HomeMy WebLinkAbout962290.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, November 19, 1996
A regular meeting of the Weld County Planning Commission was held November 19, 1996, in the County
Commissioners' Hearing Room (Room#101), Weld County Centennial Building, 915 10th Street, Greeley,
Colorado. The meeting was called to order by Chairman,Arlan Marrs.
Tape 514
Glenn Vaad Absent
Rusty Tucker Present
Fred Walker Present
Shirley Camenisch Present
Cristie Nicklas Present
Jack Epple Present
Marie Koolstra Present
Ann Garrison Absent
Arlan Marrs Present
Also Present:Monica Daniels-Mika,Director,Gloria Dunn, Current Planner, Chris Goranson, Current Planner,
Kerri D. Keithley, Current Planner, Sara McGuire, Current Planner, Todd Hodges, Current Planner II,
Department Planning Services; Jeff Stoll, Director, Trevor Jiricek, Supervisor, Weld County Health
Department; Don Carroll, Weld County Public Works; Lee Morrison, Assistant Weld County Attorney; Jill
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Boshinski, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on November 5, 1996,
was approved as read.
CASE NUMBER: 2nd Amended USR-972
PLANNER: Gloria Dunn
APPLICANT: Laidlaw Waste Systems (Colorado) Inc.
REQUEST: Site Specific Development Plan and 2nd Amended Use by Special Review permit and
amended Certificate of Designation for addition of composting and recycling facilities,
perimeter berm, relocation of sediment basin and revision to Cell C for an existing solid waste
disposal site.
LEGAL DESCRIPTION: Located in part of Section 29,Ti N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: South and adjacent to Weld County Road 6 and west of Weld County Road 5.
Gloria Dunn presented a brief summary of the proposal and entered the favorable recommendation of the
Department of Planning Services into the record as written. This application is for a Site Specific Development
Plan,2nd Amended Special Review permit and amended Certificate of Designation for addition of composting
and recycling facilities,perimeter berm,relocation of sediment basin and revision to Cell C for an existing solid
waste disposal site. It is in the opinion of the Department of Planning Services' staff that the applicant has
shown compliance with the Weld County Zoning Ordinance, as amended, and the Weld County
Comprehensive Plan as amended, Environmental Quality Goals and Policies and Urban Growth Policies.
This property is approximately 300 acres in size. Ms. Dunn explained that the waste disposal activities have
been existing on this site since 1979,when the use was originally permitted under SUP-400. This use has
been amended twice since 1979, to accommodate the needs for the expansion and improvements to the
landfill.
Ms.Dunn referenced referral responses from the Colorado Department of Public Health and Environment,the
Weld County Health Department and Public Works Department, and their comments have been incorporated
into the record. The Town of Erie had concerns with the health and land use issues which have been reviewed
and addressed by the Department of Planning Services,the Weld County Health Department and the applicant.
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t ' 962290
PLANNING COMMISSION MINUTES
November 19, 1996
Page 2
The Department of Planning Services'staff recommends that the Planning Commission approve Case Number
2nd Amended USR-972,with the Conditions of Approval and Development Standards.
Fred Otis,Attorney for Laidlaw Waste Systems (Colorado) Inc., explained that he applied for this application
for the company and introduced Rick Hoffman, Bill Borelog, Kevin Carel and David O'Sadnik.
Mr. O'Sadnik, with Golder Associates Inc, explained that he has been the principal design engineer for this
project since 1991. Mr.O'Sadnik gave a review of the proposed improvements and modifications to the Denver
Regional Landfill South. Mr. O'Sadnik referenced a map showing the containment berm, combining cells C
&D,surface water management system, revised site capacity, composting facility and recycling drop-off/buy-
back facility of this proposed area.
Cristie Nicklas asked what the time frames would be for these proposed improvements and modifications.
Mr.O'Sadnik explained the relocation of the sediment pond will be in approximately three or four years.The
combining Cells C and D and the composting facility will take place in the next two to three years. The
recycling facility will be constructed when this proposed application is approved.
