HomeMy WebLinkAbout20042956.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING .,JMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by John Folsom,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-1474
APPLICANT: Gary & Carol Vander Wal
PLANNER: Michelle Katyryniuk
LEGAL DESCRIPTION: Lot B RE-2208; Pt of the SE4 Section 9, T5N, R64W of the 6th P.M., Weld
County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
business permitted as a use by right or accessory use in the Commercial
Zone District(Office and storage for a dairy supply and services business)
in the A(Agriculture)Zone District.
LOCATION: South of and adjacent to CR 388; '/:mile east of State Hwy 37.
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 (A.Goal 4) states,
"Conversion of agricultural land to nonurban residential, commercial and industrial uses will
be accommodated when the subject site is in an area that can support such development.
Such development shall attempt to be compatible with the region." Application materials
indicate that the site can support the proposed use.Conditions of Approval and Development
standards ensure that a reasonable attempt will be made to be compatible with the region.
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.R of the Weld County Code provides for a for a business
permitted as a use by right or accessory use in the Commercial Zone District 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. The surrounding property to the north, east and west are primarily
residential. The property to the south is Agricultural. The development standards and
conditions of approval will ensure compatibility with adjacent properties.
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 subject property lies within the three mile referral area of the Town of
Kersey. The Town of Kersey reviewed the request and found no conflicts with their interests.
E. Section 23-2-220.A.5—The site lies within the Flood Hazard District. The applicants have
applied for a Flood Hazard Development Permit(FHDP)for the proposed shop. Any future
buildings will require an Amendment to the FHDP. Building Permits issued on the Lot will be
required to adhere to the fee structure of County Wide 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 lot is too small to be a
viable farming operation in accordance with Section 22-2-60.1 of the Weld County Code.
EXHIBIT
2004-2956
Resolution USR-1474
Gary Vander Wal
Page 2
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:
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant has not delineated any on-site sign(s). If any on-site sign(s) are desired the
Department of Planning Services shall be notified in writing. The signs shall adhere to
Section 23-4-90.A and .B of the Weld County Code. One identification sign per principal use
shall be allowed, provided that the sign does not exceed sixteen (16)square feet in area per
face. Further, the location of the sign, if applicable shall be delineated on the USR plat.
(Department of Planning Services)
B. Written evidence from the oil and gas company indicating all requirements and agreements
between the surface developer and the mineral owners and/or lessees have been completed
shall be submitted or evidence that an adequate attempt has been made to mitigate their
concerns shall be submitted to the Department of Planning Services. (Department of
Planning Services)
C. The applicant shall submit a drainage report which is prepared by a registered professional
engineer licensed in the State of Colorado to the Department of Public Works for their
approval. Written evidence of the Department of Public Work's approval shall be submitted
to the Department of Planning Services. (Department of Planning Services and Public
Works)
2. Prior to recording the plat:
A. All pages of the plat shall be labeled USR-1474 (Department of Planning Services)
B. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. The approved Landscape/Screening Plan. (Department of Planning Services)
3. County Road 388 is designated on the Weld County Roadway Classification Plan,
as a collector status road, which requires 80 feet of right-of-way at full build out.
There is presently 60 feet of right-of-way. A total of 40 feet from the centerline of
County Road 388 shall be delineated on the plat as right-of-way reservation for
future expansion of County Road 388. (Department of Public Works)
4. This facility, shall adhere to the number of on-site parking spaces in Appendix 23-B
of the Weld County Code. The total number of on-site parking for this facility shall
be seven(7)spaces. Further,the applicant shall delineate curb stops for the parking
spaces shown on the USR plat. (Department of Planning Services and Public
Works)
5. The internal circulation within the site is unclear. Future drawings shall delineate the
proposed circulation pattern throughout the property. (Department of Planning
Services)
6. Any approved signs, if applicable. (Department of Planning Services)
Resolution USR-1474
• Gary Vander Wal
Page 3
7. A two-hundred-foot radius from any tank battery and one-hundred-fifty-foot radius
of any well head. (Department of Planning Services)
8. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
C. The applicant shall submit a Landscape/Screening Plan for review and approval. The plan
shall address the following:
1. Section 23-3-350.H of the Weld County Code addresses the issue of trash collection
areas. Areas used for storage or trash collection shall be screened from adjacent
public rights-of-way and adjacent properties. These areas shall be designed and
used in a manner that will prevent wind or animal scattered trash.
