HomeMy WebLinkAbout952195.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
WELD COUNTY
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A regular meeting of the Weld County Planning Commission was held October 3, 19950_0A County
Commissioners' Hearing Room (Room #101), Weld County Centennial Building, 915 Ternefoaroey,
Colorado. The meeting was called to order by the Chairman, Richard Kimmel, at 1:30 p.m.
Tapes 487-488
Roll Call
Ron Sommer
Curt Moore
Ann Garrison
Marie Koolstra
Jack Epple
Zachary Allely
Arlan Marrs
Shirley Camenisch
Richard Kimmel
Present
Present
Present
Present
Absent
Present
Present
Present
Present
Also present: Pat Persichino, Director; Monica Daniels -Mika, Long Range Planner; Gloria Dunn, Current
Planner; Shani Eastin, Current Planner; Todd Hodges, Current Planner, Department of Planning Services; Jeff
Stoll, Director, Environmental Protection Services; Cyndy Giaque, Assistant County Attorney; Lee Morrison,
Assistant County Attorney; Bruce Barker, County Attorney; Sharyn Frazer, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on September 19,
1995, was approved. It was agreed the order of the October 3, 1995, agenda would be changed.
Amendment to Section 51 of the Weld County Zoning Ordinance.
Monica Daniels -Mika explained to the Planning Commission that the amendment to this section had already
been approved. She presented the change in the map date for inclusion in the Zoning Ordinance.
The Chairman asked if there was anyone in the audience who wished to speak for or against this amendment.
No one wished to speak.
Ron Sommer moved Section 51 of the Weld County Zoning Ordinance be forwarded to the Board of County
Commissioners with the Planning Commission's recommendation for approval. Shirley Camenisch seconded
the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer - yes; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried unanimously.
CASE NUMBER: USR-1095
PLANNER: Gloria Dunn
APPLICANT: Stanley and Shirley Odenbaugh
REQUEST: A Site Specific Development Plan and a Special Review permit for a wet pit sand and gravel
mining operation in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Part of Lot B of RE -1234; being a part of the W2 SW4 of Section 12, T3N, R67W of
the 6th P.M., Weld County, Colorado.
LOCATION: East of Weld County Road 23; south of Weld County Road 36.
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Gloria Dunn explained the proposal is a wet sand/gravel pit on 6.7 acres, more or less. Access to the property
would be Weld County Road 23, which is a gravel county local. A road maintenance agreement with the Weld
County Public Works Department would be reached. Concerns from referral responses have been included
in the Department of Planning Services' recommendation. She received one phone call and one letter of
objection from surrounding property owners.
Stanley Odenbaugh, representative for his parents explained this wet mining operation would take place on
unproductive land. Upon closure the mining operation would provide a wildlife habitat to the area. Ann
Garrison asked about hours of operation. Stanley said summer hours would be 7:00 a.m. until 5:00 p.m., and
winter hours shorter due to less daylight.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Curt Moore moved Case Number USR-1095, Stanley and Shirley Odenbaugh, be forwarded to the Board of
County Commissioners with the Planning Commission's recommendation for approval.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer - yes; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried unanimously.
CASE NUMBER: USR-1093
PLANNER: Gloria Dunn
APPLICANT: Steven and Lori Steerman
REQUEST: A Site Specific Development Plan and a Special Review permit for a home business
(taxidermy operation) in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Lot 7, Block 2, Country Estates, Weld County, Colorado.
LOCATION: South of Weld County Road 8; east of Mathews Avenue.
Gloria Dunn submitted three larger plats to the Planning Commission showing the proposed area of this
operation. Access to the property is from Mathews Avenue. Referral responses concerns have been
addressed in the Department of Planning Services' recommendation. She also explained the applicant intends
to work out of his garage, but if in the future an office area is added the applicant would be responsible for
applying for a domestic well permit. She received two letters of objections from surrounding property owners.
Steven Steerman, applicant, explained he just graduated from taxidermy school and works full time elsewhere.
Shirley Camenisch asked about chemical used for this type of operation. Steven listed lacquer based paint,
paint thinner, hydrogen peroxide, and paint sealers. These products can be stored in his existing garage.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Russell Miller, surrounding property owner, was concerned the covenants for County Estates did not allow this
type of commercial use. He lost one horse and another one has been sick. They are worried about water
quality and commercial burning in the area. Ron Sommer addressed the 1983 covenants and stated they had
not been upheld. Curt Moore asked if the water in the area had been tested for quality. Russell said no. Ann
Garrison asked Jeff Stoll if there had been complaints to the Health Department on these issues. Jeff said the
Health Department had responded to dead animals but he had no information on the general water quality in
this area.
