HomeMy WebLinkAbout20042580.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Stephen Mokray, along with the addition of 2M & N, delete Development Standard 23, re-add new
Development Standard 23, delete Development Standard 13& 16 and amend Development Standard 19,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-1393
APPLICANT: Beau Rappell and Jed Rappell
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th
P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
commercial roping arena (indoor/outdoor) and a for one single-family dwelling
unit other than that permitted by Section 23-3-20.A of the Weld County Code in the
A(Agricultural)Zone District.
LOCATION: East and adjacent to WCR 55; north and adjacent to WCR 70.
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. A.Goal 1 states, "Preserve prime farmland
for agricultural purposes which foster the economic health and continuance of agriculture".The
U.S.D.A. Soils Maps indicate that the soils on this property are designated "Prime", however,
the parcel is only 20 acres in size which is not conducive to farming. No"Prime"farmland will
be taken out of production.
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.16 of the Weld County Code provides for commercial roping
arenas as a Use by Special Review in the A (Agricultural) Zone District. Section 23-3-40 of
the Weld County Code provides for one(1)single-family dwelling unit per lot other than those
permitted under Section 23-3-20.A 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 property to the east is planted in hay. To the west is an open field
and to the south is a single-family residence and hay crop. To the north is a single-family
residence. As the indoor arena is already existing there will not be a visual impact on the
adjoining properties. Conditions of approval and development standards will ensure that any
incompatibilities will be mitigated.
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 within the three mile referral area of any municipalities.
e. Section 23-2-220.A.5--The site does not lie within any Overlay Districts.
f. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the County Wide Road Impact Program. (Ordinance 2002-11)
g. 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 U.S.D.A. Soils Ma (�(\
indicates that the soils on this property are designated "Prime", however, due to the size o
the parcel no"Prime"farmland will be taken out of production
2004-2580
Resolution USR-1393
Beau Rappell
Page 2
h. 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 the Board of County Commissioners Hearing:
A. The applicant shall provide written evidence to the Weld County Department of Planning
Services that indicates the North Weld County Water District will supply water for the
commercial operation. An updated letter from North Weld County Water District indicating
that adequate water to serve the proposed commercial operation shall be submitted.
(Department of Planning Services)
2. Prior to recording the plat:
A. All pages of the plat shall be labeled USR-1393. (Department of Planning Services)
B. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. Weld County Roads 70 and 55 are designated on the County Wide Impact Fee Code
Ordinance as local gravel roads,which require 60 feet of right-of-way at full build out.
There is presently 60 feet of right-of-way. A total of 30 feet from the centerline of
County Roads 70 and 55 shall be delineated right-of-way on the plat.These roads are
maintained by Weld County. (Department of Public Works)
3. Remove the additional access as requested by Weld County Department of Public
Works as indicated in the referral dated 6/21/02. (Department of Public Works)
4. The internal circulation shall be clearly indicated on the plat. (Department of Public
Works)
5. Two separate parking areas shall be indicated. One for public parking and the other
for trucks with trailers. (Department of Planning Services, Department of Public
Works)
6. A minimum of 140 parking spaces, including spaces which adhere to ADA standards.
50 spaces shall accommodate trailers and shall be a minimum of 10 feet wide by 35
long. Parking shall meet the requirements of Sections 23-2-240.6 and Article IV,
Division 1 of the Weld County Code. (Department of Planning Services, Department
of Public Works)
7. Landscaping, parking, lighting and signage shall be indicated on the plat and shall
adhere to the appropriate sections of the Weld County Code. (Department of
Planning Services)
8. Trash collection area(s)in accordance with Section 23-3-250.A.6 of the Weld County
Code. Additional landscaping shall be indicated near the trash enclosure areas.
(Department of Planning Services)
Resolution USR-1393
Beau Rappell
Page 3
9. Outside storage areas shall be clearly indicated and shall be screened to meet the
requirements of Section 23-3-250.A.9 of the Weld County Code. Adequate screening
of outside storage shall be provided with solid board fencing spaced 1/4 inch and a
minimum of six(6)feet in height or an equivalent screening provided that it is approved
by the Planning Department. (Department of Planning Services)
10. Conform to Section 23-2-260.D of the Weld County Code which refers to Special
Review Permit Plan Map requirements. (Department of Planning Services)
C. The applicant shall enter into a Private Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for parking and landscaping
requirements or complete all parking and landscaping requirements prior to recording the plat
. The agreement and form of collateral shall be reviewed by County Staff and accepted by the
Board of County Commissioners prior to recording the plat. (Department of Planning Services)
D. The applicant shall submit a waste handling plan, for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health and Environment. Written
evidence of approval of the plan shall be provided to Weld County Department of Planning
Services. The plan shall include at a minimum the following:
1) A list of wastes which are expected to be generated on site (this should include
expected volumes and types of waste generated).