2. Section 23-3-360.F of the Weld County Code addresses the issue of on-site lighting,
including security lighting if applicable. States "any lighting ... shall be designed,
located and operated in such a manner as to meet the following standards:sources
of light shall be shielded so that beams or rays of light will not shine directly onto
adjacent properties...."
3. Any outside storage of vehicles or equipment shall be screen from surrounding
property owners and adjacent right-of-ways.
4. The applicant shall demonstrate how the proposed and existing plant material will
be irrigated. (Department of Planning Services)
D. The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for all required improvements. 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. The improvements
agreement will not be needed if the necessary improvements are done to the satisfaction of
the Department of Public Works and the Department of Planning Services. (Department of
Planning Services)
E. The West Greeley Soil Conservation District has provided information regarding the soils on
the site. The applicant shall review the information and use it to positively manage on site
soils. (West Greeley Soil Conservation District)
F. The applicant shall contact the Colorado Department of Transportation (CDOT) to verify a
safe and adequate intersection at State Hwy 37 and County Road 388. Evidence of CDOT
approval shall be submitted to the Department of Planning Services.(Department of Planning
Services)
G. The applicant shall submitted a recorded copy of the deed to the Department of Planning
Services. (Department of Planning Services)
H. 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. Prior to issuance of the Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed steel building and shall
be installed according to the Weld County Individual Sewage Disposal Regulations.
(Department of Public Health and Environment)
B. The septic system(s)is/are required to be designed by a Colorado Registered Professional
Engineer according to the Weld County Individual Sewage Disposal Regulations.
(Department of Public Health and Environment)
• Resolution USR-1474
Gary Vander Wal
Page 4
C. The installation of the septic system shall comply with the Weld County I.S.D.S Flood Plain
Policy. (Department of Public Health and Environment)
4. Prior to issuance of Building Permits:
1. In the event that 1 or more acres are disturbed during the construction and development of
this site, the applicant shall inquire with the Water Quality Control Division (WQCD) of the
Colorado Department of Public Health and Environment if they are required to obtain a
stormwater discharge permit. Alternately, the applicant can provide evidence from WQCD
that they are not subject to these requirements. (Department of Public Health and
Environment)
5. 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)
6. 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 mapseco.weld.co.us. (Department of Planning Services)
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
Gary &Carol Vander Wal
USR-1474
1. A Site Specific Development Plan and a Special Review Permit for a business permitted as a use by
right or accessory use in the Commercial Zone District (Office and storage for a dairy supply and
services business) in the A(Agricultural)Zone District. (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. 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)
4. 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)
5. 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)
6. Fugitive dust and fugitive particulate emissions shall be controlled on this site. (Department of Public
Health and Environment)
7. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone
as delineated in 25 12 103 C.R.S., as amended. (Department of Public Health and Environment)
8. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the facility.
(Department of Public Health and Environment)
9. 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)
10. The facility shall utilize the existing public water supply (North Weld County Water District).
(Department of Public Health and Environment)
11. 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)
12. If applicable,the applicant shall obtain a stormwater discharge permit from the Colorado Department
of Public Health & Environment, Water Quality Control Division. (Department of Public Health and
Environment)
13. The operation shall comply with all applicable rules and regulations from the Weld County Code,State
of Colorado,Air Pollution Control Division and Water Quality Control Division,Colorado Department
of Labor and Employment,and the Environmental Protection Agency. (Department of Public Health
and Environment)
14. A plan review is required for each building for which a building permit is required. (Department of
Building Inspection)
15. 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; 2002 National
Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection)
Resolution USR-1474
.Gary Vander Wal
Page 2
16. Except for pole type structures, 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)
17. 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 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. Offset and setback
requirements are measured to the farthest projection from the building. (Department of Building
Inspection)
18. The historical flow patterns and run-off amounts will be maintained on site in such a manner that will
reasonably preserve the natural character of the area and not 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)
19. The off-street parking spaces including the access drive shall be surfaced with gravel or the
equivalent and shall be graded to prevent drainage problems. (Department of Public Works)
20. 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)
21. The landscaping on site shall be maintained in accordance with the approved Landscape/Screening
Plan. (Department of Planning Services)
22. As indicated by the application, the number of employees for the office and storage for a dairy supply
and services business shall be limited to seven (7). (Department of Planning Services)
23. As indicated by the application material the hours of operation will be limited to 7:00 a.m.to 6:00 p.m.,
Monday through Friday, except in the cases of emergency. (Department of Planning Services)
24. If any work associate with this project requires the placement of dredged or fill material, and any
excavation associated with a dredged or fill project, either temporary or permanent, the US Army
Corps of Engineers should be contacted. (US Army Corps of Engineers)
25. Storage of all equipment shall be located inside the proposed building. (Department of Planning
Services)
26. Should noxious weeds exist on the property or become established as a result of the proposed
development the applicant/landowner shall be responsible for controlling the noxious weeds,pursuant
to Chapter 15, Articles I and II of the Weld County Code. (Department of Planning Services)
27. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
28. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
29. 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.
