HomeMy WebLinkAbout20061812.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
c Moved by Michael Miller, 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-1557
APPLICANT: Kerr-McGee Rocky Mountain LLC c/o Matt Miller
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot 5 Block 1, Rademacher Business Park, being part of the NW4 of Section 23,
T3N, R68W of the 6th P.M.,Weld County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Oil and
Gas Production Facility in a PUD with C-3 and I-1 (Commercial and Industrial)
Zone Districts.
LOCATION: Approximately 0.5 mile east of 1-25 and south of and adjacent to CR 32.
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 22-5-80.B (CM.Goal 2) states
"Promote the reasonable and orderly development of mineral resources". The proposal
will have little impact on the surrounding area or subject properties and will meet all
setback/offset requirements.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the I-1
(Industrial) Zone District. Section 23-3-310.D.1 of the Weld County Code provides for oil
and gas production facilities as a Use by Special Review in the I-1 (Industrial) 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 five (5) wells and tank battery are being placed on
property owned by Zeek Partnership, LLC. The applicant and the surface land owner
have an agreement in place dated February 1, 2006.
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 lies within the three mile referral area for the Towns of
Firestone and Mead and the City of Longmont. The Town of Mead indicated in their
referral dated April 27, 2006 that the Town Board wants the County to require the
applicant to petition to the Town for annexation. The City of Longmont indicated no
conflicts with their interests. No response was received from the Town of Firestone.
E. Section 23-2-220.A.5 --The site does not lie within any Overlay Districts. r t`
Effective January 1, 2003, Building Permits issued on the proposed lots will be required m
to adhere to the fee structure of the County Road Impact Program.(Ordinance 2002-11) I #
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Effective August 1, 2005, Building Permits issued on the proposed lots will be required to
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adhere to the fee structure of the Capital Expansion Impact Fee and the rtaimoktavotE
Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40)
2006-1812
Resolution USR-1557
Kerr McGee
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. This criteria is not
applicable, as the site is not zoned Agricultural.
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.
The Planning Commission's recommendation for approval is conditional upon the following:
Prior to recording the plat:
A. The applicant shall submit evidence of an Air Pollution Emission Notice (A.P.E.N.) and
Emissions Permit application from the Air Pollution Control Division (APCD), Colorado
Department of Health and Environment. Alternately, the applicant can provide evidence
from the APCD that they are not subject to these requirements. Written evidence that the
requirements have been met to the satisfaction of the Weld County Health Department
shall be submitted to the Department of Planning Services. (Department of Public Health
and Environment)
B. The applicant shall address all conditions (concerns) of the Mountain View Fire
Protection District as stated in their referral dated April 25, 2006. Written evidence of
such shall be submitted to the Department of Planning Services. (Department of Planning
Services)
C. The applicant shall address all conditions (concerns) of the Weld County Department of
Public Works as stated in their referral dated May 9, 2006. Written evidence of such shall
be submitted to the Department of Planning Services. (Department of Planning Services)
D. The applicant shall attempt to address all conditions (concerns) of the Town of Mead as
stated in their referral dated April 27, 2006. Written evidence of such shall be submitted
to the Department of Planning Services. (Department of Planning Services)
E. The applicant shall address all conditions (concerns) of the Weld County Department of
Building Inspection as stated in their referral dated May 10, 2006. Written evidence of
such shall be submitted to the Department of Planning Services. (Department of Planning
Services)
F. The plat shall be amended to delineate the following:
1. All pages of the plat shall be labeled USR-1557. (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The plat shall comply with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
Resolution USR-1557
Kerr McGee
Page 3
4. County Road 32 is designated on the Weld County Road Classification Plan as a
local paved road, which requires 60 feet of right-of-way at full build out. There is
presently 60 feet of right-of-way. This road is maintained by the Town of Mead.