2) A list of the type and volume of chemicals expected 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). (Department of Public Health & Environment)
E. The applicant shall submit a manure and stormwater management plan to the Weld County
Department of Public Health and Environment for review and approval. The plan should
describe how manure generated on the site will be stored, managed, removed, land applied,
etc. The plan should also describe the fate of any stormwater that may come into contact with
manure. Written evidence of approval of the plan shall be provided to Weld County Department
of Planning Services. (Department of Public Health and Environment)
F. A dust abatement plan shall be submitted to the Environmental Health Services Division of the
Weld County Department of Public Health and Environment, for approval prior to operation.
Written evidence of approval of the plan shall be provided to Weld County Department of
Planning Services. (Department of Public Health and Environment)
G. All septic systems located on the property shall have appropriate permits from the Weld
County Department of Public Health and Environment. The Environmental Health Division of
the Weld County Department of Public Health and Environment was unable to locate a septic
permit for a house located on this property. Any existing septic system(s) which is not
currently permitted through the Weld County Department of Public Health and Environment
will require ad 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. Written evidence of such shall be provided to Weld County
Department of Planning Services. (Department of Public Health and Environment)
H. In accordance with Above Ground Storage Tank Regulations (7 CCR 1101-14) a spillage
retention berm shall be constructed around the tank battery. The volume retained by the
spillage berm should be greater than the volume of the largest tank inside the berm.
Alternative protective measures may be allowed provided they comply with the Above Ground
Storage Tank. (Department of Public Health and Environment)
Resolution USR-1393
Beau Rappell
Page 4
The applicant shall contact the Weld County Sheriff's Office to discuss safety and security
issues as stated in the referral response received 7/09/02. Written evidence of contact shall
be provided to the Weld County Department of Planning Services. (Department of Planning
Services)
J. The applicant shall attempt to comply with the requirements of the Galeton Volunteer Fire
Department in accordance with the referral dated 7/1/02. Written evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Galeton Volunteer
Fire Department, Department of Planning Services)
K. The applicant shall provide written evidence to the Weld County Department of Planning
Services from the Weld County Code Compliance Officer indicating violation VI-0100166 will
be closed upon recordation of the plat.
(Department of Planning Services)
L. The applicant shall submit evidence from the Colorado Division of Water Resources that the
existing well on the property can be used for irrigation purposes. If not currently permitted,the
applicant shall supply evidence that they have applied to the Division of Water Resources to
change the use of the well or provide evidence that the well has been abandoned.(Department
of Planning Services)
M. Piles of tree branches, tree trunks and miscellaneous items are located to the east of the
existing arena building.These items considered to be part of a noncommercial junkyard must
also be removed from the property or screened from adjacent properties and public rights-of-
way. Evidence of such shall be provided to the Department of Planning Services.(Department
of Planning Services)
N. The applicant shall apply for a building permit for the change in use of the former
garage/storage building into a single family residence. Evidence that a building permit has
been applied for shall be submitted to the Department of Planning Services. (Department of
Building Inspection)
3. Prior to issuance of the Certificate of Occupancy:
A. An individual sewage disposal system is required for the proposed roping arena and shall be
installed according to the Weld County Individual Sewage Disposal Regulations. The septic
system is 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)
4. Prior to Operation:
A. The applicant shall provide written evidence to the Weld County Department of Planning
Services from the Weld County Department of Public Works and the Galeton Volunteer Fire
Department indicating the parking plan has been reviewed and approved. (Department of
Planning Services)
5. Upon completion of 1 above the applicant shall submit a Mylar plat along with all other
documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of
the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code.
