HomeMy WebLinkAbout20010606.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, February 20, 2001
A regular meeting of the Weld County Planning Commission was held Tuesday, February 20, 2001, in the
Weld County Public Health/Planning Building, (Room 210), 1555 N. 17th Avenue, Greeley, Colorado. The
meeting was called to order by Chair, Cristie Nicklas, at 1:30 p.m.
ROLL CALL
U n n
Cristie Nicklas Present [II 'Trio r
Fred Walker Present ! } ,.,) r.
John Folsom Present
Jack Epple Present
Michael Miller Present
Stephan Mokray Present ) CD
Arlan Marrs Present ' G'
Bryant Gimlin Present 0n
Cathy Clamp Present
Also Present: Sheri Lockman, Kim Ogle, Julie Chester, Robert Anderson, Department of Planning Services;
Trevor Jiricek, Char Davis, Pam Smith, Weld County Department of Public Health and Environment; Lee
Morrison, Assistant County Attorney; Trisha Swanson, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on February 6, 2001,
was approved as read.
CASE NUMBER: USR-1311
APPLICANT: John and Eleanor Hochmiller
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: E2 W2 NE4 of Section 32, Township 3 North, Range 65 West of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for Salvage Yard (Auto
Salvage, Used Truck Sales, and General Truck Repair) in the 1-3 Industrial Zone District.
LOCATION: South of and adjacent to WCR 28 and 1/4 mile west of WCR 41.
Sheri Lockman,Planner,presented Case USR-1311 and noted that the Department of Planning Services and
the applicant are asking for a continuance to March 20, 2001. Ms. Lockman stated that the applicant has
been diligently working on attaining a legal water source and that the Department of Planning Services
supports this continuance.
The Chair asked if there was anyone in the audience who wished to speak for or against this continuance.
No one wished to speak.
Stephen Mokray moved that Case USR-1311 be continued to March 20, 2001. Michael Miller seconded the
motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom, yes; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin,
yes; Fred Walker, yes; Cristie Nicklas, yes. Motion carried unanimously.
Cathy Clamp arrived following the vote on Case USR-1311.
Cristie Nicklas noted that the agenda was going to change to allow the fifth case on the agenda to be moved
forward as it was going to be continued.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
February 20, 2001
Page 2
CASE NUMBER: USR-1306
APPLICANT: Rocky Hoffschneider (Platte Sand & Gravel, LLC)
PLANNER: Kim Ogle
LEGAL DESCRIPTION: Parts of Sections 23, 26, 34, and 35,Township 4 North, Range 67 West of
the 6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Permit and Special Use Permit for a Concrete,Asphalt and Pre-
Cast Batch Plant and Gravel Mining Operation in the Agricultural Zone District.
LOCATION: North of and adjacent to WCR 36,Approximately 2640 feet South of WCR 44;West of and
adjacent to WCR 23
Kim Ogle, Planner, presented Case USR-1306 and noted that the applicant is asking for an indefinite
continuance, which the Department of Planning Services supports, in order for the applicant to work on
ongoing issues.
The Chair asked if there was anyone in the audience who wished to speak for or against this continuance.
Jean Bradenburg asked what the continuance would be for. Mr. Ogle noted that the applicant would like the
time to address the technical items of the Department of Planning Services' staff comments.
Stephen Mokray moved that Case USR-1306 be continued indefinitely. Michael Miller seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom, yes; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin,
yes; Cathy Clamp, yes; Fred Walker, yes; Cristie Nicklas, yes. Motion carried unanimously.
CASE NUMBER: USR-1276
APPLICANT: STROMO LLC, John Moser
PLANNER: Julie Chester
LEGAL DESCRIPTION: Part of the SW4 of Section 26,Township 3 North, Range 65 West of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a Solid Waste Disposal Site
and Facility(Composting Facility).
LOCATION: South of WCR 30, approximately 1 3/4 miles west of WCR 49.
Julie Chester,Planner,presented Case USR-1276 and read the Department of Planning Services conditions
and recommendation for approval into the record. Ms. Chester also noted that Condition of Approval #2. A
should be deleted as this condition has been met and added Conditions of Approval #3. E and #3. F and
Development Standard #5.