Resolution USR-1474
Gary Vander Wal
Page 3
30. 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.
31. 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 Stephen Mokray
VOTE:
For Passage Against Passage Absent
Michael Miller
John Folsom
Bryant Gimlin
Stephen Mokray
Bruce Fitzgerald
James Rohn
Tonya Stobel
Chad Auer
Doug Ochsner
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 1, 2004.
Dated the 1s'of June, 2004.
un ASCY--C-K C
Voneen Macklin
Secretary
(; - / - t.).CcH
Don Carroll added that the County will work with the municipalities for future right of way. Mr. Miller asked if
the reservation is included in this plan. Mr. Carroll added it was included.
James Rohn asked Mr. Carroll about the traffic on the roads,what is the speed limits and traffic counts? Mr.
Carroll stated the roads have both been annexed and the assumption for the speed limit is 55 mph and there
is no way to know the traffic counts. Mr. Rohn asked about the accidents at the intersection. Mr. Carroll
stated did not have this information.
Michael Miller asked Char Davis about the request that there be no toilet in the shop. Ms. Davis stated it was
acceptable as long as the home can be used for employees.
John Folsom moved to amend Development Standards#25 to include"no". James Rohn seconded. Motion
carried.
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 moved that Case USR-1473, be forwarded to the Board of County Commissioners along with
the Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. Stephen Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom,yes;Stephan Mokray,yes;Michael Miller,yes;James Rohn,yes;Tonya Strobel,yes;Chad Auer,yes;
Doug Ochsner, yes; Bruce Fitzgerald, yes. Motion carried unanimously.
— CASE NUMBER: USR-1474
APPLICANT: Gary &Carol Vander Wal
- PLANNER: Michelle Katyryniuk
LEGAL DESCRIPTION: Lot B RE-2208; Pt of the SE4 Section 9,T5N, R64W of the 6th P.M., Weld
County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
business permitted as a use by right or accessory use in the Commercial
Zone District(Office and storage for a dairy supply and services business)
in the A(Agriculture)Zone District.
LOCATION: South of and adjacent to CR 388; 1/2 mile east of State Hwy 37.
Michelle Katyryniuk, Department of Planning Services presented Case USR-1474, 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 Ms. Katyryniuk about the flood hazard permit that is required for the proposed building
and if it would address the change in elevation on the property? Ms.Katyryniuk stated there is a flood hazard
development permit that was approved for the home and the applicants are applying for a FHDP to address
the shop but Condition 2H requested by Public Works is for a drainage report which should help mitigate any
concerns from the neighbors about the rise in elevation from the driveway. Mr. Folsom indicated the
neighbors concerns were for the additional elevation of the driveway which could potentially cause additional
flooding on his property. Mr. Folsom asked if the flood hazard permit will address the neighbors concerns.
Ms. Katyryniuk indicated it would only address the structures. Mr. Morrison stated the flood hazard permit
addresses the administrative steps that need to be taken, if the construction causes a net rise over one foot
then the area may need to be restudied. The FHDP is the mechanism that would lead to that direction.
James Rohn asked about the historical drainage flow of the property. Mr. Morrison stated the flood hazard
permit process is to identify issues and make sure that construction that occurs within the flood hazard
_" permitted property does not violate flood regulations. Mr. Rohn asked why a copy of the deed is needed?
Ms.Katyryniuk stated that the applicants are purchasing the property and a new deed indicating this is needed t
to show ownership. m
Michael Miller asked about the letter from Phillip Mathis and if he lives up or down stream from this site. Ms V
Katyryniuk indicated he lives west of this site. WW14
`1e
James Rohn asked if the Division of Wildlife has responded. Ms. Katyryniuk stated she has not received a
referral from the Division of Wildlife.
Gary& Carol Vander Wal, applicants, stated that they understood the main concern from the surrounding
property owner is the potential flood issue and those concerns will be addressed with the USR permit. Mr.
