HomeMy WebLinkAbout970596.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, February 18, 1997
A regular meeting of the Weld County Planning Commission was held February 18, 1997,'1ri the County
Commissioners' Hearing Room (Room #101), Weld County Centennial Building, 91510th Street, Greeley,
Colorado. The meeting was called to order by Chairman, Arlan Marrs.
Tape 520
Glenn Vaad
Rusty Tucker
Fred Walker
Shirley Camenisch
Cristie Nicklas
Jack Epple
Marie Koolstra
Ann Garrison
Arlan Marrs
Present
Absent
Absent
Present
Present
Absent
Present
Absent
Present
Also Present Monica Daniels -Mika, Director, Kerni Keithley, Current Planner, Shani L. Eastin, Current Planner,
Todd A. Hodges, Current Planner II, Department of Planning Services; Lee Morrison, Assistant Weld County
Attorney; Don Carroll, Weld County Public Works; Trevor Jiricek, Supervisor, Weld County Health Department;
Tammie Pope, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on February 4, 1997,
was approved as read.
CASE NUMBER: USR-1140
PLANNER: Kerri Keithley
APPLICANT: Marcy Daniels
REQUEST: A Site Specific Development Plan and a Special Review Permit for a Livestock Confinement
Operation (1500 head dairy with two accessory to the farm mobile homes) in the A
(Agricultural) Zone District
LEGAL DESCRIPTION: Part of the NE4 of Section 17, T4N, R64W of the 6th P.M., Weld County,
Colorado
LOCATION: South of and adjacent to Weld County Road 46, approximately 1/2 mile west of Weld County
Road 53.
Kerni Keithley clarified that the correct location of the request is south of and adjacent to Weld County Road
46, approximately 1/2 mile west of Weld County Road 53 not Weld County Road 51 as previously listed. Ms.
Keithley explained this proposal is consistent with the Weld County Comprehensive Plan, as amended,
specifically the Agricultural Goals and Policies. It is also consistent and will be compatible with future
development of the surrounding area. The surrounding properties are all zoned Agricultural, and their uses
are all agricultural -based. Ms. Keithley stated that the Department of Planning Services' staff recommends that
the Planning Commission approve this proposal with the Conditions of Approval and Development Standards.
A fax was received by the Department of Planning Services on the morning of February 18, 1997, from Gerrity
Oil and Gas Corporation. Gerrity Oil and Gas has concerns regarding their ability to continue their oil and gas
operation on the site. It is the opinion of the Department of Planning Services' staff that these concerns could
be addressed within the Conditions of Approval.
Marcy Daniels, applicant, explained the dairy will start with approximately 400 head and grow to 1500 head
over a span of ten years. She stated this will be a state of the art operation.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
February 18, 1997
Page 2
Arlan Marrs asked the applicant if she was in agreement with the Conditions of Approval and Development
Standards. The applicant was in agreement.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Glenn Vaad moved that Case Number USR-1140, Marcy Daniels, be forwarded to the Board of County
Commissioners with the Conditions of Approval and Development Standards with Planning Commission's
recommendation for approval. Marie Koolstra seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad-yes; Cristie Nicklas-yes; Marie Koolstra-yes; Shirley Camenisch-yes; Arlan Marrs -yes. Motion carried
unanimously.
Kerni Keithley added that within the Development Standards, there are some Development Standards that
overlap with the Conditions of Approval. Ms. Keithley stated that Trevor Jiricek, from the Weld County Health
Department, was in the audience and could address any concerns. No one had any concerns.
CASE NUMBER: S-415
PLANNER: Shani L. Eastin
APPLICANT: Kevin and Dina McCarty (Little Thompson Valley Estates)
REQUEST: Planned Unit Development Final Plan for a six lot Subdivision
LEGAL DESCRIPTION: Part of the E2 of the SE4 of Section 21, T4N, R68W of the 6th P.M., Weld
County, Colorado
LOCATION: North of and adjacent to Weld County Road 42; west of and adjacent to Weld County Road
7.
Marie Koolstra asked the Chairman to be excused. Lee Morrison stated that if Ms Koolstra was excused, there
would not be a quorum. He suggested that she be present, but abstain from the vote and any attempt to
influence the discussion. Ms. Koolstra agreed to remain
Shani L. Eastin presented a brief summary of the proposal and explained the request consists of five
residential lots, one residential/agricultural lot, and one outlot/common open space.
Ms. Eastin stated the Department of Planning Services' staff recommends that this request be approved,
stating the application meets the requirements of Section 28.9 and 28.13 of the Weld County Zoning
Ordinance, as amended.
Glen Vaad asked Ms. Eastin how the Town of Berthoud's four concerns will be addressed. Ms. Eastin
explained the following:
1. The Town of Berthoud felt that the request did not meet their standards of Rural Development Clusters.
However, it is the opinion of the Department of Planning Services' staff that this proposal has met the
standards, as per the following:
A. There will be a residential cluster in the southeastern portion of the property. This will leave
a larger agricultural lot, which is not prime, productive farm ground.
