HomeMy WebLinkAbout20043231.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Bryant Gimlin, 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: PZ-1059
APPLICANT: Applied Films Corporation
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot A of RE-1009; SW4 NW4 of Section 14, T2N, R68W of the
6th P.M., Weld County, Colorado.
REQUEST: Change of Zone from (A)Agricultural to PUD with C-3 Business
Commercial Uses for one (1) lot.
LOCATION: East of and adjacent to CR 9 and 1-25 and approximately Y: mile
north of CR 20.
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
27-5-30 of the Weld County Code.
2. The submitted materials are in compliance with Section 27-6-120 of the Weld County
Code as follows:
A. Section 27-6-120.8.6.a - The proposal is consistent with any intergovernmental
agreement in effect influencing the PUD and Chapters 19 (Coordinated Planning
Agreements), Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter
24 (Subdivision) and Chapter 26 (Mixed Use Development) of the Weld County
Code. The proposed site is not influenced by an Inter-Governmental Agreement.
The proposal is consistent with the aforementioned documents as follows:
1. Section 22-2-90.6.1 (UGB.Goal 2) states, "Concentrate urban
development in or adjacent to existing municipalities or the 1-25 Mixed
Use Development area and maintain urban growth boundary areas that
provide an official designation between future urban and non-urban
uses." The proposed site is located within the Employment Center— High
Intensity for the Mixed Use Development (MUD) area, and is within the
boundaries of the Inter-Governmental Agreement (IGA) boundary with
the Towns of Firestone, Article II, Chapter 19 of the Weld County Code.
Currently, the Town of Firestone cannot meet Section 19-2-70 of the
Weld County Code which states "Each municipality will give serous
consideration to all petitions for annexation of lands within its Urban
Growth Area and will not decline to annex such properties except for
good cause. For the purposes of this Section, good cause includes
without limitation the following:... (2) the area is not reasonably
contiguous in fact to the municipality's existing boundaries and its
annexation would result in disconnected municipal satellite." The Town
of Firestone stated in their referral dated October 5, 2004 that they want
an annexation agreement pursuant to the IGA between the County and
Firestone. The applicant will provide evidence of an annexation
agreement with Final Plat submittal.
2. Section 222-230.F.1 (MUD.Goal 6) states "To assure that new
development occurs in such a manner as to maintain an attractive
working and living environment." All applicable standards and
regulations of Chapter 23, Chapter 24, Chapter 26 and Chapter 27,
EXHIBIT
11.
2004-3231 13
Resolution PZ-1059
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Page 2
along with Chapter 22 of the Weld County Code shall be integrated in
the design of the Final Plan.
3. Section 22-2-60.C (A. Goal 3) — Provide mechanism for the division of
land which is agriculturally zoned. Options for division shall be provided
to ensure the continuation of agricultural production and accommodate
low intensity development. Urban-scale residential, commercial and
industrial development will be discouraged in areas where adequate
services and infrastructure are not currently available or reasonably
obtainable. The applicant is proposing 1 lot with business commercial
(C-3) uses on 5 acres. Currently there is an existing house on the
property that is served by Central Weld County Water District and an
individual sewage disposal system. The application does state that
sewer service can be provided by St. Vrain Sanitation District and
intends to utilize the public sanitation provider at the time of
development.
4. Section 22-2-60.C (A. Goal 3) — Conversion of agricultural land to urban
scale residential, commercial, and industrial uses will be considered
when the subject site is located inside an approved intergovernmental
agreement area, urban growth boundary area, 1-25 Mixed Use
Development area or urban development nodes, or where adequate
services are currently available or reasonably obtainable. The proposed
site is located within the Employment Center — High Intensity for the
Mixed Use Development (MUD) area, and is within the boundaries of the
Inter-Governmental Agreement (IGA) boundary with the Towns of
Firestone, Article II, Chapter 19 of the Weld County Code. The proposed
PUD will be serviced by Central Weld County Water District for potable
water and fire protection requirements. Currently there is an existing
house on the property that is served by Central Weld County Water
District and an individual sewage disposal system. The application does
state that sewer service can be provided by St. Vrain Sanitation District
and intends to utilize the public sanitation provider at the time of
development. The surrounding property consists is primarily
commercial and industrial uses to the north and south. Interstate 25 is
located to the west of the site followed by agricultural uses. Agricultural
uses continue to exist to the east of the site. The site currently has one
house and a large barn with corrals on the property.