Lee Morrison explained that covenants aren't enforceable by the county. Shirley Camenisch asked if there
were any other businesses in the area. Steven listed an upholstery shop and an indoor archery range.
Ron Sommer moved Case Number USR-1093, Steven and Lori Steerman, be forwarded to the Board of
County Commissioners with the Planning Commission's recommendation for approval. Shirley Camenisch
seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer - yes; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried unanimously.
CASE NUMBER: USR-1097
PLANNER: Todd Hodges
APPLICANT: Larry and Mary Mueller
REQUEST: A Site Specific Development Plan and a Special Review permit for an art gallery in the A
(Agricultural) zone district.
LEGAL DESCRIPTION: Lot 8, Union Colony, located in the NE4 NE4 of Section 9, T5N, R65W of the 6th
P.M., Weld County, Colorado.
LOCATION: 1320 feet north of 16th Street; approximately 1/2 mile east of Birch Avenue.
Todd Hodges explained the applicants want to use part of an existing residence as an art studio to display and
sell local art. The proposal is in the Urban Growth Boundary of the City of Greeley and the City's response to
the referral they received was to limit operating hours and transfer rights.
Bill Crews, representative, stated the applicant agreed with all of the Development Standards except #10 and
#11. This is a remote area and limiting the hours of operation would prohibit the applicant's from entertaining
potential clients in the evening. This is not a dangerous activity and this type of control is not necessary.
Discussion followed regarding business hours.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Curt Moore moved Case Number USR-1097, Larry and Mary Mueller, be forwarded to the Board of County
Commissioners with the deletion of Condition of Approval #6 and Development Standards #10 and #11. Arlan
Marrs seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer- no; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried.
CASE NUMBER: USR-1096
PLANNER: Todd Hodges
APPLICANT: Sharon Parrill
REQUEST: A Site Specific Development Plan and Special Review permit for a gift shop and Colorado
Lottery ticket sales in the A (Agricultural) zone district.
LEGAL DESCRIPTION: Located in Section 21, T12N, R66W of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to the Colorado/Wyoming border; west of and adjacent to U.S. Highway
85.
Todd Hodges explained this is a unique situation because it crosses the border between Colorado and
Wyoming. The applicant wants to add a restaurant on the Wyoming side and a gift shop/lottery sale on the
Colorado side. They are tied into septic on the Wyoming side and Wyoming has approved their application.
Sharon Parrill, applicant stated the property is not being used for anything and surrounding property owners
have businesses other than agricultural.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Ann Garrison moved Case Number USR-1096, Sharon Parrill, be forwarded to the Board of County
Commissioners with the Planning Commission's recommendation for approval. Ron Sommer seconded the
motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer - yes; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried unanimously.
CASE NUMBER: USR-1092 (Continued from the September 19, 1995, regular meeting).
PLANNER: Shani L. Eastin
APPLICANT: Moark Hatcheries, LLC
REQUEST: A Site Specific Development Plan and a Special Review permit for a commercial egg
production facility in the A (Agricultural) zone district.
LEGAL DESCRIPTION: The E2 of Section 13, T2N, R63W of the 6th P.M., Weld County, Colorado.
LOCATION: West of and adjacent to Weld County Road 73; approximately one mile north of Weld County
Road 18.
Shani Eastin explained this application for commercial egg production would include 1.4 million birds on 227
acres 1.5 miles from the unincorporated Town of Roggen with an adequate buffer from surrounding areas. The
property is adjacent to grazing/agricultural land, a feedlot and an existing gas plant. There would be three
phases of buildout with this operation, seven mobile homes to house employees, no overlay district affecting
the site, and the application is consistent with the Weld County Comprehensive Plan. The proposal was
continued from an August 18, 1995, hearing date and had been pre -advertised for a Board of County
Commissioners hearing on October 4, 1995. The Planning Commission hearing was continued due to
improper surrounding property owner notification and legal notice. Shani explained the residents were called
about the continuance and a second "courtesy" sign was posted regarding the October 3, 1995 Planning
Commission hearing.
