HomeMy WebLinkAbout20050210.tiff EXHIBIT
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION I B
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS 4t-
Moved by James Rohn, that the following resolution be introduced for passage by the Weld County Planning Commission.
it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: USR-1490
APPLICANT: Nicole Trevethick
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot B of RE-1930; part of the SE4 of Section 17, T3N, R68W of the 6th P.M., Weld
County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Veterinary Hospital in
the A (Agricultural) zone district.
LOCATION: North of and adjacent to CR 32; approximately 500 feet west of CR 5.
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the Weld
County Code.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with Section 23-2-220 of
the Weld County Code as follows:
a. Section 23-2-220.A.1 --The proposed use is consistent with Chapter 22 and any other applicable code
provisions or ordinance in effect. Section 22-2-60.D.A Goal 4 states: "Conversion of agricultural land to
nonurban residential, commercial and industrial uses will be accommodated when the subject site is
within an area can support such development."
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.5 of the Weld County Code provides for veterinary clinics or hospitals 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. There are two single family residences to the east of the site; Cropland is located to the south;
a water treatment facility and cropland are located to the west; cropland and an existing livestock
confinement operation approved for 900 head of cattle (USR-686) are located to the north of the site.
Development standards and conditions of approval will ensure that the proposed use is compatible with
the existing surrounding land uses.
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 an urban growth
boundary but is located within the 3-mile referral area for the Town of Mead. The Town of Mead, in their
referral response received September 30, 2004 indicates that they want the applicant to petition the Town
of Mead for annexation. The applicants are not obligated to annex to the Town of Mead as they are
outside of Mead's existing urban growth area.
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)
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 located on land that is designated as
"prime" per the 1979 USDA Prime Farmlands Map of Weld County. However, the facility will only cover 2
acres of the existing 24 acre parcel.
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.
2005-0210
Resolution USR-1490
Nicole Trevethick
Page 2
,.jhis recommendation is based, in part, upon a review of the application materials submitted by the applicant, other
levant information regarding the request, and responses from referral entities.
The Planning Commission recommendation for approval is conditional upon the following:
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant has not delineated any on-site sign(s). If applicable, and an on-site sign(s) is
desired, the applicant shall submit a sign plan to the Department of Planning Services. If no sign
plan is submitted the site shall adhere to Section 23-4-90.A and .B of the Weld County Code
which states one identification sign per principal use shall be allowed, provided that the sign does
not exceed sixteen (16) square feet in area per face... (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 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)
2. Prior to recording the plat:
A. All sheets of the plat shall be labeled USR-1490 (Department of Planning Services)
B. The applicant shall submit a dust abatement plan for review and approval, to the Weld County
Department of Public Health and Environment. Evidence of Health Department approval shall be
submitted to the Department of Planning Services. (Department of Public Health and Environment)
C. The Department of Public Health and Environment was unable to locate a septic permit for the existing
residence. Any septic system which is not currently permitted through the Weld County Department of
Public Health & Environment will require an I.S.D.S evaluation prior to the issuance of the required septic
permit(s). In the event the system(s) is found to be inadequate, the system(s) must be brought into
compliance with current I.S.D.S. regulations. Evidence of Health Department approval shall be submitted
to the Department of Planning Services. (Department of Public Health and Environment)
D. The applicant shall submit a manure and waste handling plan, for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health & Environment. The plan shall include
at a minimum, the following:
1) A list of wastes which are expected to be generated on this site (this should include expected
volumes and types of waste generated).
2) A list of the type and volume of chemicals to be stored on site.
3) The waste handler and facility where the waste will be disposed (including the facility name,
address, and phone number.
Evidence of Health Department approval shall be submitted to the Department of Planning
Services. (Department of Public Health and Environment)
E. The applicant shall attempt to address the requirements of the Town of Mead as stated in their referral
dated September 28, 2004. Written evidence of such shall be submitted to the Department of Planning
Services. (Department of Planning Services)
F. There are currently two residences located on the property. The applicant shall either:
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1) Submit a nonconforming use application for one of the residences on the property for review and
approval by the Department of Planning Services.
