
the process,and although the impact fees were very high,the Town of Mead was unable to deliver
water or sewer services.
Benjamin Waldman,LSC Traffic Engineer,stated he has conducted several traffic studies,and the
most recent studywas completed in March 2006,which reflects the impacts of not extending Weld
County Road 5.5 south across the St. Vrain River. He stated the applicant recently met with the
Town of Mead to discuss the design of Weld County Road 7 and the intersection at State
Highway 66. He stated the Town of Mead indicated it is comfortable with the proposed design,and
the applicant has scheduled a meeting with CDOT to discuss the intersection design. He stated
once the plans are approved, the roadway and intersection could be under construction by next
year. In response to Commissioner Vaad, Mr. Waldman stated he is not aware of any plans to
improve Weld County Road 7 north of State Highway 66, although Weld County Road 5.5 will be
improved to the north. He further stated both Weld County Roads 7 and 5.5 will be signalized at
State Highway66,and Centex Homes is developing Liberty Ranch to the west and has approached
the applicant regarding the change from a span-wire signal to a permanent signal to accommodate
the future widening of the intersection. Responding to ChairGeile, Mr.Waldman stated Centex has
some commitments to pay for some improvements at the intersection of Weld County Road 5.5 and
State Highway 66, but using that route as an access is not feasible for the subject proposal, since
it is out of the way for residents. He further stated the proposed improvements do include a left turn
lane for traffic turning north onto Weld County Road 7 from State Highway 66. Mr. Rowland stated
if an additional left turn lane on Weld County Road 7 for west-bound traffic onto State Highway 66
is necessary,the applicant is able to accommodate the additional width and right-of-way. He stated
CDOT intends to down-play the use of Weld County Road 7 in an attempt to promote the use of
Weld County Road 5.5. Responding to Chair Geile, Mr. Rowland stated he and the applicant have
reviewed and concur with the Conditions of Approval as proposed and modified.
Sue Entzel, surrounding property owner, stated the oil and gas well operations are within the
detention pond area,which may result in groundwater contamination,and the park and open space
area should not be allowed to be located within the floodplain. She stated widening the intersection
of State Highway 66 and Weld County Road 7 will be difficult since the property owner in the
southwest corner of the intersection refuses to give any of his property for future right-of-way of the
highway,and there is a very large,beautiful cottonwood tree located in the southeast corner of the
intersection. She stated it is unlikely the Highland Ditch will allow drainage from the site into the
Ditch, and it is also a dangerous liability and poor planning to combine a ditch and a bike path for
pedestrians and children. (Changed to Tape#2006-28.) She stated the property is within a limited
mix use, which does not allow oil and gas operations, and the limiting site factors area
requires 30 percent of a development to consist of open space. Ms. Entzel stated allowing housing
in a FEMA floodplain is not feasible. She stated there should be a buffer zone between the light
commercial/industrial uses at Mead Crossing,and the proposed density is not compatible with the
two-acre, or larger, lots directly across the highway to the north. She stated the uses should be
phased down from large to small lots sizes. She further stated there is a significant difference
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between the taxes paid by the residents of agriculturally zoned land and residential lots. She stated
the Town of Mead is a low-growth municipality,and the residents have a say on what is allowed in
the area. Ms. Entzel stated the Mead Comprehensive Plan requires public input,and if a developer
goes through the County, the area residents are not allowed any input. She stated the Town of
Mead is trying to acquire impact fees to pay for the new sewer plant,but often developers prefer to
develop through the County to avoid paying the higher impact fees. She further stated the applicant
verbally approached the Town to explain the proposal,and the Town council indicated it would not
be allowed,therefore,the applicant automatically proceeded to go through the County. She stated
the Town of Mead residents would have likely approved the Kiteley proposal,similar to the Centex
Homes development,which was approved to solve the economic problem of paying for the Town's
sewer plant. Ms. Entzel stated this development will not preserve the rural character of the area,
and current rural residents will be negatively impacted. She stated the Town of Mead would have
required 7,000 to 8,000 square-foot lots; however, the applicant is proposing a higher density in
Weld County with 6,000 square-foot lots. Chair Geile commented the Mead Comprehensive Plan
is not recognized by Weld County. He further noted the site is within the St.Vrain Sanitation District,
not within the Mead 208 Boundary, therefore, the Town would not have been able to collect
tap/impact fees. Ms. Entzel stated that is one more reason why the applicant should have gone
through the Town of Mead, since sanitation was not a delay issue. She also questioned why the
applicant is not required to petition for annexation.