Cathy Clamp asked about a letter written on March 13, 2000, stating that only cow manure and straw be
composted at the site, while the recent materials indicate a broader range of material to be composted.
Trevor Jiricek, Weld County Department of Public Health and Environment, noted that the letter referred to
the existing facility that is being phased out, that this application will replace that facility. Ms. Clamp asked
what type of materials would be allowed to be composted. Mr.Jiricek indicated that Type I materials will be
allowed, which include agricultural crop residues, manure, untreated wood waste, source separated yard
paper and green waste.
John Folsom asked if any toilet facilities will be at the site. Mr. Jiricek noted that the site will not be manned,
that Development Standard #18 addresses the requirement for proper permits in the event of permanent
facilities and port-a-potties are okay for temporary use.
John Folsom asked about a letter from the Weld County Department of Public Health and Environment
requiring 10 items. Ms. Chester noted that these were conditions that have been addressed.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
February 20, 2001
Page 3
John Folsom asked Don Carroll about the 80' right-of-way and asked if this had to be reserved or dedicated.
Don Carroll, Public Works, noted that this was just to make a statement to the applicant in the event a future
structure was proposed. Mr. Folsom also asked Mr. Carroll if the graveling is acceptable for the road. Mr.
Carroll noted that WCR 30 will be maintained,graded,and drained to allow all-weather access,only graveled
when needed.
Tim Smith, one of the applicants, noted that he will be the manager for this site and would answer any
questions from the Planning Commission.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Cristie Nicklas asked if the applicant is in agreement with the Conditions of Approval and Development
Standards.
Tom Haren, representative for the applicant, noted that he does not like Condition of Approval #3. E or
Development Standard#5,as the road is internal to the property and would only affect the animal confinement
operation.
Don Carroll noted that he had placed those conditions to provide some alleviation of the dust near the animals,
but would have no problem with removing both the Condition of Approval and Development Standard if the
applicant wished.
Arlan Marrs moved that Conditions of Approval #3. E and #2. A and Development Standard #5 be deleted,
Condition of Approval #3. F be added and that Case USR-1276 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. Stephen Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom, yes; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin,
yes; Cathy Clamp, yes; Fred Walker, yes; Cristie Nicklas, yes. Motion carried unanimously.
CASE NUMBER: USR-1314
APPLICANT: Brighton Industrial North, LLP
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: E2 W2 NW4 and W2 E2 NW4 of Section 17, Township 1 North, Range 66
West of the 6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and a Special Review Permit for a business permitted as
a use by right in the Commercial Zone District(Knife Grinding Shop)in the Agricultural Zone
District.
LOCATION: South of and adjacent to WCR 10 and east of WCR 27.
Sheri Lockman, Planner, presented Case USR-1314 and read the Department of Planning Services
comments and recommendation for approval into the record.
Steve Webb, Applicant, noted that he and his sons operate a knife grinding shop for agricultural blades.
John Folsom asked if Mr. Webb leased the property. Mr. Webb noted that they do lease the property from
his brother-in-law. Lee Morrison noted that the application was signed by the property owner.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
February 20, 2001
Page 4
Mr.Webb noted that he is concerned with Conditions of Approval#2.A and#2. B, as there would be a great
cost getting commercial well water at the site. Mr. Webb also questioned the need for toilet facilities. Mr.
Webb noted that the only outside employee is the route driver who is there for a short time in the morning and
in the evening. Mr.Webb noted that he has bought a portable toilet for the site. Steve Webb also noted that
the Division of Water Resources does not want them using a hose to bring water from the house for the
cooling tanks, Mr. Webb noted that he will get a cistern if needed.
Ms.Nicklas asked if the blades are brought in by separate customers or on a contract basis. Mr.Webb noted
that they are picked up and delivered, mostly under contract.
Bryant Gimlin asked why the Fire Department did not have any concerns with the water available. Mr.Jiricek
noted that the letter from the Division of Water Resources indicated the existing well was permitted for fire
protection.
Mr.Webb noted that if they did go for a commercial use of this well,they lose the domestic capabilities of the
well. Mr. Webb further noted that trying for a second well would be very costly and the business is on land
that will sell sometime in the future, thereby wasting the money spent on the commercial well.