A total of 30 feet from the centerline of County Road 32 shall be delineated on
the plat. (Department of Public Works)
G. 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. Prior to Construction:
A. All required building permits shall be obtained from the Weld County Department of
Building Inspection. (Department of Building Inspection)
B. The applicant shall contact Ted Eyl at the Weld County Public Works Department to
obtain the necessary moving permits associated with oil and gas drilling. (Department of
Public Works)
3. 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)
4. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat
not be recorded within the required thirty (30) days from the date of the Board of County
Commissioners resolution a $50.00 recording continuance charge shall be added for each
additional 3 month period. (Department of Planning Services)
5. 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)
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)
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Kerr McGee Rocky Mountain Corporation
USR-1557
1. The Site Specific Development Plan and a Special Review Permit for Oil and Gas Production Facility (five
(5) oil and/or gas wells and associated production facilities) in a PUD with C-3 and I-1 (Commercial and
Industrial) Zone Districts, 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. The site is limited to five (5) oil and/or natural gas wells. (Department of Planning Services)
4. 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)
5. 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 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)
6. 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)
7. The operation shall comply with all applicable rules and regulations of the Colorado Oil and Gas
Conservation Commission. (Department of Planning Services)
8. Fugitive dust and fugitive particulate emissions shall be controlled on this site. (Department of Public
Health and Environment)
9. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in 25-12-103 C.R.S., as amended. (Department of Public Health and Environment)
10. Adequate toilet facilities (port-a-potty) shall be provided during the drilling/construction. (Department of
Public Health and Environment)
11. Bottled water shall be utilized for drinking and hand washing during drilling/construction. (Department of
Public Health and Environment)
12. All potentially hazardous chemicals must be stored and handled in a safe manner in accordance with
product labeling and in a manner that minimizes the release of hazardous air pollutants (HAP's) and
volatile organic compounds (VOC's). (Department of Public Health and Environment)
13. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
14. 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) (Department of Planning
Services)
15. Effective August 1, 2005, Building Permits issued on the proposed lots 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)
Resolution USR-1557
Kerr McGee
Page 2
16. The property owner or operator shall be responsible for complying with the Design Standards of Section
23-2-240,Weld County Code.
17. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
18. Weld County Government personnel 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.
19. 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.
20. 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 Roy Spitzer
VOTE:
For Passage Against Passage Absent
Michael Miller
Bruce Fitzgerald
Chad Auer
Tom Holton
Doug Ochsner
James Welch
Erich Ehrlich
Roy Spitzer
Paul Branham
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this case
to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Voneen Macklin, 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 June 20, 2006.
Dated the 20th of June, 2006.
Voneen Macklin
Secretary
- c9D- cDr3oc,
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, June 20, 2006
A regular meeting of the Weld County Planning Commission was held in the Southwest Weld County
Conference Room,4209 CR 24.5, Longmont,Colorado. The meeting was called to order by Vice Chair,Chad
Auer, at 1:30 p.m.
ROLL CALL
Chad Auer
Paul Branham Absent
Erich Ehrlich Absent
Tom Holton
Michael Miller
Doug Ochsner
Roy Spitzer
James Welch
Bruce Fitzgerald Absent
Also Present: Jacqueline Hatch, Michelle Martin, Jess Hein, Char Davis, Peter Schei
The summary of the last regular meeting of the Weld County Planning Commission held on June 6,2006,was
approved as read.
The following cases will be continued:
CASE NUMBER: PZ-1079
APPLICANT: Schrage Living Trust
PLANNER: Michelle Martin
LEGAL DESCRIPTION: Lot B of RE-4042 being Part of E2 NE4 Section 6,T4N, R68W of the
6th P.M.,Weld County, CO.
REQUEST: Change of Zone from A(Agricultural)to Planned Unit Development
with Estate uses for five (5)residential lots and 7.7 acres of common
open space(Schrage PUD).
LOCATION: South of and adjacent to State Hwy 60 and west of CR 3.
Michelle Martin read a letter requesting a continuance indefinitely until issues with Chapman Reservoir can be resolved.
