HomeMy WebLinkAbout20010748.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, March 6, 2001
A regular meeting of the Weld County Planning Commission was held Tuesday, March 6, 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
Cristie Nicklas Present 0
Fred Walker Present . :r.
John Folsom Present m j
Jack Epple Present C) — b
Michael Miller Present
Stephan Mokray Present —,-,
Arlan Marrs Absent fl 1 tc
Bryant Gimlin Absent C1 N)
Cathy Clamp Present N
Also Present: Sheri Lockman, Chris Gathman,Julie Chester, Department of Planning Services;Char Davis,
Trevor Jiricek, Weld County Department of Public Health and Environment; Don Carroll, Public Works; Lee
Morrison, Assistant County Attorney; Trisha Swanson, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on February 20,
2001, was approved as read.
CASE NUMBER: Z-548
APPLICANT: California Home, Inc.
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Part of the NW4 of Section 35,Township 3 North, Range 68 West of the 6th
P.M., Weld County, Colorado.
REQUEST: Change of Zone from Agricultural to PUD for a proposed 18-lot business park PUD.
LOCATION: South of and adjacent to WCR 28, East of and adjacent to 1-25 frontage road.
Chris Gathman, Planner, presented Case Z-548 and noted that the Department of Planning Services is
requesting a continuance to March 20,2001, as the sign for this hearing was not posted 15 days before this
hearing.
Michael Miller asked if the previous issues, issues that had required the continuance of this case to today's
date, had been solved. Mr.Gathman noted that Public Works has noted that they will be ready to go forward
with this case on the 20th of March.
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 Z-548 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; Stephan Mokray, yes; Michael Miller,yes;Jack Epple, yes; Cathy Clamp, yes; Fred Walker,
yes; Cristie Nicklas, yes. Motion carried unanimously.
D3 - /9-,aOOI
2001-0748
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
March 6, 2001
Page 2
CASE NUMBER: USR-1315
APPLICANT: Henry Rickers
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: Part of the N2 SE4 of Section 22,Township 1 North, Range 68 West of the
6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Permit and Special Review Permit for a business permitted as
a use by right or accessory right in the Commercial Zone District (Landscape Materials
Yard) in the Agricultural Zone District.
LOCATION: West of and adjacent to Interstate 25; 1/4 mile north of WCR 6.
Sheri Lockman, Planner, presented Case USR-1315 and read the Department of Planning Services
comments and recommendation for approval into the record. Ms. Lockman noted the addition of Public
Works' conditions to the preliminary comments.
John Folsom asked if there could be a condition concerning signage on the site, noting his concern being
linked to the proximity of the site to 1-25. Ms.Lockman noted that the applicant would have to comply with the
signage allowed in the Agricultural Zone, but noted that she would add a Development Standard to state this.
John Folsom asked if the fabrication and mechanics area on the site had been removed from the application.
Ms.Lockman noted that the only change to the application was the removal of the large equipment sales area.
Cathy Clamp asked if there would be a more stringent dust abatement plan required for the site as the site
is so close to 1-25. Char Davis, Weld County Department of Public Health and Environment, noted that the
applicants would have to supply a dust abatement plan,but noted that there are not higher or lower standards,
that the Weld County Department of Public Health and Environment would evaluate the plan according to the
use.
Michael Miller asked the applicant what the 100' x 200' fabrication and mechanics shop had to do with a
landscaping business.
Henry Rickers, Applicant, noted that this is where they will repair the equipment used on site and possibly
have some stone cutting inside this building.
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 they were in agreement with the Conditions of Approval and
Development Standards for this permit. Mr. Rickers noted that they are in agreement with these.
Sheri Lockman presented wording for the Development Standard to deal with signage on the site. Ms.
Lockman noted that Development Standard#22 could be added to read,"All signs will require building permits
and shall comply with Chapter 23, Article IV, Division II of the Weld County Code."
Michael Miller noted that Condition of Approval #2. A. 4 should read "semi tractor/trailers" instead of "18
wheelers,".
Michael Miller moved that Case USR-1315with the amended Condition of Approval#2.A.4 and Development
Standard#22 with subsequent renumbering 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; Stephan Mokray, yes; Michael Miller, yes; Jack Epple,yes; Cathy Clamp, yes; Fred Walker,
yes; Cristie Nicklas, yes. Motion carried unanimously.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
March 6, 2001
Page 3
CASE NUMBER: USR-1317
APPLICANT: Kelly and Dana Boyle
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: Part of the E2 NE4 of Section 16,Township 2 North, Range 66 West of the
6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Review Permit for a business permitted as a
use by right or accessory use in the Commercial Zone District (Parking of Vehicles and
Equipment and Repair Shop) in the Agricultural Zone District.
LOCATION: 150 feet west of WCR 31 and south of and adjacent to WCR 22.
Sheri Lockman, Planner, presented Case USR-1317 and read the Department of Planning Services
comments and recommendation for approval into the record.
John Folsom asked if Public Works wanted an eighty-foot right of way reserved or dedicated on the site. Don
Carroll, Public Works, noted that this is to identify the status of this road, stating that he would like to have the
additional 10' reserved.
Cathy Clamp asked about Development Standard#22, noting that operated and owned may leave too much
leeway for other people on the property. Fred Walker noted that he feels Development Standard#22 should
be left as is to allow the applicant to lease some trucks, that not everyone could own their own trucks.
Dana Boyle, Applicant, noted that they will be shifting the large building to better screen the property owners
to the west from the large trucks.