The Department of Planning Services has received 42 letters against this application and 9 letters in favor.
Concerns listed were odor, quality of life, property values, and water contamination. The Department of
Planning Services recommends approval of this application with the attached Conditions of Approval and
Development Standards.
Hollis Osborne, owner/applicant explained this is a unique family operated business including housing,
technique and management principals for odor, manure and egg freshness. The price of eggs can fluxuate
15%-20% in one months time. He introduced his sons Paul and Ronnie, his brother Jack and nephew Terry.
He gave an overview of egg production practices of the past. The present operation would include 60' x 400'
houses with layers of chickens with an aisle in the center, automatic feeders, automatic drinkers for water, egg
belts and a cross conveyor into the processing building. There will be manure belts under the chicken to
deposit the manure. Air movement will be handled by fans exhausted at the end of the buildings. Phase 1 of
the project would be the egg processing plant, Phase 2, the laying houses, and Phase 3, the second set of
houses. The applicant stated that they have operated the Hudson Pullet Farm for eight years. A typical egg
complex consists of 1-1/4 to 1-1/2 million laying hens with pullet facilities.
Criteria for site selection was black top roads, level topography, three phase electric capabilities, an adequate
buffer zone, proximity to egg markets and a good grain supply. Terry Osborne gave an overview of a manure
flow chart. Fred Otis, Attorney stated the siting for the location is rural, and that they are under contract to
supply King Soopers stores with eggs. Ann Garrison asked about awards in the poultry industry. Hollis listed
Chamber of Commerce awards for leadership and his son Paul who won an outstanding poultry man of the
year award with the Poultry Council.
Hollis explained they have applied for a received a permit for a new well in Fox Hills Aquifer. They will need
another well for the future. Ann Garrison asked about moisture content in the manure. Southwest Missouri
where they have an operation is 60%-75% compared to Colorado estimates at 35% to 60%. Ann Garrison did
some research on allergies (due to chickens) and stated the buffer should be very adequate. Richard Kimmel
asked if the applicant agreed with the Department of Planning Services recommendation. Hollis Osborne said
yes.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Public hearing participants opposed: Linda Shoeneman, Mick Daniel, Rod Dornan, Pat Bone, Glen Teets,
Barbara Eppelsheimer, Judy Case, David Bone, Wood Eppelsheimer, Norma Miller, Elfie Dornan, Joel
Schoeneman, Elizabeth Stolle, Diane Wolfe, Maria Alvarado, Jean Benson, Steve Benson, Linda Englehardt,
Randy Jakel.
The opposition stated: This is a cohesive community and the buffer zone is only on one side. There are two
churches and a public park close to this facility, this area is not just farms. Residents stated that this
community will not benefit from this facility. Concerns stated numerously were odor, health issues, fragile site,
disposal of carcasses, traffic, quality of life, flies, water contamination, clean air, water/air borne diseases, and
underground a stream in the area. Other concerns were that Roggen sits in a valley (bowl) and the air doesn't
move, effects on local businesses, concerns about not enough electrical power for the area, dust control, and
management of the facility.
Public hearing participants in favor: Cathy Schulte, Terry Seelhoff, Milton'Tormoklen, Richard Hergert, Mark
Kauffman.
The supporters stated: The facility will be a good economic development/benefit for the area, logical location,
a key facility for supplies in the agricultural area, agriculture production absolutely vital for Weld County,
different operations and lifestyles have to learn to live and work together, poultry operations are not like
feedlots, dairies, hog farms because poultry manure is handled dry. Morning Fresh Farms is a model
operation.
The Planning Commission, Bruce Barker, Shani Eastin, and Jeff Stoll worked to rewrite Conditions of Approval
#4, #7D and #7E, for better control standards regarding odor and flies.
Ann Garrison moved Case Number USR-1092, Moark Hatcheries, LLC, be forwarded to the Board of County
Commissioners with the Planning Commission's recommendation for approval with changes to Conditions of
Approval #4, #7D and #7E. Zachary Allely seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Ron
Sommer - yes; Curt Moore - yes; Ann Garrison - yes; Marie Koolstra - yes; Zachary Allely - yes; Arlan Marrs -
yes; Shirley Camenisch - yes; Richard Kimmel - yes. Motion carried unanimously.
Meeting adjourned at 7:30 p.m.
Respectfully submitted,
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