A Site Plan Review will be required prior to any commercial/industrial use
occurring on the property. The intent of the Site Plan Review is to
"provide present and future residents and users of land in the County a
means whereby orderly and harmonious development is ensured in the
County. The Site Plan Review process requires additional consideration
to ensure that the uses permitted are established and operated in a
manner that is compatible with existing and planned land uses in the
neighborhood. Site Plan Reviews are designed to protect and promote
the health, safety, convenience, and general welfare of the present and
future residents of the County." Items addressed through the Site Plan
Review include, but are not limited to, number of employees, building
construction, signage, landscape treatment, drainage, parking, outside
storage, loading services areas and environmental criteria. The Site
Plan Review will ensure compatibility with surrounding land uses.
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5. Section 22-2-210.D.2 (PUD.Policy 4.2.) -- A Planned Unit Development
which includes a residential use should provide common open space
free of buildings, streets, driveways or parking areas. The common open
space should be designed and located to be easily accessible to all the
residents of the project and usable for open space and recreation. Some
Planned Unit Developments may not require common open space
depending on their type, density, or other factors. The applicants are
proposing to include the required 15% of open space at the time of Site
Plan Review in addition to the 20% required in the Employment Center—
High Intensity area of the MUD.
6. Section 22-2-210.D. 3. (PUD.Policy 4.3.) — Conservation of natural site
features such as topography, vegetation and water courses should be
considered in the project design. The site rises up gently to the east and
then drops off. There are no significant natural features on site.
7. Section 22-2-210.F. 1. (PUD.Policy 6.1.) -- The development should
provide for perpetual maintenance of all commonly shared land and
facilities. The County should not bear the expense or responsibility of
maintenance for any commonly shared land or facilities within the
Planned Unit Development. Conditions of Approval and Development
Standards ensure that at the time of Site Plan Review the property owner
shall address the maintenance of the open space.
8. Section 22-3-50.8.1, (P.Goal 2) "Require adequate facilities and services
to assure the health, safety and general welfare of the present and
future residents of the County." The proposed PUD will be serviced by
Central Weld County Water District for potable water and fire protection
requirements. Individual sewage disposal systems will handle the
effluent flow for the existing use. The application does state that sewer
service can be provided by St. Vrain Sanitation District and intends to
utilize the public sanitation provider at the time of development.
B. Section 27-6-120.6.6 - The uses which would be allowed in the proposed PUD
will conform with the Performance Standards of the PUD Zone District
contained in Article II, Chapter 27 of the Weld County Code.
1. Section 27-2-20, Access standards — The applicant is proposing to
access the property as it has historically off of 1-25 Frontage Road East
until the time of Site Plan Review were the access point may change.
The Department of Transportation will review any proposed changes to
the site.
2. Section 27-2-30, Buffering and Screening - All proposed commercial
uses within the site will go through a Site Plan Review application
process, all on-site screening and buffering will be addressed during the
Site Plan Review of each Lot. All residential development shall meet or
exceed the requirements of Section 26-2-40 and 26-2-70. The site shall
maintain compliance with the Mixed Use Development standards
regarding screening and buffering of the property, per Section 26-2-70,
Landscaping Regulations of the Weld County Code.
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3. Section 27-2-40, Bulk requirements — The proposed PUD lot shall
adhere to the bulk requirements of the Commercial Zone District,
outlined in Section 23-3-200 of the Weld County Code. Further, all
commercial lots in a PUD shall undergo a site plan review process, as
defined in Chapter 23, Article II, Division 3 of the Weld County Code.
4. Section 27-2-100, Landscaping Standards - This proposal shall adhere
to Section 24-9-10, Section 27-2-100 and Section 26-2-60. A detailed
landscape, berm and screening plan along with maintenance and
planting schedule shall be submitted with the Site Plan Review
application.
5. Section 27-2-120, Mixed Use Development Area - This proposal is
located within the MUD area and does propose to adhere to Chapter 26
of the Weld County Code when the attached conditions are met.
6. The applicant has met the remaining performance standards as
delineated in Section 27-2-10. The Conditions of Approval and
Development Standards ensure compliance with Sections 27-2-20
through 27-2-220 of the Weld County Code.
C. Section 27-6-120.6.c - That the uses which would be permitted shall be
compatible with the existing or 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 or master plans of affected
municipalities. The proposed subdivision is located within the Employment
Center — High Intensity for the Mixed Use Development (MUD) area, and is
within the boundaries of (Ordinance 215) the Inter-Governmental Agreement
(IGA) boundary with the Town of Firestone Article II, Chapter 19 of the Weld
County Code. Currently the Town of Firestone cannot meet Section 19-2-70 of
the Weld County Code which states "Each municipality will give serous
consideration to all petitions for annexation of lands within its Urban Growth Area
and will not decline to annex such properties except for good cause. For the
purposes of this Section, good cause includes without limitation the following: ...