OR
Resolution USR-1490
Nicole Trevethick
Page 3
2) Submit a recorded exemption application that will create a separate legal parcel for each residence
that is located on the property. (Department of Planning Services)
G. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. The applicant shall identify a parking plan on the plat. The applicant shall provide a minimum of
10 parking spaces (1 space per 250 square feet of gross floor area) in addition to 1 parking space
per every 2 employees. (Department of Public Works/Planning Services)
3. County Road 32 is designated on the Weld County Road Classification as a local gravel road,
which requires 60-feet of right-of-way at build out. There is presently 60-feet of right-of-way. A
total of 30-feet from the centerline of County Road 32 shall be indicated on the plat. (Department
of Public Works)
4. The approved Landscape Plan. (Department of Planning Services)
H. The applicant shall submit a Landscape Plan for review and approval by the Department of Planning
Services. The Landscape Plan shall address screening of the parking area from adjacent residences to
the east of the site. (Department of Planning Services)
The applicant shall complete all proposed improvements regarding access improvements and parking lot
requirements and landscaping to the satisfaction of the Department of Public Works and Department of
Planning Services or enter into an Improvements Agreement according to policy regarding collateral for
improvements and post adequate collateral for all required materials. The agreement and form of
collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to
recording the USR plat. (Department of Planning Services)
J. 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)
3. 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 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. 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 maos(@co.weld.co.us.
(Department of Planning Services)
5. Prior to Release of Building Permit:
A. A building permit shall be obtained prior to the construction of any new building. (Department of Building
Inspection)
B. A plan review is required for each building for which a building permit is required. Plans shall include a
floor plan. Plans are required to bear the wet stamp of a Colorado Registered architect or engineer.
(Department of Building Inspection)
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C. 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; 2003 International Fuel Gas Code;the
2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building
Inspection)
Resolution USR-1490
Nicole Trevethick
Page 4
D. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of construction
and determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code.
Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to
determine compliance from the offset and setback requirements. Offset and setback requirements are
measured to the farthest projection from the building. (Department of Building Inspection)
E. Building classification, fire resistance of walls and openings, construction requirements, maximum
building height and allowable areas will be reviewed at the plan review. Setback and offset distances
shall be determined by Chapter 23 of the Weld County Code. (Department of Building Inspection)
F. The applicant shall attempt address the requirements of the Mountain View Fire Protection District as
stated in their referral dated September 28, 2004. (Mountain View Fire Protection District)
6. Prior to Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed Veterinary Hospital and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. (Department of Public
Health and Environment)
B. The septic system is required to be designed be a Colorado Registered Engineer according to the Weld
County Individual Sewage Disposal Regulations. (Department of Public Health and Environment)
C. A final inspection of the occupancy will be required by a member of the Mountain View Fire Protection
District. (Mountain View Fire Protection District)
7. 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
Nicole Trevethick
USR-1490
1. The Site Specific Development Plan and Special Use Permit is for a Veterinary Hospital 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. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes
specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-
20-100.5, C.R.S.(Department of Public Health and Environment)
4. 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)
5. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be operated in
accordance with the approved dust abatement plan at all times. (Department of Public Health and Environment)
6. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone District as
delineated in 25-12-103, C.R.S. (Department of Public Health and Environment)
7. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to
Individual Sewage Disposal Systems. (Department of Public Health and Environment)
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 (HAPs) and volatile organic
compounds (VOCs). (Department of Public Health and Environment)
9. The facility shall utilize the existing public water supply (Little Thompson Water District). (Department of Public
Health and Environment)
10. If applicable, the applicant shall obtain a Storm Water Discharge Permit from the Colorado Department of Public
Health and Environment, Water Quality Control Division. (Department of Public Health and Environment)
11. The applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health
and Environment)
12. The access to the property should be at least 24 feet in width to accommodate two-way traffic with adequate
turning radiuses onto County Road 32. (Department of Public Works)
13. The off-street parking including the access drive shall be surfaced with gravel, asphalt or concrete and shall be
graded to prevent drainage problems. (Department of Public Works)
14. Each parking space shall be equipped with wheel guards where needed to prevent vehicles from extending
beyond the boundaries of this space and from coming into contact with other vehicles, walls, fences, sidewalks or
plantings. (Department of Public Works)
15. There shall be no staging or parking on County Road 32. (Department of Public Works)
16. If the facility is to be gated or closed at night, the gate shall be set back off the right-of-way to allow a vehicle to
pull off County Road 32 to open the gate. (Department of Public Works)
17. The 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)
Resolution USR-1490
Nicole Trevethick
Page 2
X18. A building permit shall be obtained prior to the construction of any new building. (Department of Building
Inspection)
19. A plan review is required for each building for which a building permit is required. Plans shall include a floor plan.