The Mylar plat and additional requirements shall be submitted within sixty(60) 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)
Resolution USR-1393
Beau Rappell
Page 5
6. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Recorded Exemption/Subdivision Exemption/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 mapsaco.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
Beau and Jed Rappell
USR-1393
1. The Site Specific Development Plan and Special Use Permit is for a commercial roping arena
(indoor/outdoor)and a single family dwelling unit(other than those permitted under Section 23-3-20.A)
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. The applicant shall remove, handle,and stockpile manure from the livestock area in a manner that will
prevent nuisance conditions. The manure piles shall not be allowed to exist or deteriorate to a
condition that facilitates excessive odors, flies, insect pests, or pollutant runoff. The manure storage
site shall have a water-tight surface which does not permit seepage or percolation of manure pollutants
into the ground. (Department of Public Health and Environment)
4. The facility shall have sufficient equipment available to implement dust control as required by the Weld
County Department of Public Health and Environment. (Department of Public Health and Environment)
5. The facility shall be in compliance with the Confined Animal Feeding Operation Regulations (5 CCR
1002-19). (Department of Public Health and Environment)
6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S.)shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
7. 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)
8. 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)
9. Animal and food wastes, bedding,debris and other organic wastes shall be disposed of so that vermin
infestation, odors, disease hazards and nuisances are minimized. Such wastes shall be removed at
least weekly, or more frequently,from the facility and hauled by a commercial hauler. (Department of
Public Health and Environment)
10. Fugitive dust 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)
11. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone
District as delineated in 25-12-103, C.R.S. (Department of Public Health and Environment)
12. The facility shall utilize the existing public water supply. (Department of Public Health and
Environment)
13. The applicant shall maintain compliance with the Confined Animal Feeding Operation Regulations (5
CCR 1002-19). (Department of Public Health and Environment)
14. The facility shall operate in accordance with the approved manure, waste handling and stormwater
plans. (Department of Public Health and Environment)
15. 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)
Resolution USR-1393
Beau Rappell
Page 2
16. If applicable, the applicant shall obtain a stormwater discharge permit from the Colorado Department
of Public Health and Environment, Water Quality Control Division. (Department of Public Health and
Environment)
17. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. Adequate
hand washing and toilet facilities shall be provided for the public and employees.(Department of Public
Health and Environment)
18. An I.S.D.S is required for the proposed facility and shall be installed according to the Weld County
I.S.D.S. Regulations. (Department of Public Health and Environment)
19. The landscaping on site shall be maintained in accordance with the approved Landscape Plan.
(Department of Planning Services)
20. As stated in the application materials,hours of operation shall be from 5:00 p.m.to 11:00 p.m. Monday
through Friday and 10:00 a.m. to 11:00 p.m. on Saturdays and Sundays. Hours of operation may be
expanded with specific permission from the Board of County Commissioners. (Department of Planning
Services)
21. Roping events shall be limit to a maximum of one hundred participants.
22. No parking or staging of vehicles shall be allowed on Weld County roads 55 or 70. Utilize on-site
parking areas. (Department of Planning Services)
23. The property owner or operator shall be responsible for complying with the Design Standards of Section
23-2-240, Weld County Code.
24. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
25. Weld County Government Personnel shall be granted access onto the property at any reasonable time
in order to ensure the activities carried out on the property comply with the Development Standards
stated herein and all applicable Weld County regulations.
26. 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.
27. 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 John Folsom
Resolution USR-1393
Beau Rappell
Page 3
VOTE:
For Passage Against Passage Absent
Michael Miller
John Folsom
John Hutson
Bryant Gimlin
Stephen Mokray
Bruce Fitzgerald
James Rohn
Tim Tracy
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 October, 2003.
Dated the 7'" of October, 2003.
L
Voneen Macklin
Secretary
'c - i-C3
limit on the number of vehicles but suggested that a maximum of ten vehicles be kept outside, including the
applicant's personal vehicles and those being currently worked on.
Mr. Mokray stated that he felt ten vehicles were too many and he would like a six vehicle maximum. Mr.
Groom then clarified that they would like to include ten outside vehicles, up to three vehicles being repaired
or stored inside, and there would be no other vehicles on the property except for whatever were in the
driveway. Mr. Miller stated they needed a total vehicle number as the USR includes the entire property. Mr.
Groom wants twelve vehicles allowed on the property; ten in the back and two on the concrete pad outside.
Mr.Tracy asked how many vehicles the applicant presently owns on the property? Ms.Wyndyka stated there
were six vehicles behind the shop and three vehicles on the concrete pad, all in various stages of repair. All
but two belonged to her son.
Mr. Folsom asked Bruce Barker, County Attorney, if there was a conflict in limiting the number of vehicles in
a commercial junkyard and was there any limit to the number of vehicles on the property even though only
a portion of the property had been designated a commercial junkyard? Mr. Barker stated the number could
be limited because the use was permitted and could have limitations. To answer the second part of Mr.