Mr. Rowland stated the park and oil and gas facilities are not within the detention facility, and the
trees along the Ditch will be maintained. He stated the Town of Mead has indicated it does not want
to disturb and move the intersection further west,the applicant intends to preserve the trees since
they serve as an amenity, and the development will not be draining into the ditch.
In response to Chair Geile, Bruce Barker, County Attorney, stated State statute requires a County
to consider its own Comprehensive Plan when considering whether to allow a PUD in the County.
He stated Section 22-2-100 of the Weld County Comprehensive Plan does not require annexation,
although it is encouraged. He stated the County does have various Urban Growth Boundary
agreements with various municipalities; however, they do not require annexation. He stated a
developer can go through the County if the municipality refuses to annex or it is not legally possible.
In response to Chair Geile, Mr. Rowland stated the site is within Weld County's original MUD
boundary, which promotes this type of development. He stated a very similar development
northwest of the subject site did go through the Town of Mead, and the proposal was denied,
therefore, did not seem reasonable for the applicant to expend resources to pursue that course of
action.
Jerry Engleberger, Longs Peak Investors, represented the applicant and stated they relied very
heavily upon the fact that the site is within the Weld County's MUD. He stated the Anderson property
to the south intends to come to the County fora zoning request,and the Adler property further south
did come through the County. He stated the applicant has relied upon the MUD to develop the
development concept and plans. Mr. Engleberger stated they did approach the Town of Mead,and
met with the Mayor, Town Manager, and City Council,who expressed concern since Centex was
initially voted down by the Town of Mead, as well as an annexation petition for property in the
northwest corner of the intersection of Weld County Road 7 and State Highway 66. He stated the
Town of Mead indicated it wants commercial uses in the area; however, there is no access along
Highway 66,and the impact fees would be approximately$7,800 per lot. He stated it seemed the
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Town expected the applicant to support the Mead Sewer plant without receiving water or sewer
services. Based on those reasons, Mr. Engleberger stated the applicant decided to proceed
through the County, especially since there is no requirement for petitioning for annexation.
Responding to Commissioner Vaad, Mr.Engleberger stated it will cost the applicant approximately
$4,500 for each St.Vrain water tap,which would have been in addition to the impact fees from the
Town of Mead. In response to Chair Geile, Mr. Engleberger stated they have satisfied the
requirements of the Longs Peak Water District, and they will provide shares of Colorado Big
Thompson water(100 shares will cover 120 units). He further stated they have agreed to the land
mitigation fee and the capacity fee, which equals $2,006.00, plus $700.00 per unit.
Commissioner Jerke stated his findings are based on whether this development should annex in
accordance with the Mead Comprehensive Plan. He stated in this case it is difficult to make that
request, since water and sewer services will not be provided by the Town of Mead. He further
stated the Town of Mead's annexation process is difficult, since the petitioner is required to gain
approval by the Town Council, as well as a vote of the public. He stated the site is within Weld
County's MUD, in an area that is designated to allow higher density. He further stated the site is
near Interstate 25,the area is growing,and it is within one-half hour of most destinations in northern
Colorado, therefore, he supports the proposal.
Commissioner Masden stated the location of the site is a concern, based on discussions with
various representatives in the area; however, this particular applicant has done a good job of
working with the parties involved to create a good project. He expressed concern with the structure
in the Town of Mead where the Town Council can approve a proposal, which can then be denied
by the electorate. He stated that is his primary reason for supporting the project. He further stated
the applicant has done a good job, and it appears they are willing to work with the Town of Mead,
therefore, he supports the proposal.