Doug Ochsner moved to continue.Tom Holton seconded. Motion carried.
The following items will be heard:
— CASE NUMBER: USR-1557
APPLICANT: Kerr-McGee Rocky Mountain LLC c/o Matt Miller
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot 5 Block 1, Rademacher Business Park, being part of the
NW4 of Section 23,T3N, R68W of the 6th P.M., Weld County,
Colorado.
REQUEST: A Site Specific Development Plan and a Special Review
Permit for an Oil and Gas Production Facility in a PUD with C-3
and I-1 (Commercial and Industrial)Zone Districts.
LOCATION: Approximately 0.5 mile east of 1-25 and south of and adjacent to
CR 32.
Jacqueline Hatch, Department of Planning Services presented Case USR-1557, reading the
recommendation and comments into the record. The Department of Planning Services is recommending
approval of the application along with the Conditions of Approval and Development Standards. F. r-
Kerr-McGee Rocky Mountain Corporation do Matt Miller has applied for a Site Specific Development Plan and O
a Special Review Permit for Oil and Gas Production Facility (five (5) oil and/or gas wells and associated Z.A'' d
production facilities) in a PUD with C-3 and I-1 (Commercial and Industrial) Zone Districts. The sign W
announcing the Planning Commission hearing was posted June 6,2006 by Planning Staff. The site is located
vnreoare
approximately'%mile east of 1-25 and south of and adjacent to CR 32 within the Rademacher Business Park
which is zoned C-3 and I-1. The area consists of approximately 5 acres(approximately 3 acres to be included
in USR boundary). Surrounding properties are agricultural in nature to the north and east, and Rademacher
Business Park is located to the south and west of the site followed by 1-25 to the west. 10 referral agencies
reviewed this case, 8 responded favorably or included conditions that have been addressed through
Development Standards and Conditions of Approval. No comments have been received from the State of
Colorado Division of Wildlife and the Oil and Gas Commission. The site lies within the three mile referral area
for the Towns of Firestone and Mead and the City of Longmont. The Town of Mead indicated in their referral
dated April 27,2006 that the Town Board wants the County to require the applicant to petition to the Town for
annexation.The City of Longmont indicated no conflicts with their interests. No response was received from
the Town of Firestone. One letter was received from a surrounding property owner and it has been provided
today. The surrounding property owner concerns include that the oil and gas industry is expanding so quickly
in Colorado with little oversight by our state government and little desire by the industry to mitigate the negative
impact of their activities. They believe that the proposed use degrades the viability and desirability of the
Business Park and strains community infrastructure and services. The surrounding property owner has
outlined 5 concerns they are as follows.
1. How will off-site impacts be mitigated?Roadways,groundwater quality,air quality,noise,. Requesting
evidence that the applicant is in compliance with the state air quality regulations
2. Does the county have adequate emergency services to address potential hazards? Fire protection?
3. How will trucks access the site? Road maintenance and construction, safety of other drivers within
the business park
4. Will the county grant a USR when the uses are prohibited in the covenants for the Rademacher
Business Park.
5. Oil and Gas are a more intensive use then what is permitted within the business park. How is the
applicant addressing the standards and criteria outlined in the USR regulations?
The Department of Planning Services is requesting as handed out today that the following condition be added
prior to scheduling the Board of County Commissioners.
The applicant shall provide the Department of Planning Services with written evidence of approval from the
home owners associations.
The Weld County Department of Planning Services is recommending approval of USR-1557
Michael Miller asked about the process and if the Business Park was created with a USR and if the mineral
issues were addressed at that time. Ms. Hatch indicated that Rademacher Business Park is a PUD and she
was unable to find any recorded covenants addressing this. The PUD final was recorded in 1985 and there
were no drill envelopes delineated on the plat.
The chair opened the public portion
Bruce Miller,neighbor,asked if the drilling rig that is presently on site is what is being talked about. Ms. Hatch
stated that the drilling rig is presently on the site. The applicant requested for early release of building permit
with the understanding it was at their own risk. Mr. Miller asked what they are asking to do and what will be
seen in six months. Ms. Hatch stated there will be five units. The applicant can address this further.