Plans are required to bear the wet stamp of a Colorado Registered architect or engineer. (Department of Building
Inspection)
20. 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; 2003 International Fuel Gas Code; the 2002 National
Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection)
21. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of
determining the maximum building size and height for various uses and types of construction and determine
compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be
measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance from the
offset and setback requirements. Offset and setback requirements are measured to the farthest projection from
the building. (Department of Building Inspection)
22. Hours of operation shall be Monday, Thursday and Friday from 7:30 am-5:30pm; Tuesday from 10:OOam-7:OOpm;
and Saturday from 8:OOam-12:OOpm as stated in the application materials. (Department of Planning Services)
23. The facility shall have a maximum of 10 employees as stated in the application materials. (Department of
Planning Services)
24. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee
structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services)
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_5. The landscaping on site shall be maintained in accordance with the approved Landscape Plan. (Department of
Planning Services)
26. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-
240, Weld County Code.
27. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-
250,Weld County Code.
28. Personnel from the Weld County Government shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Development Standards stated herein
and all applicable Weld County regulations.
29. 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.
30. 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 Tonya Strobel
Resolution USR-1490
Nicole Trevethick
Page 3
.—VOTE:
For Passage Against Passage Absent
Michael Miller
John Folsom
Bryant Gimlin
Bruce Fitzgerald
James Rohn
Tonya Strobel
Chad Auer
Doug Ochsner
James Welch
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
January 4, 2005.
Dated the 4th of January, 2005.
Voneen Macklin
Secretary
r.
s- acts
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, January 4, 2005
A regular meeting of the Weld County Planning Commission was held in the Weld County Department of
Planning Services, Hearing Room, 918 10'" Street, Greeley, Colorado. The meeting was called to order by
Chair, Michael Miller, at 1:30p.m.
ROLL CALL
Michael Miller
Bryant Gimlin
John Folsom Absent
James Welch Absent
James Rohn
Bruce Fitzgerald
Tonya Strobel
Chad Auer Absent
Doug Ochsner
Also Present: Don Carroll, Peter Schei, Chris Gathman, Jacqueline Hatch, Monica Mika, Kim Ogle, Char Davis
The summary of the last regular meeting of the Weld County Planning Commission held on December 21,2004,
was approved as read.
The following cases are on the Consent Agenda:
CASE NUMBER: USR-1494
APPLICANT: Anthony& Diane Goddard
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot A of RE-2862; pt of the E2SW4 of Section 33, Ti N, R67W of the 6th
P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and Special Review for a Use by Right,
Accessory Use or Use by Special Review (Machine and Welding Shop) in
the A(Agricultural)Zone District
LOCATION: /�mile west of CR 19; north of and adjacent to CR 2.