(2) the area is not reasonably contiguous in fact to the municipality's existing
boundaries and its annexation would result in disconnected municipal satellite."
The Town of Firestone stated in their referral that they want an annexation
agreement. The applicant will provide evidence of an annexation agreement with
Final Plat submittal.
D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an
adequate water supply and sewage disposal system in compliance with the
Performance Standards in Article II the Weld County Code. The proposed PUD
will be serviced by Central Weld County Water District for potable water and fire
protection requirements. Individual sewer disposal systems will handle the
effluent flow until the time of development and then St. Vrain Sanitation District
will be utilized. The Weld County Attorney's Office has indicated that the
agreements submitted by the applicant are adequate for the Change of Zone.
E. Section 27-6-120.6.e - That street or highway facilities providing access to the
property are adequate in functional classification, width, and structural capacity
to meet the traffic requirements of the uses of the proposed PUD Zone District.
The Weld County Public Works Department has not responded to the referral for
staff comments at this time.
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F. Section 27-6-120.6.f- An off-site road improvements agreement and an on-site
improvements agreement proposal is in compliance with Chapter 24 of the Weld
County Code as amended and a road improvements agreement is complete and
has been submitted, if applicable. The Department of Planning Services shall
require an Improvements Agreement in accordance with Section 27-6-120.6.f of
the Weld County Code for all on-site improvements.
G. Section 27-6-120.6.g - That there has been compliance with the applicable
requirements contained in Chapter 23 of the Weld County Code regarding
overlay districts, commercial mineral deposits, and soil conditions on the subject
site. The site does not lie within any overlay districts and no commercial mineral
deposits have been noted.
H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s),
uses, the specific or conceptual development guide. The submitted Specific
Development Guide does accurately reflect the performance standards and
allowed uses described in the proposed zone district, as described previously.
The applicant is requesting that the Final Plan be administratively reviewed. The
Department of Planning Services' staff concurs with this request.
This approval recommendation is based upon compliance with Chapter 27 requirements.
The Change of Zone from Agricultural Zone district to PUD for one (1) lot with (C-3) Business
Commercial Uses in the Mixed Use Development(MUD) area is conditional upon the following:
1. Prior to recording the Change of Zone plat:
A.. The applicant shall address the requirements (concerns) of Weld County
Department of Planning Services, as stated in the referral response dated May
24, 2004. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
B. The applicant shall address the requirements (concerns) of the Mountain View
Fire Protection District, as stated in the referral response dated September 28,
2004. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
C. The plat shall be amended to include the following:
1. All sheets of the plat shall be labeled PZ-1059. (Department of Planning
Services)
2. The applicant shall adhere to the plat requirements in preparation of the
Change of Zone plat. The vicinity map shall be delineated at a scale
of 1"=2000' and the Site Plan shall be delineated at a scale of 1"=100' or
1"=200'. (Department of Planning Services)
3. The Weld County's Right to Farm statement, Appendix 22-E shall be
placed on the plat. (Department of Planning Services)
2. The Change of Zone is conditional upon the following and that each shall be placed on
the Change of Zone plat as notes prior to recording:
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A. The site specific development plan is for a Change of Zone from Agricultural
Zone district to PUD for one (1) lot with (C-3) Business Commercial Uses in the
Mixed Use Development (MUD) area as indicated in the application materials on
file in the Department of Planning Services and subject and governed by the
Conditions of Approval stated hereon and all applicable Weld County
Regulations. (Department of Planning Services)
B. At the time the commercial lot is proposed for development, a Site Plan Review
application meeting the criteria of Section 23-2-160 and Section 26 of the Weld
County Code shall be submitted to the Department of Planning Services for
review and approval prior to any on-site construction commencing. (Department
of Planning Services)
C. Water service shall be obtained from the Central Weld County Water District.
(Department of Public Health and Environment)
D. This subdivision is not currently served by a municipal sanitary sewer system.
St. Vrain Sanitation District shall be utilized at the time of development. The
existing individual sewage disposal system permit number G19879028 shall be
vacated in compliance with the Weld County Department of Public Health and
Environment requirements. If the individual septic system fails prior to
development the applicant may be required to connect to St. Vrain Sanitation
District. All septic systems located on the property shall be properly abandoned
in accordance with Section 30-4-20(D) of the Weld County Code. (Department
of Public Health and Environment)
E. The existing home and barn shall be converted to accessory commercial uses or
be removed at the time of Site Plan Review. (Department of Planning Services)
F. 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)
G. 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.,
as amended. (Department of Public Health and Environment)
H. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, blowing debris, and other potential nuisance conditions.