Arlan Marrs asked how long a life span does this property have left for the landfill use. Mr. O'Sadnik explained
that at the present rate of filling, this property has approximately twelve to fifteen years. These proposed
improvements and modifications will extend the life of this landfill approximately 1.7 years.
Ms. Nicklas asked if the composting will be marketed by this company. Mr. O'Sadnik explained they may use
the composting for final site closure, selling to the public or donated to certain areas.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
David Siple, representative for Patena Oil and Gas Corporation, had concerns with access to three existing
wells within this area. Mr. Siple stated that continued access to the wells is necessary.
The Chairman asked if they were in agreement with the Conditions of Approval and the Development
Standards for this proposed application.
Mr.Otis explained that there were concerns with Condition of Approval#7, addressing the fencing around the
composting facility. Mr.Otis stated they have a fence around the property and felt this would be sufficient for
this site. Ms. Dunn stated that staff has no conflict with the deletion of Conditions of Approval#7 as long as
the existing fencing would remain around the entire property.
Jack Epple asked for clarification to the accessing for the oil and gas corporation. Mr. Otis stated that they
recognize the oil and gas owners rights to access their wells.
Mr. Epple asked if the new design meets the Subtitle Deed Regulations. Trevor Jiricek explained that the
amended cell design does meet all aspects of the Subtitle Deed Regulations.
Ms. Dunn explained that the Department Planning Services is recommending the deletion of Condition of
Approval#7 and the addition of Development Standard#49,which states, "security fencing shall be maintained
around the perimeter of the solid waste disposal site,including the sediment basin and composting facility" and
subsequent renumbering of the Development Standards.
Cristie Nicklas moved that the Planning Commission approve the deletion of Condition of Approval#7 and the
addition of Development Standard#49 and subsequent renumbering. Fred Walker seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie
Nicklas-yes;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley Camenisch-yes;
Arlan Marrs-yes. Motion carried unanimously.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 3
Marie Koolstra motioned that Case Number 2nd Amended USR-972, be forwarded to the Board of County
Commissioners with the Conditions of Approval and Development Standards with Planning Commission
recommendation for approval. Cristie Nicklas seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie
Nicklas-yes; Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley Camenisch-yes;
Arlan Marrs-yes. Motion carried unanimously.
Consideration of Planning Commission Submittal dates.
Moncia Daniels-Mika presented the proposed 1997 Planning Commission hearing dates. The Department of
Planning Services'is recommending this proposal as written with formal action from the Planning Commission
Board.
Mr. Marrs asked if any of the proposed meeting were in conflict with scheduled holidays. Mr. Marrs had
concerns with the September 2, 1997, regular scheduled meeting. Ms. Mika explained that the Tuesday,
September 2, 1997, regular scheduled meeting could be moved to Thursday, September 4, 1997, regular
scheduled meeting.
Mr.Walker moved that the regular scheduled meeting for Tuesday,September 2, 1997, be moved to Thursday,
September 4, 1997. Shirley Camenisch seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie
Nicklas-yes;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley Camenisch-yes;
Arlan Marrs-yes. Motion carried unanimously.
Jack Epple motioned that the 1997 Planning Commission Hearing Submittal Deadline Dates be forwarded to
the Board of County Commissioners with the Planning Commissions recommendation for approval. Marie
Koolstra seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie
Nicklas-yes;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley Camenisch-yes;
Arlan Marrs-yes. Motion carried unanimously.
CASE NUMBER: S-408
PLANNER: Chris Goranson
APPLICANT: Vista Commercial Center(Horizon Investments, LLC)
REQUEST: Planned Unit Development Final Plan for a 38 Lot Subdivision for 1-1 and C-3 Uses.
LEGAL DESCRIPTION: A portion located in the S2 of Section 5,T2N, R68W and a portion located in the N2
of Section 8, T2N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to State Highway 119;west of and adjacent to Weld County Road 5.
Mr. Goranson presented a brief summary of the proposal and entered the favorable recommendation of the
Department of Planning Services into the record as written. Mr. Goranson explained this application is for a
Planned Unit Development Final Plan for a thirty-eight Lot Subdivision for I-1 and C-3 uses.