Lee Morrison explained that a reservation means that the property owners will still own the land, that
condemnation and compensation will occur when the road is built out. Mr. Morrison also noted that this is to
notify the land owner not to build on this area, to allow for future build-out of the road.
John Folsom asked what kind of business will be run out of the site. Kelly Boyle, Applicant, noted that they
will just be parking the vehicles at this site. Mr. Folsom asked Ms. Lockman why this does not fall under a
home occupation. Ms. Lockman noted that there are three reasons: there will be an employee, that the
business will be run out of a building not attached to the home, and that some of the business will be done
in the outdoors.
Michael Miller asked what type of trucking Mr. Boyle does. Mr. Boyle noted that he hauls heavy equipment.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
David Forbes, a surrounding property owner, noted that he did have three concerns about the application.
Mr. Forbes noted these concerns are with waste disposal, signage,and someone buying the property in the
future and expanding beyond the scope of this operation.
Sheri Lockman noted that the application is limited to the four trucks applied for, that if the applicants do
decide to sell, the new owners would have to fall under the same Conditions of Approval and Development
Standards as this owner.
Char Davis, Weld County Department of Public Health and Environment, noted that the applicant will have
to file a waste management plan with the Weld County Department of Public Health and Environment.
Sheri Lockman noted that a USR does not change the zoning of the property, just allows this use in the
Agricultural Zone District.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
March 6, 2001
Page 4
Sheri Lockman presented wording for Condition of Approval#2. F.2 to read,"The applicant shall indicate an
additional 10' from the 30' road right-of way from the center line of WCR 22 as a reservation for future
expansion of WCR 22."
Fred Walker noted that Condition of Approval#2. B should read "screened" instead of"screen,".
Gristle Nicklas asked the applicants if they are in agreement with the Conditions of Approval and Development
Standards as amended. Ms. Boyle noted that they are in agreement with the Conditions of Approval and
Development Standards.
Stephen Mokray moved that Case USR-1317, with amendments to Conditions of Approval#2. B and#2. F.
2, 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. Cathy Clamp
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; Jack Epple,yes; Cathy Clamp, yes; Fred Walker,
yes; Cristie Nicklas, yes. Motion carried unanimously.
CASE NUMBER: AmUSR-1140
APPLICANT: Marcy Daniels-Gruber/Moriah Holsteins, LLC
PLANNER: Julie Chester
LEGAL DESCRIPTION: Part of the NE4 of Section 17,Township 4 North, Range 64 West 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 (the expansion of an existing dairy and animal confinement operation for a
4,000 head dairy) in the Agricultural Zone District.
LOCATION: South of and adjacent to WCR 46; West of and adjacent to WCR 53.
Julie Chester, Planner, presented Case AmUSR-1140 and read the Department of Planning Services
comments and recommendation for approval into the record. Ms.Chester also noted that the applicants had
intended to ask for two additional employee mobile homes be allowed on the site.
Cathy Clamp asked if the applicant wants four new mobile homes on the site. Ms. Chester noted that there
are two already on the property,that the applicant is asking for two more for a total of four mobile homes for
employee housing.
Cathy Clamp noted that she is concerned with Development Standard#18, asking how Public Works would
know if dust control is needed. Don Carroll, Public Works, noted that the current vehicle counts on the road
indicate 119 vehicles. Mr.Carroll stated that the applicant may have to implement the dust control if the total
goes beyond 200 vehicles per day because of the dairy. Mr. Carroll noted that Public Works is notified
through complaints or by county graders noting additional traffic sufficient to go out and recount at the site,
noting the number of vehicles attributed to the dairy.
Fred Walker noted that the applicant may want to find out when dust control might be needed, as
Development Standard#18 may require dust control in the future.
John Folsom asked how many employees will live on the site. Marcy Gruber,Applicant, noted that there will
be about 3 people per trailer. Mr. Folsom asked if this meant an employee and his family. Ms. Gruber noted
that most of the employees are single at this time and that there is a total of about 15 employees living on the
site.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
March 6, 2001
Page 5
Michael Miller asked about the stormwater runoff not going into the lagoon, but instead into the wash area.
Ms. Gruber noted that NRCS is helping them design and build a berm to channel the storm and waste water
into the lagoon, also noting that she did not think any of the water was washing into the canal. Michael Miller
also wanted to know where the manure stockpile will be moved to as the future pens are planned for the area
they occupy at this time. Ms. Gruber noted that the manure stockpile will be moved, that they do have
someone willing to take it off site if the need arises.
Trevor Jiricek, Weld County Department of Public Health and Environment, noted that a survey will have to
be conducted to show the flow of the stormwater before the expansion will be allowed.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
Julie Chester noted the change in the wording of the request and Development Standard #1 to read four
accessory mobile homes, rather than two and that Condition of Approval #2. I. 2)should be added to read,
"Show the manure compost area."
Trevor Jiricek noted that the last sentence of Conditions of Approval#2.A. 1)and#2.A. 2)be replaced with
the following sentence, "This shall be prepared by and/or reviewed by a professional engineer registered in
Colorado"
Cristie Nicklas asked the applicants if they are in agreement with the amended Conditions of Approval and
Development Standards. Ms. Gruber noted that she is in agreement with these changes.
Fred Walker moved that Case AmUSR-1140 with changes to the Conditions of Approval#2.A. 1),#2.A.2),
and the addition of Condition of Approval#2. I. 2)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. Michael Miller 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; Jack Epple, yes; Cathy Clamp, yes; Fred Walker,
yes; Cristie Nicklas, yes. Motion carried unanimously.
Meeting adjourned at 2:25 p.m.
Respectfully submittedTrisha Swanson
Secretary
Hello