(Department of Public Health and Environment)
Fugitive dust shall be controlled on this site. (Department of Public Health and
Environment)
J. 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)
K. The property owner shall be responsible for replacing all dead or dying plant
material in the open space areas. (Department of Planning Services)
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L. Weld County's Right to Farm as delineated on this plat shall be recognized at all
times. (Department of Planning Services & Department of Public Health and
Environment)
M. All signs including entrance signs shall require building permits. Signs shall
adhere to Section 23-4-80 of the Weld County Code. These requirements shall
apply to all temporary and permanent signs. (Department of Planning Services)
N. Installation of utilities shall comply with Section 24-9-10 of the Weld County
Code. (Department of Planning Services)
O. Building permits shall be obtained prior to the construction of any building or
structure. Building permits are also required for signs and structures such as bus
shelters if provided. (Department of Building Inspection)
P. Activities such as permanent landscaping, structures, dirt mounds or other items
are expressly prohibited in the septic absorption field site. (Department of Public
Health and Environment)
Q. A plan review is required for each building. Plans shall bear the wet stamp of a
Colorado registered architect or engineer. Two complete sets of plans are
required when applying for each permit. (Department of Building Inspection)
R. Buildings shall conform to the requirements of the codes adopted by Weld
County at the time of permit application. Current adopted codes include the 2003
International Building Code, 2003 International Residential Code, 2003
International Mechanical Code, 2003 International Plumbing Code, 2002 National
Electrical Code and Chapter 29 of the Weld County Code. (Department of
Building Inspection)
S. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado
registered engineer. Engineered foundations shall be designed by a Colorado
registered engineer. (Department of Building Inspection)
T. Building height, wall and opening protection and separation of buildings with
mixed uses shall be in accordance with the Building and / or Residential Code in
effect at the time of permit application. Setback and offset distances shall be
determined by the Weld County Code. (Department of Building Inspection)
U. Building height shall be measured in accordance with the applicable Building
Code for the purpose of determining the maximum building size and height for
various uses and types of construction and to 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 with offset and setback requirements. Off-set and
setback requirements are measured to the farthest projection from the building.
(Depart of Building Inspection)
V. The property owner shall be responsible for compiling with the Performance
Standards of Chapter 27, Article II and Article VIII, of the Weld County Code.
(Department of Planning Services)
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W. The property owner shall be responsible for complying with Chapter 27 and
Chapter 26, Article VIII, of the Weld County Code. (Department of Planning
Services)
X. The property owner shall be responsible for complying with the criteria of Chapter
26 of the Weld County Code. (Department of Planning Services)
Y. Personnel from 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. (Department of Planning Services)
Z. The site shall maintain compliance at all times with the requirements of the Weld
County Departments of Public Works, Public Health and the Environment, and
Planning Services, and adopted Weld County Code and Policies. (Department of
Planning Services)
AA. The property owner is responsible for liability insurance, taxes and maintenance
of open space, streets, private utilities and other facilities. (Department of
Planning Services)
BB. No development activity shall commence on the property, nor shall any building
permits be issued on the property until the final plan has been approved and
recorded. (Department of Planning Services)
CC. The applicant shall comply with Section 27-8-50 Weld County Code, as follows:
Failure to submit a Planned Unit Development Final Plan - If a PUD Final Plan
application is not submitted within three (3) years of the date of the approval of
the PUD Zone District, the Board of County Commissioners shall require the
landowner to appear before it and present evidence substantiating that the PUD
project has not been abandoned and that the applicant possesses the willingness
and ability to continue with the submission of the PUD Final Plan. The Board
may extend the date for the submission of the PUD Final Plan application and
shall annually require the applicant to demonstrate that the PUD has not been
abandoned. If the Board determines that conditions or statements made
supporting the original approval of the PUD Zone District have changed or that
the landowner cannot implement the PUD Final Plan, the Board of County
Commissioners may, at a public hearing revoke the PUD Zone District and order
the recorded PUD Zone District reverted to the original Zone District.