CASE NUMBER: AMPF-431
PLANNER: Jacqueline Hatch
APPLICANT: OCON Group LLC
LEGAL DESCRIPTION: Lot 1, Blk 3 and Open Space Western Dairymen Cooperative Section 10,T2N, R68W
LOCATION: South of and adjacent to Hwy 119 and west of and adjacent to CR 7 'h. For
a more precise location, see legal.
REQUEST: Amendment to a PUD Final Plat in the Western Dairymen Cooperative PUD
CASE NUMBER: USR-1490
APPLICANT: Nicole Trevethick
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot B of RE-1930; part of the SE4 of Section 17, T3N, R68W of the 6th P.M.,
Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Veterinary
Hospital in the A (Agricultural)zone district.
LOCATION: North of and adjacent to CR 32; approximately 500 feet west of CR 5.
CASE NUMBER: AmUSR-1255 EXHIBIT
APPLICANT: L.G. Everist, Inc.
' tar.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, January 4, 2005
A regular meeting of the Weld County Planning Commission was held in the Weld County Department of
Planning Services, Hearing Room, 918 10'" Street, Greeley, Colorado. The meeting was called to order by
Chair, Michael Miller, at 1:30p.m.
ROLL CALL
Michael Miller
Bryant Gimlin
John Folsom Absent
James Welch Absent
James Rohn
Bruce Fitzgerald
Tonya Strobel
Chad Auer Absent
Doug Ochsner
Also Present: Don Carroll, Peter Schei, Chris Gathman, Jacqueline Hatch, Monica Mika, Kim Ogle, Char Davis
The summary of the last regular meeting of the Weld County Planning Commission held on December 21,2004,
was approved as read.
The following cases are on the Consent Agenda:
CASE NUMBER: USR-1494
APPLICANT: Anthony& Diane Goddard
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot A of RE-2862; pt of the E2SW4 of Section 33, T1 N, R67W of the 6th
P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and Special Review for a Use by Right,
Accessory Use or Use by Special Review (Machine and Welding Shop) in
the A(Agricultural)Zone District
LOCATION: 1/2 mile west of CR 19; north of and adjacent to CR 2.
CASE NUMBER: AMPF-431
PLANNER: Jacqueline Hatch
APPLICANT: OCON Group LLC
LEGAL DESCRIPTION: Lot 1, Blk 3 and Open Space Western Dairymen Cooperative Section 10,T2N, R68W
LOCATION: South of and adjacent to Hwy 119 and west of and adjacent to CR 7 '/z. For
a more precise location, see legal.
REQUEST: Amendment to a PUD Final Plat in the Western Dairymen Cooperative PUD
CASE NUMBER: USR-1490
APPLICANT: Nicole Trevethick
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot B of RE-1930; part of the SE4 of Section 17, T3N, R68W of the 6th P.M.,
Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Veterinary
'- Hospital in the A(Agricultural)zone district.
LOCATION: North of and adjacent to CR 32; approximately 500 feet west of CR 5.
CASE NUMBER: AmUSR-1255
APPLICANT: L.G. Everist, Inc.
iI - iL .may
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, November 16, 2004
A regular meeting of the Weld County Planning Commission was held in the Southwest Weld County
Conference Room, 4209 CR 24 ''A , Longmont, Colorado. The meeting was called to order by Vice-Chair,
Bryant Gimlin, at 1:30 p.m.
ROLL CALL
Michael Miller Absent
Bryant Gimlin
John Folsom
James Rohn
Bruce Fitzgerald
Tonya Strobel
Chad Auer
Doug Ochsner Absent
James Welch Absent
Also Present: Peter Schei, Don Carroll, Char Davis, Pam Smith
The summary of the last regular meeting of the Weld County Planning Commission held on November 2,
2004,was approved as read.
