HomeMy WebLinkAbout990378.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Stephan Mokray that the following resolution be introduced for passage by the WeI¢county
Planning Commission. Be it resolved by the Weld County Planning Commission that the applicatidlifor: , c--
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CASE NUMBER: USR-1210 0
APPLICANT Cattleman's Choice Loomix, LLC.
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ADDRESS: P.O. Box 610, Johnstown, CO 80534
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PLANNER: Ben Patton
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Agricultural Service
Establishment in the A(Agricultural) Zone
LEGAL DESCRIPTION: Lot A of RE-307; being part of the NE 1/4 of Section 7, Township 4 North,
Range 67 West
LOCATION: South of and adjacent to SH 60; West of and adjacent to WCR 15
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 24.7 of the
Weld County Zoning Ordinance, as amended.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with Section
24.3 of the Weld County Zoning Ordinance, as follows:
a. Section 24.3.1.1 --This proposal is consistent with the Weld County Comprehensive Plan.
A Goal 2 allows commercial uses which are directly related to agriculture to locate within
Agricultural zoning when the impact on surrounding properties is minimal and where
adequate infrastructure is available. The proposed office/research facility will serve the
surrounding agricultural community and the facility will be served by public water and the
existing septic system. A Goal 1 also encourages the preservation of prime farmland for
agricultural purposes. No prime farm ground will be taken out of production.
b. Section 24.3.1.2 -- This proposal is consistent with the intent of the A (Agricultural) zone
district. Section 31.4.2 describes Agricultural Service establishments primarily engaged in
performing agricultural, animal husbandry, or horticultural services on a fee or contract basis
as Uses by Special Review in the A zone district.
c. Section 24.3.1.3 -- The proposal is consistent with Section 24.3.1.3 of the Weld County
Zoning Ordinance, as amended, and will be compatible with future development of the
surrounding area. The proposal is compatible with surrounding land uses which include
agricultural production to the north, west, and south, and residential lots to the immediate
east. The existing residence will be maintained in its current condition, and another structure
on-site will be used as a residential unit. Additionally, all staff and visitor parking on-site will
be screened from view by existing landscaping and structure placement.
990378 s
EXHIBIT
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RESOLUTION, USR-1210
Loomix
Page 2
d. Section 24.3.1.4 -- The proposed uses will be compatible with future development of the
surrounding area as permitted by the A (Agricultural) zone districts and with the future
development as projected by the Comprehensive Plan or Master Plan of affected
municipalities. The Town of Johnstown reviewed this proposal and determined that there
were no conflicts with the Comprehensive Plan.
e. Section 24.3.1.5--The proposal is not located within the Overlay District Areas identified by
maps officially adopted by Weld County.
g. Section 24.3.1.7 --The Design Standards (Section 24.5 of the Weld County Zoning
Ordinance, as amended), Operation Standards (Section 24.6 of the Weld County Zoning
Ordinance, as amended), 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. The attached Development Standards for the Special Review Permit shall be adopted and placed on
the Special Review Plat prior to recording the plat. The completed plat shall be delivered to the
Department of Planning Services and be ready for recording in the Weld County Clerk and Recorder's
Office within 30 days of approval by the Board of County Commissioners.
2. Prior to recording the plat:
A. The following notes shall be placed on the plat:
1) All proposed or existing structures will or do meet the minimum setback and offset
requirements for the Agricultural zone district (Dept. Of Planning Services).
2) No parking or staging of vehicles shall take place on Weld County Road 15
(Public Works).
B. The applicant shall submit a parking plan to the Department of Planning Services for
review and approval. The parking plan shall be made in accordance with Section
41 of the Weld County Zoning Ordinance. (Dept. Of Planning Services)
C. The applicant shall submit a landscaping plan to the Department of Planning Services for
review and approval. The landscaping plan shall indicate location and species of all plant
materials, planting implementation schedule and landscape maintenance plan. (Dept. Of
Planning Services)
D. The septic system serving the existing "primary house", which will be used as office
space for the 7-10 employees involved in the operation, shall be reviewed by a Colorado
Registered Professional Engineer. The review shall consist of an observation of the system
and a technical review describing the system's ability to handle the proposed hydraulic load.