B. The lots will be served by a domestic water system but not a municipal waste water system.
However, the Town of Berthoud has annexed Highway 56 going out to the Interstate, and it
is their intent, in the future, to extend some sewer lines near this area. One Condition of
Approval is that if in fact sewer service is made available to the area, no new septic system
or replacement system permits could be issued, thereby forcing connection to the sewer lines.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
February 18, 1997
Page 3
2. The Town of Berthoud was concerned that the placement of the home on lot number one would be an
inhibitant to farming on the property. Ms. Eastin explained that the ground the home will be built on
is higher than the rest. Ms. Eastin stated it is the most respectable place to build a home on this lot.
3. The Town of Berthoud questioned whether the Berthoud Area Fire Protection district would allow a cul-
de-sac of this length without some other entrance or access point. Ms. Eastin stated the Berthoud Fire
Protection District has reviewed the proposal three times and has not stated any concerns on this
point.
4. Because of the recent annexation within 1/2 mile of the site and the fact that they will be providing
waste water service to the area within the next year, the Town of Berthoud requested that when
development occurs, it is connected to that system instead of individual septic systems. Ms. Eastin
stated she had previously covered this request. (See above, #1 B.)
Glenn Vaad stated that he performed the onsite inspection and recalled that the site is uphill from Highway 56.
Mr. Vaad was concerned that if the Town of Berthoud runs the sewer lines along Highway 56, this could require
the installation of expensive pump systems in order for the applicants to connect to these sewer lines. Mr.
Vaad wondered if making connection to the sewer lines a Condition of Approval would place the applicant in
an impossible situation. Lee Morrison suggested that the applicant be allowed to make his presentation, and
perhaps Mr. Vaad's concern would be addressed.
Arlan Marrs asked why the Planning Commission was hearing this case again when it was already heard
approximately one year ago. Shani L. Eastin stated that what the Planning Commission voted on previously
was the change of zone for the property, not the development of the property.
Kevin McCarty, applicant, explained the proposal in detail, referencing an overhead map of the development.
Initially, Alpine Sky Drive will be paved from Road 7 to the first and second residential lots. Utilities will be
provided to those lots and made available to the third lot. Then, in approximately two years. the final two lots
will be developed and the paving completed. The electric and telephone lines will be underground, and
propane will be the gas source.
In regards to landscaping, Mr. McCarty stated there will be a tree belt between Road 7 and Alpine Sky Drive
consisting of two rows of evergreens, and approximately 150 cottonwood trees along the west property
boundary. (These Cottonwoods will be transplanted from the pond located on the property.) There will be a
grass mixture planted everywhere except in the area north of the river, which is subirrigated and will be alfalfa.
Mr. McCarty stated that one covenant of the homeowners association is that no grazing will be allowed on the
lots. A homeowner can have a horse, small corral, loafing shed, and tack room if they have a lease on the
adjoining 20 acre pasture.
Cristie Nicklas asked how many horses each lot will be allowed. Mr. McCarty stated it depends on the
condition of the grass.
Glenn Vaad asked Mr. McCarty about Mr. Vaad's previously stated concern regarding the requirement to
connect to the Town of Berthoud's sewer line when available. Mr. McCarty stated he did not want to be
committed to anything before knowing the location of the Town's sewer line, due to the unknown costs.
Arlan Marrs asked how many acres are in each of the small lots. Mr. McCarty responded they are
approximately 2.5 acres each.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
February 18, 1997
Page 4
Cristie Nicklas asked if the lot owners are expected to mow the grass mixture on the larger lot. Mr. McCarty
stated that he will be responsible for that maintenance. The homeowners association is only responsible for
the common area - the 1.8 acre tract where the tree belt will be, and road maintenance. Property owners will
be responsible for their own lots.
Arlan Marrs asked what type of property uses are to the west of the site. Mr. McCarty stated there is an
irrigated crop and approximately four rural residential tracts. Mr. Marrs asked if there are developments similar
to the proposal in the surrounding two or three miles. Mr. McCarty stated there are not.
The Chairman asked if there was anyone in the audience who wished to speak for or against this proposal.
No one wished to speak.
Shani L. Eastin asked Trevor Jiricek to speak in regards to the concern Glenn Vaad expressed earlier in
regards to the sewer line connection. Mr. Jiricek stated the Health Department would not have a problem with
striking condition 3i of the Conditions of Approval. There is a rule within the Weld County I.S.D.S. Regulations
which states that if a community sewer is located within 400 feet of a lot or structure, an I.S.D.S. permit cannot
be obtained and they must connect to public sewer. This would make 3i redundant.
Glenn Vaad moved that Case S-415, Kevin & Dina McCarty, be forwarded to the Board of County
Commissioners with the deletion of Condition of Approval #3i, with the Planning Commission's recommendation
for approval. Cristie Nicklas seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad-yes; Cristie Nicklas-yes; Marie Koolstra-abstained; Shirley Camenisch-yes; Arlan Marrs -yes. Motion
carried unanimously.
Meeting adjourned at 2:10 p.m.
Respectfully submitted,
VI_
Tammie Pope
Secretary
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