(Department of Planning Services)
DD. The PUD Final Plan shall comply with all regulations and requirements of
Chapter 27 of the Weld County Code. (Department of Planning Services)
3. The Change of Zone plat map shall be submitted to the Department of Planning Services'
for recording within thirty (30) days of approval by the Board of County
Commissioners. With the Change of Zone plat map, the applicant shall submit a digital
file of all drawings associated with the Change of Zone application. Acceptable CAD
formats are .dwg, .dxf, and .clgn (Microstation); acceptable GIS formats are .shp (Shape
Files), Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred
format for Images is .tif (Group 4) ... (Group 6 is not acceptable). (Department of
Planning Services)
4. At the time of Final Plan submission:
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A. Easements shall be shown in accordance with County standards and/or Utility
Board recommendations, and dimensioned on the Final Plat. (Department of
Planning Services)
B. The applicant shall provide written evidence of an annexation agreement with the
Town of Firestone. (Department of Planning Services)
C. The applicant shall provide evidence to the Department of Planning Services that
they have petition into the St. Vrain Sanitation District for service in their 208
service area. (Department of Planning Services)
D. The applicant shall submit a digital file of all drawings associated with the Final
Plan application. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is .e00. The preferred format for
Images is .tif (Group 4) ... (Group 6 is not acceptable). (Dept. of Planning
Services)
Motion seconded by Bruce Fitzgerald
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 October, 2004.
Dated the 19th of October, 2004.
Voneen Macklin
Secretary
ID - lit - may
CASE NUMBER: PZ-1059
APPLICANT: Applied Films Corporation
PLANNER: Jacqueline Hatch
LEGAL DESCRIPTION: Lot A of RE-1009; SW4 NW4 of Section 14, T2N, R68W of the 6th P.M.,
Weld County, Colorado.
REQUEST: Change of Zone from (A)Agricultural to PUD with C-3 Business Commercial
Uses for one(1) lot.
LOCATION: East of arid adjacent to CR 9 and 1-25 Frontage Road and approximately 1/2
mile north of CR 20.
Jacqueline Hatch,Department of Planning Services presented Case PZ-1059,reading the recommendation and
comments into the record. The Department of Planning Services is recommending approval of the application
along with the Conditions. Staff recommends the following changes: 1.A be deleted and 2.CC be changed to
indicate three years instead of two years. Ms. Hatch added that Public Works referral was received late and
was not incorporated in the staff comments. Peter Schei, Public Works, would be adding his referral to staff
comments.
Bryant Gimlin asked about the annexation process. Ms. Hatch indicated the Town of Firestone still wants an
annexation agreement and staff is supporting of this. At the time of Final the applicant will need to provide
Department of Planning Services an annexation agreement. Mr. Gimlin would like to know how you still have
an annexation agreement and request for withdraw. Ms. Hatch indicated the applicant wished to withdraw due
to contiguity but Firestone would still like the agreement. Mr. Miller added the applicants withdrew the
application for annexation because it would have forced the neighbors to annex to gain contiguity. The
annexation agreement will state when contiguity exists they will be annexed.
Lee Morrison stated an agreement can be an earlier step in the process than the actual petition for annexation.
James Rohn asked about the road impact fee. Ms. Hatch stated it would be included at the time of final plan.
Anne Best Johnson, representative for the applicant, provided clarification to the project. The purpose of the
application is for a PUD with C-3 zoning on a single lot. A Site Plan Review will be needed once the final use
is determined and will address specific issues. The proposed uses for this site will comply with the C-3 Zone
District. The surround uses are primarily business and industrial and the C-3 uses are compatible with the
surrounding areas. This proposal does meet the criteria from the Weld County code. The applicant is
requesting a staff review at final plan application. There will be an improvements agreement and other criteria
required at final plan.
Michael Miller asked Mr. Schei what the reason is for not having Public Works comments incorporated in the
packet. Mr. Schei stated, "we were late." Mr. Schei added that as of the end of August this year the tally for
referrals has exceeded 25% of the current reviews for the end of last year. Public Works will exceed the work
load for last year. An apology was given. Mr. Miller asked if this will continue to occur. Mr. Schei stated he
would try not to have this happen again.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
James Rohn moved to accept staff changes. Bruce Fitzgerald seconded.
Bryant Gimlin moved that Case PZ-1059, be forwarded to the Board of County Commissioners along with the
Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. James Welch seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. James
Welch, yes; Michael Miller, yes; Bryant Gimlin, yes; James Rohn, yes; Tonya Strobel, yes; Bruce Fitzgerald,
yes. Motion carried unanimously.
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