Chair inadvertently closed the public portion so the applicant can address the Planning Commission.
Matt Miller, representative for Kerr McGee, provided clarification on the proposal. There will be five wells
in the northeast quarter of the section. The wells will all be directional drilled from the one pad site. This
area will take up a 3 acre parcel in Lot five. The request for an early release of a building permit was due
to the availability of a rig. This was granted by the Weld County Department of Planning Services. There
will be two tank batteries and one water tank. There will be five separators areas on site. The existing
gas pipeline will carry the gas out of the park to the north. Kerr McGee does have an existing oil and gas
lease with the surplus owner. There is a vested mineral interest in the property.
Tom Holton asked about the flow line. Mr. Miller stated the flow line will come to the tanks due north.
There is an existing pipeline that they will tie into. Mr. Holton asked for clarification on the access into the
property. Mr. Miller stated they will access from CR 32 south into the facility. There will be no access
from the subdivision.
Michael Miller asked for clarification with regards to the equipment on site once finished. There will be five
well heads, five treaters, two oil tanks and one water tank. Mr. Miller stated there will never be five drilling
rigs on site. One will be drilled then moved to the other site to continue drilling. This entire process will be
completed within 90 days or sooner. The only impact will be the daily pumper that will be onsite for
approximately 10-30 minutes.
Tom Holton asked if there was anything from the owners association. Mr. Miller stated he was not aware
of anything that was needed from them prior to today.
Terry Enright, representative from Kerr McGee, provided additional information. The applicant has arrived
at a quality settlement that allows them to extract the minerals that they have a right to do and minimize
the impact to the surrounding neighbors. Once the rigs and completion rigs are gone they will be a very
quiet neighbor. Everything is self contained on site.
Michael Miller asked if there was any concern in the addition of five wells into the existing gas line. Mr.
Enright added there is no concern or any need for a compressor. The pressure is sufficient to go into the
existing line.
Tom Holton asked if there was a signed surface use agreement. Mr. Enright indicated there was one in
place.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Bruce Miller, neighbor,asked for clarification on the wells. His concern is there will be a drilled line and a hole
under his property. Mr. Enright added from the audience that the hole will be approximately 8 inches in
diameter and will be 8000 feet deep
Chair closed the public portion
Tom Holton asked what kind of wells doing. Mr. Miller stated that four of the wells will be drilled to both the
kodel niabara and jay san formation. One will be a kodel niabara well.
Doug Ochsner asked about the owners association and who that was. Ms. Hatch stated that in the letter from
the surrounding property owner there are covenants that restrict Oil & Gas operations within Rademacher
Business Park. Staff was unable to locate a recorded copy of those covenants. If there are covenants then
something in writing will need to be submitted by the applicant The language can be modified to delete the
"approval" and replace with written evidence must be provided. The County does not enforce covenants.
Michael Miller asked if the site was in the business park and does the County have jurisdiction over
covenants? Ms. Hatch stated the site is in the business park and the County does not enforce covenants. Mr.
Miller stated that if there is an issue with the covenants it would be civil issue and the County has no interest.
Planning Commission is not in a position to require the applicant to get approval from them.
Cyndy Giauque added that there are agreements between Ken Williamson and the business park. Ms.Hatch
stated there is a surface use agreement. Mr. Miller added it does not seem as though the Planning
Commission has the authority to force them to get an approval agreement from the association. They have an
agreement with the land owner. Ms. Hatch stated it was more of a courtesy to the association. Ms. Giauque
stated it would be nice to do in courtesy situations. The surface owners have reached and agreement
therefore they can address the questions.
Tom Holton asked if there was a condition from Department of Public Works to restrict access to CR 32 only.
Mr. Schei stated it was addressed in 1.C. The USR plat showing the USR access from CR 32.