Folsom's question,the USR encompasses the entire parcel,therefore the limitation should be directed toward
the north end. If the proposed plat showed the designated area for storage, Mr. Barker suggested limits could
be placed on the number of vehicles in that area, such that all vehicles to be repaired or worked on must be
stored in a specific area.
Jim Rohn moved to amend Development Standard 16, item 4,to read, "The storage area for the commercial
junkyard will be limited to three distinct areas within the property, holding a maximum of ten vehicles in
outside storage." Doug Ochsner seconded the motion. The Chair asked the secretary to poll the members
of the Planning Commission for their decision. John Folsom, no; Stephan Mokray, no; Michael Miller, no;
Bryant Gimlin, no; James Rohn, yes; John Hutson, no; Tim Tracy, yes; Doug Ochsner, yes. Motion failed.
John Folsom moved to amend Development Standard 16, item 4, to read, "The storage area for the
commercial junkyard will be limited to three distinct areas within the property,with a limit of six vehicles to be
stored outside." John Hutson 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, no;
Bryant Gimlin,yes; James Rohn,yes;John Hutson,yes; Tim Tracy,yes; Doug Ochsner, no. Motion carried.
Mr. Miller asked Mr. Groom if the applicant agreed with the motions and conditions of approval? Mr. Groom
said though the applicant disagreed with the number of vehicles but they understood the commission's ruling.
John Folsom moved that Case USR-1433, be forwarded to the Board of County Commissioners along with
the amended Conditions of Approval and Development Standards with the Planning Commissions
recommendation of approval. Bryant Gimlin 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; Bryant Gimlin, yes; James Rohn, yes; John Hutson,
yes; Tim Tracy, yes; Doug Ochsner, yes. Motion carried unanimously.
Mr. Miller then informed the room that the agenda would be rearranged and that USR-1393 would be heard
next.
CASE NUMBER: USR-1393
APPLICANT: Beau Rappell and Jed Rappell
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Lot A of RE-2060; part of the S2 SW4 of Section 10, T6N, R64W of the 6th
P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
commercial roping arena (indoor/outdoor) in the A (Agricultural) Zone
District.
Page -5-
LOCATION: East and adjacent to WCR 55; north and adjacent to WCR 70.
Chris Gathman, Planner, Department of Planning Services presented Case USR-1393, 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 Mr. Gathman if it had been considered to limit the number of participants in the events.
Mr. Gathman indicated the maximum number of participants is one hundred according to the application and
limits could be inserted as a Condition of Approval,as he was not sure how often events would take place that
would exceed these numbers. Mr. Folsom inquired if a special permit could be applied for if the applicant
knew they would exceed the maximum allowed number of participants? Mr. Gathman said yes, they could.
Tim Clancy,applicant's representative, 822 7'h Street, Suite 760,Greeley,Colorado, said the building was up
and events had occurred for approximately ten years, prior to the applicant's purchase from the previous
owner,a Mr. Larson. The Use by Special Review process was applied for after someone complained that Mr.
Rappell did not have one. Beau Rappell,applicant,34018 CR 55,Greeley,Colorado,indicated that the arena
was the main reason he purchased the property in order to continue the events that had been taking place
on the property prior to his ownership.
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 asked Jeff Reif, Weld County Building Official, if the house would need to be brought up to
current standards when the applicant applied for a Certificate of Occupancy? Mr. Reif said a conversion
would not be required to meet all of the current standards. They would however,look at the electrical circuits,
egress from bedrooms, and smoke detectors, but it would not have to meet today's current standards.
Stephen Mokray asked Don Carrol, Department of Public Works, about the traffic if they are anticipating one
hundred participants and does he see that as a problem? Mr. Carroll stated that he would like to know how
often events occur. Mr. Carroll said current traffic counts in the area showed fifty vehicles in a twenty four
hour period. If the events are scheduled regularly and the number of participants is consistently one hundred,
then dust abatement would become an issue, but presently there was no concern. Mr. Rappell stated the
estimated one hundred participants was to cover large events that may take place, however smaller events
were more common. There was usually an average of twenty to thirty people at the weekly practice,and once
a month, one might see fifty trailers for the larger events. Jim Rohn asked where most participants come
from? Mr. Rappell stated they were from a short distance away, the events were small, and there were no
two day events only one day events, therefore no overnight stays were required. Mr. Rohn inquired about
the participants travel route. Mr. Rappell said he suggested CR 392 to CR 55 as these roads were better
maintained. Lastly Mr. Rohn asked if there would be concession sales at the events? Mr. Rappell said the
participants primarily brought their own food, but in the past he has allowed licensed vendors to provide food.
