HomeMy WebLinkAbout982225.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, November 3, 1998
A regular meeting of the Weld County Planning Commission was held on November 3, 1998, in the County
Commissioners' Hearing Room (Room#101), Weld County Centennial Building, 915 10th Street, Greeley,
Colorado. The meeting was called to order by Chair, Marie Koolstra, at 1:30 p.m.
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ROLL CALL cu ? r
Marie Koolstra Present = r
Jack Epple Absent x i
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Cristie Nicklas Present m m
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Fred Walker Absent x �
Bruce Fitzgerald Absent ?„.
Michael Miller Present
Stephan Mokray Present w
Arlan Marrs Present
Also Present: Monica Daniels-Mika, Director, Scott Ballstadt, Planner II, Julie Chester, Planner, Sheri
Lockman, Planner, Ben Patton, Planner, Department of Planning; Bruce Barker,County Attorney; Don Carroll,
Public Works; Trevor Jiricek, Health Department; Wendi Inloes, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on October 20,
1998, was approved as read.
Acceptance of 1999 Planning Commission Hearing Dates and Land-Use Fees
Monica Daniels-Mika, Department of Planning Services, presented the dates and fees for the 1999 year. The
only change to the Land Use applications fees are to the Subdivision Exemption used in conjunction with a
Recorded Exemption. The fee is currently at$200, and the proposed fee is $180, to be consistent with the
other Subdivision Exemption fees.
Arlan Marrs asked Monica about the proposed Transportation fees, and if they would be included. Monica
explained it could be May before we see this proposal.
The Chair asked if there was anyone in the audience who wished to speak for or against the proposal. No
one wished to speak.
Stephan Mokray moved to approve the proposed hearing dates and land use fees, and forward them to the
Board of County Commissioners. Michael Miller seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Marie
Koolstra,yes;Arlan Marrs, yes; Cristie Nicklas,yes; Stephan Mokray,yes; Michael Miller,yes. Motion carried
unanimously.
CASE NUMBER: Z-517
APPLICANT: Leslie and Jeanne Gelvin/ Remington Place
PLANNER: Ben Patton
LEGAL DESCRIPTION: Lot A of RE-1723; being part of the NE4 of Section 7, T7N, R67W of the
6th P.M., Weld County, Colorado.
REQUEST: Minor Subdivision for a Change of Zone for lots from Agricultural to Estate.
LOCATION: West of and adjacent to Weld County Road 15; approximately .6 miles north of State Hwy
14.
Ben Patton, Department of Planning Services, presented Case Z-517. Changes to the preliminary comments
have been made and the new comments are final. Ben then gave an overview of the application, and stated
that the Department of Planning is recommending approval of the application, along with the Conditions of
Approval. Ben then read the recommendation into the record.
982225
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
November 3, 1998
Page 2
Mike Miller asked about the recommendation from the School District requesting that no entry be allowed into
the subdivision for the pick up of children, but rather a pull in lane along the road be allowed. Ben explained
that there is a provision for a bus stop within the cul-de-sac, which was not acceptable to the School District,
but the applicant will include a bus stop shelter with a pull in lane,which will have to be worked out before final
plat.
Les Gelvin, applicant, explained that he understood that if a bus shelter was provided at the entry way of the
subdivision, the bus could do a road side stop, and that they are wiling to work with the school district and
make any necessary changes. Mr. Gelvin asked for clarification on the request for paving the interior road.
Don Carroll, Public Works, said the applicant is proposing a gravel road to access the internal lots and that
this is acceptable.
Cristie Nicklas asked if the ground is currently in ag production. Mr. Gelvin said that it was. Cristie then asked
about a water right being associated. Mr. Gelvin explained that there are water rights and that there will be
water rights owned by the home owners association so each parcel will have access to water.
Stephan Mokray asked how he will get irrigation water to the lots. Mr. Gelvin explained how this will work.
Arlan Marrs asked about Condition #4A#3, the cul-de-sac and open space being a separate lot. Ben
explained that the open space area and the internal road should be a separate area and maintained by the
home owners association.
Cristie Nicklas asked Don Carroll about the maintenance of the roads. Don explained that on a Minor
Subdivision, roads are not County maintained unless they are paved. Mr. Gelvin said they plan on the home
owners association to maintain the roads and landscaping.