Mr.Goranson referenced final staff recommendations to include language changes since the preliminary copy
that the Planning Commission had received. Mr. Goranson stated this development will be filed over the next
few years and this application is for the first filing of this development.
Mr.Goranson explained that staff has reviewed the signage size in accordance with the standards of the Weld
County Zoning Ordinance, as amended. The signage sizes that the applicant had requested for this
development were above and beyond what is normally allowed in the commercial and industrial districts.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 4
Surrounding property owners have expressed concerns with the signage and development occurring in this
area.
This property is located in the Mixed Use Development and the new proposed plan for this area is not in effect
at this time. Mr.Goranson explained that there is information within this application that can not be considered
under the proposed MUD Plan or until the MUD Plan is approved by the Board of County Commissioners.
Kris Pickett with Picket Engineering, introduced Dr. Russell Stacey as one of the applicants for Horizon
Investments,LLC. Mr.Pickett gave an overview of this application and stated they were preparing the general
infrastructure for the development of the commercial and industrial district. The access located to the east of
this property is Weld County Road 5, which is currently under a maintenance agreement with the Baldridge
PUD and the City of Longmont. The primary access for this site will be at Weld County Road 3.5. Mr. Pickett
went into further detail of the road system with open space and greenbelt area.
Mr. Marrs had concerns with utility easements. Mr. Pickett stated previous concerns regarding the interior
easements were due to the fact that a person may want to purchase more than one lot. The utility easements
for the interior lots are not shown on the plat since they are not needed at this time. Mr. Pickett stated they had
spoken with the utility companies and they indicated they could utilize the shown easements that will run along
the roadways.
Mr. Pickett explained that the size proposal for the monument signs are approximately 320 sq.ft. and stated
that the maximum size was 300 sq.ft. He fen there would not be any issues with reducing the monument signs
to the 300 sq.ft. Mr. Pickett expressed concerns on the setback of twenty-five feet and asked the board to
consider a fifteen foot setback for the monument signs.
Mr.Epple asked who would be supplying the water and sewage for this area. Mr. Pickett explained that water
will be supplied by Left Hand Water District and the sewage by St.Vrain Sanitation District.
Ms.Camenisch asked if the applicant has addressed Mountain View Fire Districts concerns. Mr. Pickett stated
they were in the process of addressing their concerns and gave an overview of the water districts that will be
supplying in that area.
Mr.Goranson addressed the easements that the Utility Board was requiring. Staff was in agreement with the
applicants request for deletion of the interior lot easements at this time. Mr. Goranson addressed the signage
issues and explained that in Section 42.3 of the Weld County Zoning Ordinance,the regulations allow for a
150 sq.ft.sign,two signs per lot,fifteen foot setback with a minimum off-set of ten feet. In relation to the Weld
County Zoning Ordinance staff is recommending a sign no greater than 150 sq.ft. in area.
Ms.Koolstra asked if each of these commercial uses would go through the county for approval. Mr. Pickett
explained that each lot for a C-3 or I-1 use would go through a Site Plan Review and the Architectural Control
Committee,that is a committee set up by the owners.
John Furney, representative for Longview Community Limited Liability Company explained that they had
concerns with the berming, open space, traffic conditions on Highway 119 and was in agreement with the
signage issues that the Department of Planning Services was recommending.
Jerry Moore,representative for ROC Communities,explained they provide property management for Longview
LLC. Mr.Moore explained that he lives and works on site at Longview and addressed concerns on traffic and
access with this development,signage issues,service from Mountain View Fire Protection District, commercial
use in this area and adequate water supplies for this area.
Mr. Koolstra asked if the traffic lights would be the responsibility of the county or the state. Don Carroll,with
the Weld County Public Works Department explained that any development that accesses on to a State
Highway would require approval from CDOT.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 5
Mr.Pickett explained that the access of this property is being reviewed and approved by CDOT. Mr. Pickett
stated there will be acceleration and deceleration lanes. The berm will be a landscaped berm with a permanent
berm of two to four feet. Mr. Pickett explained that this property has been zoned C-3 and I-1 uses for over
three years.