John Folsom motioned that language be added which would "Limit the number of participants to a maximum
of one hundred to any event." This would become Development Standard 23, page 10 and re-numbering of
the remaining standards would need to occur. Jim Rohn seconded. Motion carried.
Mr. Miller asked Mr. Rappell if this was a commercial operation and did he charge fees? He replied that it was
and he did charge fees.
Jim Rohn moved that staff language in their handout be added to page 6, 2. M. and 2.N. be added to the
conditions of approval. John Folsom seconded the motion. Motion carried.
Mr. Miller asked Mr. Rappell if had had an opportunity to read the Development Standards and Conditions of
Approval and if he was in agreement with them? Mr. Clancy, applicant's representative, replied that item M.
would be taken care of, item N.was not a problem, and number 13 could be deleted as it was also included
in 19, and that may be true for 16 as well if they could add"employees" to 19,then 16 might also be omitted.
Page -6-
Pam Smith,Weld County Department of Public Health and Environment,said deleting 13 and 16 as they were
covered in 19,would be fine. She also suggested the second sentence of 19,"adequate hand-washing and
toilet facilities shall be provided for the public and employees of the facility"be included. Mr. Clancy said with
respect to number 20, Mr. Rappell would like to explore the possibility of other options as defined in ISDS
requirements. Ms. Smith said that typically the requirement is that there must be a restroom for employees
if needed. Mr.Clancy also suggested the use of portable toilets,and said a similar facility had been approved
to do so in a previous case. Mr. Clancy also asked that number 23 be either deleted or amended to use as
possible alternative residence. Mr. Gathman, planner, stated he was trying to be consistent with similar
applications where they have a permanent residence and have opted to put in a second residence. He
recommended this be limited to either family or employees of the roping arena and not be used as an outside
rental for anyone. Doug Ochsner questioned if there was a specific code being followed? Bruce Barker,
County Attorney,stated that they have amended the code to include a second residence for a Use by Special
Review application. Mr.Gathman said the commercial roping arena and secondary residence were included
in the notices, the intent to use was included in the application, and this was consistent with other cases.
John Folsom moved that Development Standards 13 and 16 be deleted and add "adequate hand-washing
and toilet facilities shall be provided for the public and employees of the facility" to 19. Stephen Mokray
seconded. Motion carried.
Doug Ochsner moved that Development Standard 23 be deleted. Seconded by Jim Rohn. Motion carried
7-1.
John Hutson moved that a new Development Standard 23 be added which states, "Roping events shall be
limited to a maximum number of one hundred participants," to replace the deleted Development Standard
23. John Folsom seconded. Motion carried.
Mr.Miller asked the applicant is he was in agreement of the amended Development Standards and Conditions
of Approval. He replied that he was.
Stephen Mokray moved that Case USR-1393,be forwarded to the Board of County Commissioners along with
the amended Conditions of Approval and Development Standards with the Planning Commissions
recommendation of approval. John Folsom 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;Bryant Gimlin,yes;Tim Tracy,yes;James Rohn,yes;
John Hutson, yes; Doug Ochsner, yes. Motion carried unanimously.
CASE NUMBER: USR-1442
APPLICANT: Jon Moser
PLANNER: Michelle Katyryniuk
LEGAL DESCRIPTION: Lot B of RE-1566 Section 9, T6N, R66W of the 6th P.M., Weld County,
Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Use
Permitted as a Use by Right, Accessory Use, or a Use by Special Review
in the Commercial or Industrial Zone Districts (the selling, manufacturing
and outdoor storage of metal products)in the A(Agricultural)Zone District.
LOCATION: South of and adjacent to CR 72 and east of and adjacent to CR 31.
Michael Miller excused himself due to a potential appearance of a conflict of interest, as he was in the
notification area.
Michelle Katyryniuk, Planner, Department of Planning Services presented Case USR-1442, 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.
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q aova
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, September 3, 2002
A regular meeting of the Weld County Planning Commission was held Tuesday 2002, in the Weld County
Public Health/Planning Building, (Room 210), 1555 N. 17th Avenue, Greeley, Colorado. The meeting was
called to order by Chair, Michael Miller, at 1:30p.m.
N (")
ROLL CALL DJ H
Michael Miller f L O
Bryant Gimlin •i i — -
James Rohn <? _;c-
Fred Walker Absent
John Folsom Absent 0 W -e.
