HomeMy WebLinkAbout951018.tiffHEARING CERTIFICATION
DOCKET NO. 95-34
RE: SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT #1084 FOR
MIGRANT/FARM LABOR HOUSING IN THE A (AGRICULTURAL) ZONE DISTRICT -
HIGH PLAINS HOUSING
A public hearing was conducted on May 10, 1995, at 10:00 a.m., with the following present:
Commissioner Dale K. Hall, Chairman
Commissioner Barbara J. Kirkmeyer, Pro-Tem
Commissioner George E. Baxter
Commissioner Constance L. Harbert
Commissioner W. H. Webster
Also present:
Acting Clerk to the Board, Shelly Miller
Assistant County Attorney, Lee Morrison
Planning Department representative, Pat Persichino
The following business was transacted:
I hereby certify that pursuant to a notice dated April 24, 1995, and duly published April 27, 1995,
in the Windsor Beacon, a public hearing was conducted to consider the request of High Plains
Housing for a Site Specific Development Plan and Special Review Permit #1084 for Migrant/Farm
Labor Housing in the A (Agricultural) Zone District. Lee Morrison, Assistant County Attorney, made
this a matter of record. Pat Persichino, Planning Department Director, entered the favorable
recommendation of the Planning Commission into the record as written. Mr. Persichino reviewed
the case and read three additional Conditions of Approval into the record. Mike Gile, Chairman of
the Migrant Housing Task Force, represented the applicant and reviewed the history of said task
force and its importance. Mr. Gile also reviewed statistics concerning the seriousness of the
housing issue, which will in turn result in a tremendous labor shortage. He stated a co-op is being
organized and bylaws are being revised to create a 501C3 structure to manage the project which
is in the Peckham area. Mr. Gile explained the High Plains Housing Development Corporation will
be the interim management group and then the co-op will take over. Dewey Zabka, organizer of
the co-op and farmer in the area, stated many farmers have been involved to determine the need
for migrant housing. He reviewed the building site, interior and exterior of the facility, fencing, and
traffic, and indicated the facility will have an on -site manager. Mr. Zabka responded to questions
from the Board and stated contracts will be in place with the labor contractor and the on -site
manager. Hank Rahmig, Chairman of the High Plains Housing Development Corporation,
explained the corporation is an outgrowth of the task force and summarized Mike Gile's comments
regarding the need for migrant housing. He reiterated the corporation will act as manager/facilitator
of the project until it is concluded. Responding to further questions from the Board, Mr. Rahmig
stated the co-op members, Randy Knutson, Dewey Zabka, and Lynn Fagerberg, are actually the
founders of the project. He clarified the corporation will provide the necessary management for the
project and ensure satisfactory on -going management, but the co-op will actually be the owner of
the project and long-term manager of the facility. Mr. Rahmig reiterated the facility will
accommodate and provide decent housing for an important labor force which is already here, but
it will not bring more workers in. He also confirmed the 501C3 organization is nonprofit, but
hopefully will generate enough money to maintain and fill the need of the operation. Clarence
Lopez and Pete Longoria, realtors, both spoke in support of the proposal and reiterated the need
for migrant housing. Jennifer Schaefer, Glenn Fritzler, Violet Carlson, and Bret Clausen, all
surrounding property owners, voiced concerns and spoke in opposition to the proposal. Patti
Saenz, Rocky Mountain SER, spoke in support of this housing project. She reiterated the need for
the workforce and noted the number of migrant workers in the area is decreasing because of the
lack of housing. Mr. Persichino confirmed all sign posting and notification requirements were met
pursuant to the Zoning Ordinance. Mr. Stoll addressed the septic system which meets all Federal,
State, and local criteria and is pending the engineered design. Chairman Hall noted the septic
permit must be finally approved before the project can begin. Mr. Zabka rebutted the concerns
voiced during public testimony and confirmed that all Conditions of Approval and Development
951018
PL0993
de: PL
RE: HEARING CERTIFICATION - HIGH PLAINS HOUSING
PAGE 2
Standards will be complied with. He reiterated the co-op will be responsible for managing the
contracts with the full-time manager of the house and the labor contractor who will be leasing the
facility, with the corporation acting as an overseer. Mr. Zabka encouraged the farming community
to become part of the co-op and confirmed the co-op is willing to work with all concerned. Mr.
Zabka answered further questions from the Board concerning why this location was chosen and
the advantages. Jim Sheehan, Housing Authority Director, clarified that this project is an
acceptable use in an Agricultural Zone District with a Special Review Permit. Commissioner
Webster commented on the need for seasonal workers on farms and the need for an adequate,
decent facility in which they can reside. He stated this facility is a step forward and similar housing
facilities are needed in other areas of the County. Commissioner Webster noted the project was
well thought out and is being administrated by a responsible organization and includes a facility
manager. After further comments, Commissioner Webster moved to approve the request of High
Plains Housing for a Site Specific Development Plan and Special Review Permit #1084 for
Migrant/Farm Labor Housing in the A (Agricultural) Zone District, based on the recommendations
of the Planning staff and the Planning Commission, with the Conditions of Approval and
Development Standards as entered into the record. Commissioner Harbert agreed with
Commissioner Webster and commended the task force for its complete study and Mr. Zabka for
proposing a site. She reiterated the project has been well thought out and stated many growers
in the region were consulted. Commissioner Harbert then seconded the motion. Commissioner
Baxter reiterated that many homes previously used by migrant workers have been destroyed or
are now uninhabitable. He acknowledged the concerns of the neighbors but stated the housing
is necessary and well -planned, noting the Development Standards and the fact that the corporation
will be overseeing compliance. Commissioner Kirkmeyer agreed with the previous comments by
the Board and reiterated the need for the farm workers, noting the impact on all of Weld County.
The motion then carried unanimously.
This Certification was approved on the 15th day of May, 1995.
APPROVED:
ATTE�: / A d / �i/ // BOARD OF COUNTY COMMISSIONERS
lInCOU�%LRA
Dale K. Hall, Chairman
Weld County Clerldhe'Bo�ard
BY: ( /I
Deputy Clerk�t-o,,the
TAPE #95-15
DOCKET #95-34
PL0993
Barbera J. Kirkmeyer,'Pro-Tem
�George/E. Baxter
FXCl1SFD r1ATF OF APPROVAI
Constance L. Harbert
( 2 f%,
W. H. Webster
951018
PL0993
ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 10TH DAY OF MAY, 1995:
DOCKET #95-34 - USR #1084 for High Plains Housing
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