The Chairman asked if the applicant was in agreement with the Conditions of Approval and Development
Standards.
Mr.Pickett explained that they were in agreement with the Conditions of Approval and Development Standards
with exception to the signs allowed and sizes.
Mr.Goranson, Lee Morrison, and the Planning Commission members had further discussion on the signage
issues.
Jack Epple motioned that Case Number S-408,Vista Commercial Center(Horizon Investment, LLC
be forwarded to the Board of County Commissioners with the Conditions of Approval and Development
Standards with Planning Commissions recommendation for approval. Marie Koolstra seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie
Nicklas-yes;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley Camenisch-yes;
Arlan Marrs-yes. Motion carried unanimously.
CASE NUMBER: USR-1133
PLANNER: Kerni D. Keithley
APPLICANT: Mike Faulkner
REQUEST: Site Specific Development Plan and a Special Review Permit for a 2,500 head dairy.
LEGAL DESCRIPTION: The SW4 of Section 29,UN, R64W of the 6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to Weld County Road 76; east of and adjacent to Weld County Road
51.
Ms. Keithley presented a brief summary of the proposal and entered the favorable recommendation of the
Department of Planning Services into the record as written. Ms. Keithley explained this application is for a
2,500 head dairy with three additional accessory to the farm mobile homes. It is the opinion of the Department
of Planning Services that this proposal is consistent with the Weld County Zoning Ordinance, as amended,the
Weld County Comprehensive, as amended, Agricultural Goals and Policies. Ms. Keithley referenced the
portion of land along Willow Creek that is located within the Flood Hazard Development Overlay District. Ms.
Keithley stated the any development within the Willow Creek area shall adhere to all regulations and
requirements of the Flood Hazard Overlay District.
The Department of Planning Services recommends approval of the request with the Conditions of Approval
and Development Standards.
Mike Faulkner, applicant, explained that he has been in the dairy business since 1974. He purchased this
business in 1981, and gave an overview of his proposed changes to have this business be efficient.
Mr. Marrs asked the applicant to address Willow Creek flowing through the center of the farm. Mr. Faulkner
explained that Willow Creek is not a problem due to berming the creek in 1992.
Mr. Marrs asked what the applicant was proposing for corrals. Mr. Faulkner explained that the projected
amount of cows is approximately 1,400 and they would need to build six additional corrals which would be
confined to one-third of the land which is currently in cropland.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 6
The Chairman asked if the applicant was in agreement with the Conditions of Approval and Development
Standards. Mr. Faulkner stated he was agreement with the Conditions of Approval and Development
Standards, and explained that it was in the best interest of their business to control flies with coral cleaning
everyday and spraying if necessary.
Cristie Nickles motioned that Case Number USR-1133,Mike Faulkner, be forwarded to the Board of County
Commissioners with the Conditions of Approval and Development Standards with Planning Commissions
recommendation for approval. Shirley Camenisch seconded the motion.
CASE NUMBER: USR-1132
PLANNER II: Todd A. Hodges
APPLICANT: JCK Gravel Inc
REQUEST: Site Specific Development Plan and a Special Review Permit for a sand and gravel mining;
importation; processing and sales of sand and gravel;concrete batch plant and asphalt batch
plant.
LEGAL DESCRIPTION: Located in the SE4 of Section 4,T2N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: North and adjacent to State Highway 119;west and adjacent to Weld County Road 7.
CASE NUMBER: AM-USR-397
PLANNER II: Todd A. Hodges
APPLICANT: Boulder Creek Estates, LLC.
REQUEST: Site Specific Development Plan and Special Review Permit for expansion of existing USR-397
for the mining of sand and gravel and conveyance of the materials under State Highway 119
to AM-USR 809 Site.
LEGAL DESCRIPTION: Located in Section 9, T2N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: South and adjacent to State Highway 119; approximately 1/2 mile west of Weld County Road
7.
CASE NUMBER: AM-USR-809
PLANNER II: Todd A. Hodges
APPLICANT: JCK Gravel, Inc.
REQUEST: Site Specific Development Plan and a Special Review Permit for an expansion to existing
USR-809 for mining, processing and sale of aggregate materials as well as concrete and
asphalt batch plants.