Cathy Clamp asked why the temporary facilities would not be acceptable to the Weld County Department of
Public Health and Environment. Mr. Jiricek noted that the County regulations require access to restroom
facilities.
Lee Morrison noted that the cistern is allowed for non-drinking water purposes, such as the coolant, that
maintaining drinking water is where the Weld County Department of Public Health and Environment is
concerned.
Trevor Jiricek noted that the Board of County Commissioners could decide on the unusual circumstances of
this situation.
Sheri Lockman presented possible wording for Conditions of Approval#2. A and#2. B as follows: Condition
of Approval#2.A,add the following sentence,"A cistern or alternate water source will be deemed adequate."
and Condition of Approval#2. B read, "An adequate portable toilet will be made available to employees and
patrons."
Trevor Jiricek noted that wording should be added to Development Standard#7 to allow for maintenance of
the portable toilet. Lee Morrison noted the additional sentence for Development Standard #7 as follows:
"Evidence of contract for maintenance of portable toilet shall be available at all times,".
Bryant Gimlin moved that amendments to Conditions of Approval#2.A and#2.B and Development Standard
#7 be approved as proposed and that Case USR-1314 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. Stephen Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom, yes; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin,
yes; Cathy Clamp, yes; Fred Walker, yes; Cristie Nicklas, yes. Motion carried unanimously.
CASE NUMBER: Z-554
APPLICANT: Jerry and Margaret Samber(Dewey's Tavern)
PLANNER: Robert Anderson
LEGAL DESCRIPTION: Lots 10, 11, 12, Block 3 of the Unincorporated Town of Stoneham,
Colorado being part of Section 5,Township 7 North, Range 56 West of the
6th P.M., Weld County, Colorado.
REQUEST: Change of Zone from (A)Agricultural to (C-3) Commercial.
LOCATION: South of WCR 86 and East of WCR 147.5.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
February 20, 2001
Page 5
Robert Anderson, Planner, presented Case Z-554 and read the Department of Planning Services conditions
and recommendation of approval into the record.
Cathy Clamp asked if the referral from the Weld County Sheriff's Office should affect the Planning
Commission's recommendation. Mr. Anderson noted that the Sheriff's Office referral will be taken into
account during the Site Plan Review process, but that the Planning Commission and the Board of County
Commissioners will not have the opportunity to see this particular case again.
Cristie Nicklas noted that the Sheriff's Office often has a hard time getting out to the Stoneham area at any
time and the residents are used to this state of affairs.
Michael Miller noted that he was not sure if the septic needed to be replaced or not. Pam Smith,Weld County
Department of Public Health and Environment, noted that if they use the current system, they just need to
approval of it, but that the applicant had chosen to install a new system and that the septic permit has been
issued for this permit.
John Folsom asked if the parking would be reviewed at the Site Plan Review stage. Mr.Anderson noted that
it will be reviewed at that time.
Jerry Samber,Applicant, noted that he agrees with the Department of Planning Services assessment of the
situation.
Fred Walker noted how the Sheriff's Office changes whether or not they will be able to provide service with
each application,during some applications being capable of additional services and then not being fully staffed
for other applications.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Cristie Nicklas asked the applicant if he is in agreement with the Conditions of Approval. Mr. Samber noted
that he is concerned with Condition of Approval #3. 15, asking what would be required as everyone parks
along the street.
Michael Miller noted that removing Americans with Disabilities Act (ADA) conditions may be outside of the
scope of the Planning Commission. Discussion followed, with a note to Mr. Samber that the idea behind
Condition of Approval #3. 15 is to provide an ADA accessible, identified spot nearest the door.
Stephen Mokray moved that Case Z-554 be forwarded to the Board of County Commissioners along with the
Conditions of Approval with the Planning Commissions recommendation of approval. Michael Miller seconded
the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. John
Folsom, yes; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin,
yes; Cathy Clamp, yes; Fred Walker, yes; Cristie Nicklas, yes. Motion carried unanimously.
Meeting adjourned at 2:50 p.m.
Respectfully submitted
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Trisha Swanson
Secretary
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