The Chair asked if there was anyone in the audience who wished to speak for or against this application. No
one wished to speak.
The Chair asked Mr. Gelvin if he was in agreement with the Conditions of Approval. Mr. Gelvin stated he was
in agreement.
Stephan Mokray moved that Case Z-517, be forwarded to the Board of County Commissioners along with the
Conditions of Approval, with the Planning Commissions recommendation of approval. Cristie Nicklas
seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Marie
Koolstra, yes;Arlan Marrs, yes; Cristie Nicklas,yes; Stephan Mokray,yes; Michael Miller,yes. Motion carried
unanimously.
CASE NUMBER: Z-516
APPLICANT: John and James Sutter
PLANNER: Sheri Lockman
LEGAL DESCRIPTION: Lot B of RE-1683; being part of the W2 W2 and the NE4 SW4 of Section
10, T6N, R65W of the 6th P.M., Weld County, Colorado.
REQUEST: Change of Zone to PUD for 5 residential lots and one agricultural outlot.
LOCATION: North of and adjacent to Weld County Road 70; east of and adjacent to Weld County Road
70; east of and adjacent to Weld County Road 43; south of and adjacent to Weld County
Road 72.
Sheri Lockman, Department of Planning Services, presented Case Z-516, giving an overview of the
application. Changes to the preliminary comments have been made and new comments were handed out
as final. Sheri stated that the Department of Planning is recommending approval of the application along with
the Conditions of Approval. Sheri then read the recommendation into the record.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
November 3, 1998
Page 3
John Sutter, applicant, gave an overview of the application. Mr. Sutter stated this land has been in his family
for years as well as them living on the property. Mr. Sutter plans on also living in the subdivision. The land
has been in hay production, and 185 acres will still be farmed. They plan on the development to be upscale
with strict covenants. Mr. Sutter would like to have a gravel road opposed to paved on the interior as he feels
it will have no adverse impact, with the home owners maintaining the road.
Mike Miller asked about the airport and the crop dusting operation. Mr. Sutter sees no problems with the
operation and his development and feels the lots will not be affected by the airport, but will be making future
owners aware.
Arlan Marrs asked about Condition#6, on the requirement of paving of the road, and should this be deleted.
Sheri said they should delete this.
Mike Miller asked about the access road going through an oil well tank battery. Mr. Sutter explained they have
changed the access and moved it to the south of the oil well. Don Carroll stated the new access is acceptable
to Public Works.
Arlan Marrs asked about the letter from a mineral rights owner. Mr. Sutter just became aware of the letter and
they have not talked with them, but feels it is a minor mineral 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.
The Chair asked Mr. Sutter if he was in agreement with the Conditions of Approval and Development
Standards. Mr. Sutter stated they were in agreement.
Arlan Marrs moved to delete Condition of Approval#6. Stephan Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Marie
Koolstra,yes;Arlan Marrs, yes; Cristie Nicklas, yes;Stephan Mokray,yes; Michael Miller, yes. Motion carried
unanimously.
Cristie Nicklas moved that Case Z-516, be forwarded to the Board of County Commissioners along with the
amendments to the Conditions of Approval and Development Standards with the Planning Commissions
recommendation of approval. Stephan Mokray seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Marie
Koolstra,yes;Arlan Marrs, yes; Cristie Nicklas,yes;Stephan Mokray,yes; Michael Miller,yes. Motion carried
unanimously.
•
CASE NUMBER: USR-1201
APPLICANT: John and Ellen Moser
PLANNER: Julie A. Chester
LEGAL DESCRIPTION: Sections 28 and 29, T3N, R65W of the 6th P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Use by Special Review Permit for an agricultural service
establishment for a livestock confinement operation dairy, for 6000 head of cattle in the A
(Agricultural) zone district.
LOCATION: North of and adjacent to Weld County Road 28 and east of Weld County Road 39.
Julie Chester, Department of Planning Services, presented Case USR-1201. The Department of Planning
is recommending approval of the application along with the Conditions of Approval and Development
Standards. Changes to the preliminary comments have been made and new comments were handed out as
the final comments. Julie then read the recommendation into the record.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
November 3, 1998
Page 4
John Moser, applicant, gave an overview of the proposal. Mr. Moser explained they began this process about
a year to a year and a half ago, doing research on the dairy facility on better ways to market their products.