Matt Miller asked for clarification on Section 23-2-250 operation standards. Ms. Hatch gave a brief summary
of the section. The section refers to compliance with the noise standards, air quality regulations,water quality
regulations, lighting standards, shall not omit heat and the weeds and grasses will not be taller than twelve
inches. Mr. Miller agrees with the Conditions of Approval and Development Standards.
Michael Miller moved that Case USR-1557, be forwarded to the Board of County Commissioners along with
the Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. Roy Spitzer seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Chad
Auer, yes; Tom Holton, yes; Michael Miller, yes; Doug Ochsner, yes; Roy Spitzer, yes; James Welch, yes.
Motion carried unanimously
CASE NUMBER: USR-1556
APPLICANT: Leland &Julie Ridnour
PLANNER: Kim Ogle
LEGAL DESCRIPTION: Part NE4 NE4 of Section 2, T2N, R68W of the 6th P.M., Weld
County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit
for a Use by Right, Accessory Use or Use by Special Review in
the Commercial or Industrial Zone Districts (Mechanic Shop) in
the A(Agricultural)Zone District.
LOCATION: North of and adjacent to CR 24.75 and approximately 0.5 mile
east of CR 9.75.
Kim Ogle, Department of Planning Services presented Case USR-1556, reading the recommendation and
comments into the record. This application is USR-1556, A Site Specific Development Plan and Special
Review Permit for a Use allowed by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone district, for a mechanics shop in the A(Agricultural)Zone District. The
applicant's are Leland &Julie Ridnour. This site is located north of and adjacent to County Road 24.75
and approximately 0.5 mile east of County Road 9.75. The site lies within the three mile referral area for
the Towns of Frederick, Firestone, Mead and the City of Longmont. The City of Longmont in their referral
dated March 29, 2006 and the Town of Mead in their referral dated March 28, 2006 indicated no conflicts
with their interests, and the Towns of Frederick and Firestone did not return a referral. Surrounding land
uses are predominately agricultural properties with rural residences associated with the agricultural
operations. The Town of Firestone has annexed lands to the south where Hall Irwin currently operates a
batch plant. There are 10 property owners within 500 feet of this proposal. Primary access is from
County Road 24.75 a local gravel road into the subject property. 15 referral agencies have reviewed this
case and 11 offered comments, some with specific conditions. There have been no letters or telephone
calls received from a surrounding property owners, concerning this facility. The Planning Services has
determined that the proposed use is not consistent with Chapter 22 and any other applicable code
provisions or ordinance in effect. Section 22-2-60.A.3 (Agricultural 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 and infrastructure are currently available or reasonably obtainable. The proposal is for a
mechanic and fabrication shop utilizing high impact tools; with related fabrication of metals and cleaning,
and mechanical engine related noises. There is one residential property approximately 130 feet from the
shop area who has expressed concerns with the use of the property, specific to the extended hours of
operation as stated in their letter dated May 2, 2006. Given the situation of compatibility and the
requested hours of operation, The Weld County Department of Planning Services is recommending denial
of this application for A Site Specific Development Plan and Special Review Permit for a Use allowed by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone district, for a
mechanics shop in the A(Agricultural)Zone District. This case is the result of a violation, VI-0500216 for
a commercial junkyard and auto repair activity. If their case is approved by the Board of County
Commissioners, and the applicant meets the conditions of approval this violation case will be closed.
Michael Miller indicated that item 2.A refers to high impact tools and the correct language would just be impact
tools.
Leland Ridnour, applicant, provided clarification on the application. He would like to amend the hours of
operation. Presently the majority of the operation is a landscape business and that is 90% of the work. Mr.
Ridnour would like to have four to five hours per night. There may be times on the weekend in which he works
the entire night but this is infrequent. The back shop floor has been concreted and the operation will be
moved to that shop. This will help mitigate the noise concerns from the neighbors. He tries to have the
noisiest work done early in the evening so as not to upset the neighbors. There are occasions in which it
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