Chair Geile stated it appears the site should be within the boundaries of the Town of Mead. He
stated the fees from this development will go to the St.Vrain Sanitation District, rather than paying
for the local sewer plant. In response to Chair Geile, Mr. Barker stated there is a Metropolitan
District being proposed as part of the project, which, if approved, will provide various services,
including streets and maintenance. Chair Geile stated the application was submitted to Weld
County,and he feels the Service Plan needs to be in place before the Final Plan can be considered.
He commented the fees and mill levies associated with this site for water, sewer, and the various
special district may price the development out of the market.
Commissioner Masden stated the Town of Mead does not provide many services, most are done
through Special Districts, which saves the tax payer dollars. He stated the future residents will
actually get a better tax rate on their property within the County.
Chair Geile stated he does not support the proposal due to all the outstanding traffic issues,and the
lack of a petition for annexation to the Town of Mead.
Commissioner Jerke moved to approve the request of Kiteley Farms, LLLP, c/o Longs Peak
Investors, LLC, for Change of Zone, PZ#1082, from the A(Agricultural)Zone District to the PUD
(Planned Unit Development)Zone District for 429 residential lots,open space,and continuing oil and
gas production,based on the recommendations of the Planning staff and the Planning Commission,
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with the Conditions of Approval as entered into the record. His motion included the changes in the
staff memorandum, marked Exhibit I. He stated the Final Plan will require consideration by the
Board. The motion was seconded by Commissioner Masden.
Commissioner Vaad stated he supports the motion, although he has concerns regarding the
regional transportation considerations. He stated he is surprised that CDOT is considering two
traffic signals within one-half mile; however, many of the transportation items have been addressed
or there are Conditions of Approval that will address the issues. He further stated the Urban Growth
Boundaries are subsets of Intergovernmental Agreements,and there is no such agreement between
the Town of Mead and Weld County. Commissioner Vaad stated the testimony indicates the
annexation process through the Town of Mead is often approved in an attempt to obtain impact fees
to support the new sewer plant. He stated the St.Vrain Sanitation District boundary extends one
mile north of the site, and he is familiar with the annexation that was denied northwest of the site.
He further stated the applicant has a private property right to develop the property to the highest and
best use.
Chair Geile stated he is not satisfied that the applicant made an adequate attempt to annex to the
Town of Mead. Upon a call for the vote,the motion carried four to one,with Chair Geile opposed.
There being no further discussion, the hearing was completed at 3:10 p.m.
This Certification was approved on the 31st day of July 2006.
APPROVED:
�- 4 a BOARD OF toUNTYCOMMISSIONERS
WELD CO TY, COLORADO
ATTEST: Lid ,�r. ,� y 9
1.. �` ' A, "1M. ile, Char
Weld County Clerk to the
�(/ # x'
i��intir1(L David E. Long, Pro-Tem
BY:
Dept Clerk to the Board EXCUSED DATE OF APPROV L
Wi m H. Jerke
TAPE #2006-27 and #2006-28 \ k wp
Robert D. Masden
DOCKET#2006-44 tA,t 4 ( as-its
Glenn Vaad
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EXHIBIT INVENTORY CONTROL SHEET
Case PZ#1082 - KITELEY FARMS, LLLP
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 03/07/2006
and 04/18/2006)
D. Clerk to the Board Notice of Hearing
E. Applicant Letter re: Conditions Prior to Scheduling,
dated 06/01/2006
F. Public Works Staff E-mail re: Conditions Prior to Scheduling,
dated 06/08/2006
G. Public Works Staff Referral response, dated 06/23/2006
H. Public Works Staff Referral response, dated 06/23/2006
Planning Staff 3 Memorandums re: Changes to Draft
Resolution, dated 07/24/2006
J. Health Staff Memorandum re: Changes to Draft
Resolution, dated 07/25/2006
K. Planning Staff Certification and Photo of sign posting
L. Sue Entzel Letter of Opposition, dated 07/25/2006
M. Applicant PowerPoint Presentation
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