The following item will be continued:
CASE NUMBER: USR-1488
APPLICANT: John File, Farfrumwurkin LLP
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: E2SW2 & N2 SE4 & part of the W2W2 of Lot B of RE-3474; being part of
the W2W2 of Section 32, T2N, R68W; and part of the SE4 of Lot B of
RE-1775 of Section 31, T2N, R68W of the 6th P.M., Weld County,
Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a mineral
resource development facility including dry open pit mining and materials
processing in the A(Agricultural)Zone District.
LOCATION: South of and adjacent to Hwy 52; west and east of and adjacent to CR 3-
1/4.
Chris Gathman, Department of Planning Services, read a letter requesting an indefinite continuance. The
applicant needs to provide written evidence of a well permit from the State of Colorado Division of Water
Resources.
James Rohn asked if this was the third time this case was continued. Mr. Gathman indicated it was the
second and this is the reason for the indefinite continuance.
CASE NUMBER: USR-1490
APPLICANT: Nicole Trevethick
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot B of RE-1930; part of the SE4 of Section 17, T3N, R68W of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a
Veterinary Hospital in the A(Agricultural)zone district.
LOCATION: North of and adjacent to CR 32; approximately 500 feet west of CR 5.
Chris Gathman, Department of Planning Services, read a letter requesting a continuance to December 21,
2004
71a4rit 4414
James Rohn asked Mr. Morrison if the transposition of the RE number is reason enough to continue the
case? Mr. Morrison indicated it was hard to know if someone has been misled. In the past the RE number
would have been insignificant, but it is conceivable that someone could have been misled with the
information. The continuance is safer to cover the transposition.
The following cases will be heard:
CASE NUMBER: USR-1489
APPLICANT: Verizon Wireless
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot 4 of S-293; part of the NE4 of Section 1, T2N, R63W of the 6th P.M.,
Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a 150 foot
cellular tower in the A(Agricultural)Zone District.
LOCATION: North of and adjacent to Interstate 76 Frontage Road; east of CR 73.
Chris Gathman, Department of Planning Services presented Case USR-1489, 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.
John Folsom asked if there were are any towers located close to this site for possible co location. Mr.
Gathman indicated the application indicates other sites but those towers were inadequate. The other
possible tower was too far to the west and there were issues with the height of the tower. The applicant is
looking for coverage adjacent to the Town of Roggen.
Bryant Gimlin asked about the airstrip and would it be in violation? Mr. Gathman indicated the airstrip
would need to have a USR through the County if it is for public use. If it is a designated airstrip it would be
a violation. There is not much access to the site and there is a dirt road to the north, if there are landings
it is not a designated facility. Mr. Morrison added that casual use in field is not necessarily a violation. It is
only when the location is designated.
Brad Johnson, representative for the applicant, provided clarification on the project. The site is needed to
provide better coverage to the east in the Wiggins area. There are environmental and site analysis
studies done before the proposal is made. The applicant has a report that indicates there is no hazard to
any possible surrounding airports. The nearest airstrip is about 5 miles away according to FAA.
James Rohn asked if there will be lights on top of the tower. Mr. Johnson indicated that if the FAA
requires lights it will be done. Mr. Johnson contacted Marcia Holford, FAA representative, and it was
confirmed there were not private or public landing strips in the area. Mr. Johnson added that from what he
understands from the FAA it will not be required. Mr. Rohn asked about guide wires. Mr. Johnson
indicated the tower is self supporting.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
John Folsom added that there seems to be two objections and one is the possibility of future development
and that should not be taken into consideration due to the unknown. That objection should not be a
reason not to approve. The landing strip has been discussed throughly and the existence of it is mute.
Mr. Folsom has no objections to the case.
James Rohn added there is a tower near the old Toddy's building in Greeley and it was concealed well.
Mr. Rohn does not see a problem with the project.
Bryant Gimlin agrees especially if the airstrip is private.
James Rohn moved that Case USR-1489, be approved along with the Conditions of Approval and
Development Standards. John Folsom seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
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