Miller asked where the shop was to be built. Mr. Vander Wal stated he intends to build next to the road in
order to keep the shop away from the residence.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Phillip Mathis,neighbor,indicated that the road/driveway to the applicants home is inaccessible when it floods.
If the road is raised up any more it will causes more water on his property. Mr. Miller added that the flood
hazard development permit will require the applicants to address any concerns or affects on the neighboring
properties. Mr. Mathis added that a business needs to be able to be accessible. The last flood was in 2000
and the road to the applicants home was completely under two foot of water. Mr. Morrison asked if the house
stayed above the flood level. Mr. Mathis stated it stayed above because it sits on an island. Mr. Morrison
added the flood hazard permit does not address the driveway. The permit allows for the rise on the structure
and that is working, if the driveway is raised there will may be affects on surrounding properties.
John Folsom asked Mr. Mathis for clarification with regards to the how high the road has been raised. Mr.
Mathis stated the road has been raised approximately 18 inches and this has caused more water on his
property.
The Chair closed the public portion of the hearing.
Michael Miller asked if the flood hazard can be written to include the road as well as the building. Ms.
Katyryniuk stated that the permit addresses the structures but in looking at the elevations that have been
submitted with the FHDP the road the applicants are proposing to the shop will be parallel to CR 388 and at
a lower grade then the County Road. Therefore any flood water should be able to go over the road and not
act as a dam. Mr. Miller asked if the access to the home off CR 388 is the same as access to the new
building. Ms. Katyryniuk stated it was. Mr. Miller added that if the road would just access onto CR 388 and
was it to late to address the road to the house since it has already been approved and built. Ms. Katyryniuk
stated that there is a condition requesting a drainage report from the applicants which should help mitigate
the drainage on site which will take into consideration the existing road as well as the proposed roads.
Don Carroll added the road has been elevated 18 inches,the home has been elevated out of the flood plain.
Michael Miller asked Mr.Carroll about the road and the damming affect that it might cause and a culvert would
be a reasonable cure. Mr.Carroll stated that a drainage study has been asked for and culverts are a possible
solution. There is also the option for a slow water crossing to help alleviate back up onto other properties.
The flood hazard development permit reviews structure elevation not necessarily approaches to structures.
James Rohn asked Mr.Carroll if a business is proposed could the road need to be built higher in order to gain
access to that business. Mr.Carroll suggested the applicant could be asked if there are any plans to elevate
the road. Mr.Miller stated the applicant early testified that the road could be built next to and parallel CR 388.
This should not add to the problem.
John Folsom asked Mr. Carroll for clarification on the drainage report and if it will address the problem of
flooding and would it specify a means of mitigation. Mr. Carroll stated the report is needed first before
concerns can be addressed. If the report does not address the concerns brought forth then more information
will be required. Mr. Folsom clarified that staff will not accept the report unless the required information was
addressed as well as mitigation. Mr. Folsom asked if the report will address this property only or surrounding
properties as well? Mr. Carroll indicated that questions in the drainage report.
Michelle Katyryniuk added that the drainage report will be stamped and signed by a certified engineer
indicating it will not affect the neighboring properties.
James Rohn asked Mr.Vander Wal about the driveway and if there are any plans to build the road up? Mr.
Vander Wal stated there are no plans to do this and until a flood happens there is no way of knowing how bad
the situation can be. Mr. Vander Wal indicated it may not be cost affective to build the driveway up for
something that happens once every ten years for a few weeks. Therefore culverts seem to be a better
solution to the problem but that can be determined after the drainage report.
John Folsom indicated that the report must be reviewed along with the recommendations. Mr. Miller added
that low water crossings has been an effective option in the area.
Michelle Katyryniuk added that staff recommends moving Condition 2.H to Prior to the Board of County
Commissioners 1.C to help address some of the neighbors issues.
John Folsom moved to approve staff recommendations to move Condition 2.H to 1.C. Stephen Mokray
seconded. Motion carried.
John Folsom moved that Case USR-1474, be forwarded to the Board of County Commissioners along with
the Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. Stephen Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom,yes;Stephan Mokray,yes;Michael Miller,yes;James Rohn,yes;Tonya Strobel,yes;Chad Auer,yes;
Doug Ochsner, yes. Motion carried unanimously.
James Rohn commented "I vote yes but continue my opposition of developing land in the flood plains."
John Folsom commented he is hopeful that the neighbors concerns will be mitigated or removed with the soils
report that will be reviewed by Public Works.
Meeting adjourned at 2:30pm
Respectfully
pectfully submitted
Voneen Macklin
Secretary
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