The facility is a modern facility as far as design, how the animals will be cared for, and a manure management
system which they feel will be installed as one of the best. They have also contracted with Enviro-Stock,which
is an environmental consulting firm.
Bill Wells, partner, explained that they have done a lot of research to make the dairy an environmentally safe
operation. They have visited many operations and are concerned about any issues that would affect the area
from an environmental point of view. They want to have one of the best and cleanest dairies. With this
operation, they have locked in a number of cows they plan to milk, which is about 3,000, along with 3,000
head of support animals to be located at some later date. They will be building a rotary milking parlor that will
only allow for so many cows with no expansion. They have planned their growth into their operation, limiting
the numbers, so they do not have to amend the permit in the future for expansion.
Arlan Marrs asked what types of things they will be doing to protect the environment.
Mr. Wells explained that the main concern is odor, and they will be controlling this by separating all the solids
from the manure, putting in the right separation pits and cells to hold the solids from getting into lagoons,
which will help control the odor. The second area of concern would be insect control, and they will be
aggressive in this area. They do not want insects on the cows,and will use various sprays to help with control.
The most efficient way to control insects is to work the corrals on a daily basis, and by not storing manure
where flies can breed.
Arlan then asked about the employee housing, and what impact this will have on surrounding communities.
Mr. Wells thinks their plan will be more user friendly to the surrounding communities to have the housing
within the allotted area of the operation. Employee housing coming to and from the job sometimes creates
problems, and most employees will live in the facility, preventing traveling, and it is important to provide good
housing for the employees that will be attractive to them so that they feel comfortable living there.
Mike Miller asked about milking 3000 head of cattle. Mr.Wells explained again about the rotary milking parlor,
which is going to limit the number. Mike then asked about their experience in the dairy business. Mr. Wells
stated that he grew up on a dairy farm and currently owns his own dairy, as well as leasing two other dairies
at this time. Richard Nickles, another partner, also has a dairy currently.
Tom Haren, representative of Enviro-Stock, gave an explanation of how the applicants came to him a year
ago to begin the process. The applicants came to him with a plan, and they have worked to make changes
for compatibility with the surrounding area. Mr. Haren talked about the lagoons and the changes they have
made for the dairy.
Julie added that the applicant does own an additional 2,640 acres adjacent to or nearby the location, and that
by right they would be able to have 10,560 animals per the zoning ordinance which allows for four cows per
acre in the agricultural zone district.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Joe Bernak, representative of Kaiser Oil Company, had concerns with their mineral rights and access to
existing wells on the site.
Arlan Marrs explained to Mr. Bernak that there is a Condition of Approval for an agreement with their company
and others that have mineral rights to negotiate any issues. Mr. Bernak said as long as everything is
favorable, there should not be a problem.
Mike Miller asked Mr. Bernak how many wells they currently have on the site. Mr. Bernak stated they have
two currently, and do not have plans at this time for more.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
November 3, 1998
Page 5
Julie added that Development Standard#25 was added for Kaiser Oil and Patina, which she then read into
the record, addressing concerns.
Casey Jones, surrounding property owner, had concerns with odor, which were addressed, and also is
concerned that property value will decrease.
The Chair asked the applicant if he was in agreement with the Conditions of Approval and Development
Standards. Tom Haren asked about the dust control on the internal road of the facility, and has not come
across this in previous applications. Don Carroll of Public Works explained they are asking for magnesium
chloride or something equivalent in front of the housing facility and office to cut down on any additional dust
that could occur on the access road. It will also reduce dust for the people who live there, children who play
outside, and dust that may go into the cattle pens. Mr. Haren stated this would be acceptable. Mr. Moser then
stated that he was in agreement with the Conditions of Approval and Development Standards.
Arlan Marrs moved that Case USR-1201, be forwarded to the Board of County Commissioners along with the
Conditions of Approval and Development Standards with the Planning Commissions recommendation of
approval. Cristie Nicklas seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Marie
Koolstra,yes;Arlan Marrs, yes; Cristie Nickles, yes; Stephan Mokray,yes; Michael Miller,yes. Motion carried
unanimously.
Meeting adjourned at 2:30 p.m.
Respectfully submit d
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Wendi Inloes
Secretary
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