Stephan Mokray o
Cathy Clamp Absent -
Bernard Ruesgen
Bruce Fitzgerald
Also Present:Pam Smith,Char Davis, Peter Schei, Drew Scheltinga,Don Carroll, Robert Anderson,Lauren
Light, Sheri Lockman, Kim Ogle, Monica Mika,Wendi Inloes, Bethany Salzman, Chris Gathman
The summary of the last regular meeting of the Weld County Planning Commission held on,August 20,2002,
was approved as read.
CASE NUMBER: USR-1393
APPLICANT: Beau Rappell and Jed Rappell
PLANNER: Lauren Light
LEGAL DESCRIPTION: LotA of RE-2060;part of the S2 SW4 of Section 10,T6N, R64W of the 6th
P.M., Weld County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
commercial roping arena (indoor/outdoor) in the A (Agricultural) Zone
District.
LOCATION: East and adjacent to WCR 55; north and adjacent to WCR 70.
Lauren Light, Department of Planning Services, read a letter requesting an indefinite continuance. There
is some issues with an existing building and a second dwelling on the site.
Stephan Mokray moved to indefinitely continue USR-1393. Bryant Gimlin seconded. Motion Carried
CASE NUMBER: USR-1389
APPLICANT: Michael Dean & Marjorie L. Greckel
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: Part of the NW4 of Section 8, T2N, R67W 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 (Storage of recreational vehicles, campers, boats, trailers,
construction trailers and modulars)in the A(Agricultural)Zone District.
LOCATION: East of and adjacent to WCR 15; Yz mile south of WCR 24.
Sheri Lockman, Department of Planning Services, read a letter requesting continuance based on a letter
of referral from Firestone. The Town of Firestone is requiring the applicant annex into the town.
Bryant Gimlin asked if this an indefinite continuance. Ms.Lockman indicated it would until the formal letter
COrtiz_ Page -1-
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday,August 6, 2002
A regular meeting of the Weld County Planning Commission was held Tuesday 2002, in the Weld County
Public Health/Planning Building, (Room 210), 1555 N. 17th Avenue, Greeley, Colorado. The meeting was
called to order by Chair, Michael Miller, at 1:40 p.m.
ROLL CALL
Michael Miller
Bryant Gimlin
Fred Walker Absent
John Folsom
Stephan Mokray
Cathy Clamp Absent
Bruce Fitzgerald
Also Present: Drew Scheltinga, Char Davis, Peter Schei, Don Carroll, Pam Smith, Carla Angeli, Robert
Anderson, Sheri Lockman, Kim Ogle, Monica Mika
The summary of the last regular meeting of the Weld County Planning Commission held on July 16, 2002,
was approved as read.
The first order of business is to elect Chair and Vice Chair for the upcoming year.
Stephen Mokray nominated Michael Miller for another term as Chair. Bruce Fitzgerald seconded the motion.
Motion carried.
Stephen Mokray nominated Bryant Gimlin for another term as Vice Chair. Bruce Fitzgerald seconded the
motion. Motion carried.
CASE NUMBER: USR-1393
APPLICANT: Beau Rappell and Jed Rappell
PLANNER: Lauren Light
LEGAL DESCRIPTION: Lot A of RE-2060;part of the S2 SW4 of Section 10,T6N,R64W of the 6th
P.M.,Weld County, Colorado.
REQUEST: A Site Specific Development Plan and a Special Review Permit for a
commercial roping arena (indoor/outdoor) in the A (Agricultural) Zone
District.
LOCATION: East and adjacent to WCR 55; north and adjacent to WCR 70.
Carla Angell, Department of Planning Services, read into the record a request for a continuance to
September 3,2002.The reason for the continuance is due to the fact that mineral interest owners were not
notified within the 30 day period. The Department of Planning Services supports this request.
Bryant Gimlin moved to continue USR-1393 to September 3, 2002. Stephan Mokray seconded. Motion
carried.
CASE NUMBER: USR-1395
APPLICANT: Highland Dairy LLC,do AgPro Environmental Services LLC
PLANNER: Lauren Light
LEGAL DESCRIPTION: SW4 and W2W2 of the SE4 of Section 17, T8N, R65W of the 6th P.M.,
Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for an
Agricultural Service establishment primarily engaged in performing
agricultural,animal husbandry or horticultural services on a fee or contract
basis,including Livestock Confinement Operations(a dairy of 10,000 head
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