LEGAL DESCRIPTION: Located in the SE4 of Section 4,T2N, R68W of the 6th P.M., Weld County, Colorado.
LOCATION: North and adjacent to State Highway 119;west and adjacent to Weld County Road 7.
The Chairman introduced the next three cases that Todd Hodges was presenting. The Chairman asked the
applicant if they were in agreement with these applications being heard at the same time. The applicant was
in agreement.
Mr. Hodges presented a brief summary of these proposals and entered the favorable recommendations of the
Department of Planning Services into the record as written. Mr. Hodges explained that this request is for three
separate Special Review Permits and are contingent upon each other. A recorded exemption was also
submitted with these applications to separate the twenty-three acre parcel where the proposed Special Review
Permit 1132 will be located. Mr. Hodges stated if these proposed applications are approved the recorded
exemption will go through a staff review process.
Mr. Hodges referenced Amended USR-397, is existing for a gravel and mining operation and gave an
overview of the proposed conveyed materials underneath Highway 119 to the proposed Special Review Permit
USR-1132.
The Department of Planning Services is requesting a change to AMUSR-397 with the addition of Condition of
Approval#7,addressing the individual sewage disposal system. Mr. Hodges referenced the memo received
from the Weld County Health Department which has been incorporated into the record.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 7
The Department of Planning of Services is recommending approval with Conditions of Approval and
Development Standards as written in the revised form.
Mr.Marrs asked if the conveyance under Highway 119 is a state issue. Mr. Hodges explained that this issue
has been addressed through the state,the Corp. of Engineer Department of Transportation and the Division
of Wildlife.
John Hickman, representative for Western Mobile Boulder, explained that Mr. Hodges has addressed the
proposal for these applications. Mr. Hickman explained that the conveyance of the materials under Highway
119 to the existing facilities would delete additional road improvements and far less impact in this area.
Mr. Glenn Vaad, Planning Commission member arrived at 3:07 p.m.
Ms. Camenisch asked if the applicant was already approved for the concrete and batch plant. Mr. Hickman
explained the concrete and batch plant are part of Amended Special Review Permit#809.
Ms.Camenisch asked if gravel was currently being taken from USR-397. Mr. Hickman stated that the permits
were still active, but operations have not been at this site for years.
Ms. Camenisch asked of these application which will mined first. Mr. Hickman explained that presently the
area being mined is USR-809. The next area to mine would be USR-1132 and last USR-397.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
The Chairman asked the applicant if they were in agreement with the Conditions of Approval and Development
Standards. The applicants were in agreement but had concerns on application USR-1132, Condition of
Approval#4,addressing the use of portable toilets used for temporary use. Mr. Hickman explained that they
have a port-a-potty located at the scale house and would like to continue using this.
Jeff Stoll explained that the Weld County Health Department would not have a problem with this as long as this
is considered a temporary use.
Jack Epple motioned that Case Number AMUSR-809, be forwarded to the Board of County Commissioners
with the Conditions of Approval and Development Standards with Planning Commissions 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;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley
Camenisch-yes;Arlan Marrs-yes. Motion carried unanimously.
Jack Epple motioned that Case Number AMUSR-397, be forwarded to the Board of County Commissioners
with the Conditions of Approval and Development Standards with Planning Commissions recommendation for
approval. Shirley Camenisch 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;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley
Camenisch-yes;Arlan Marrs-yes. Motion carried unanimously.
Jack Epple motioned that Case Number USR-1132, be forwarded to the Board of County Commissioners with
the Conditions of Approval and Development Standards with Planning Commissions recommendation for
approval. Shirley Camenisch seconded the motion.
PLANNING COMMISSION MINUTES
November 19, 1996
Page 8
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad-yes;Cristie Nicklas-yes;Fred Walker-yes;Marie Koolstra-yes;Jack Epple-yes; Rusty Tucker-yes; Shirley
Camenisch-yes;Arlan Marrs-yes. Motion carried unanimously.
Meeting adjourned at 3:12 p.m.
Respectfully submitted
Jill Boshinski
Secretary
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