The review shall be submitted to the Environmental Protection Services Division of the Weld
County Health Department. In the event the system is found to be inadequately sized or
constructed, the system shall be brought into compliance with current regulations. (Health
Dept.)
RESOLUTION, USR-1210
Loomix
Page 3
E. The applicant shall submit a manure and wastewater management plan to the Weld
County Health Department for review and approval. The plan shall describe how
manure generated on the property will be handled, removed, and disposed of The
plan shall also describe the fate of any precipitation that comes into contact with manure or
feed. (Health Dept.)
F. The applicant shall submit a nuisance control plan to the Weld County Health Department for
review and approval. The plan should describe how the facility intends to minimize and
control flies, odor, and dust generated by the facility. (Health Dept.)
G. Evidence of Health Department approval for the above described plans shall be submitted
to the Department of Planning Services. (Dept. of Planning Services)
H. 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. (Dept. Of Planning Services)
3. Any proposed signage shall require appropriate building permits and be constructed in accordance
with Section 42.2 of the Weld County Zoning Ordinance. (Dept. of Planning Services)
Motion seconded by Cristie Nicklas.
VOTE:
For Passage Against Passage
Cristie Nicklas
Arlan Marrs
Fred Walker
Stephan Mokray
Marie Koolstra
Jack Epple
Michael Miller
Bryant Gimlin
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, Wendi Inloes, 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 January 5, 1999.
Dated the� 5th of J ary 1999.loaWendi Inloes
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
USR-1210
1. The Site Specific Development Plan and Special Use Permit is for an Agricultural Service
Establishment in the A (Agricultural)zone district, as indicated in the application materials on file in
the Department of Planning Services and subject to the Development Standards stated hereon.
(Planning Dept.)
2. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County
Zoning Ordinance, as amended. (Planning Dept.)
3. All liquid and solid wastes shall be stored and removed for the final deposit in a manner that protects
against surface and groundwater contamination. (Health Dept.)
4. No permanent disposal of wastes shall be permitted at this site.(Health Dept.)
5. Waste materials shall be handled, stored, and deposited in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Health Dept.)
6. Fugitive dust shall be controlled on this site. (Health Dept.)
7. The maximum permissible noise level shall not exceed the residential limit of 55 db(A)as measured
according to 25-12-102, Colorado Revised Statutes. (Health Dept.)
8. Adequate toilet facilities shall be provided for the public and employees. (Health Dept.)
9. The facility shall utilize the existing public water supply. (Health Dept.)
10. The applicant shall comply with the Confined Animal Feeding Operation Regulations(5CCR 1002-19).
(Health Dept.)
11. If applicable, all pesticides, fertilizer, and other potentially hazardous chemicals must be stored and
handled in a safe manner. Reference: 25-8-2-505.5 Colorado Water Quality Control Act and rules
and regulations thereof. (Health Dept.)
12. The facility shall utilize the existing public water supply. (Town of Johnstown)
13. The applicant has indicated that the structures identified as the"carriage house"and the"large metal
building" will eventually be served by running water. If water is piped into these structures the
applicant must obtain septic permits from the Weld County Health Department, in accordance with
Health Department Regulations which state that septic permits are required for any structure where
people, live, work, or congregate and insure that the structure contains an adequate, convenient,
sanitary toilet and sewage disposal system in good working order. (Health Dept.)
14. 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 surface beneath
the manure storage areas shall be of materials which are protective of State waters. These areas
shall be constructed to minimize seepage or percolation of manure contaminated water. In no event
shall the facility impact or degrade waters of the State in violation of the Confined Animal Feeding
Operations Control Regulations (5 CCR 1002-19). (Health Dept.)
15. The property owner or operator shall be responsible for complying with the Design Standards of
Section 24.5 of the Weld County Zoning Ordinance, as amended. (Planning Dept.)
16. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 24.6 of the Weld County Zoning Ordinance, as amended. (Planning Dept.)
17. Personnel from the Weld County Health Department and Weld County Department of Planning
Services 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 hereon and all
applicable Weld County regulations. (Planning Dept.)
18. 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 Planning Commission 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. (Planning Dept.)
19. 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. (Planning Dept.)
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