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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING "' ..
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A regular meeting of the Weld County Planning Commission was held December gu@ in the County
Commissioners' Hearing Room (Room#101), Weld County Centennial 3
Buildin9i 144 pttrStreet, Greeley,
Colorado. The meeting was called to order by Chairman, Glenn Vaad, at 1:35 p.
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ROLL CALL
Glenn Vaad Present
Rusty Tucker Present
Fred Walker Present
Bruce Fitzgerald Present
Cristie Nickles Present
Jack Epple Present
Marie Koolstra Present
Stephan Mokray Present
Arlan Marrs Absent
Also Present: Monica Daniels-Mika, Director, Gloria Dunn, Current Planner,Todd Hodges, Current Planner
II,Shani Eastin,Current Planner,Scott Ballstadt,Current Planner, Roger Vigil, Plans Examiner, Dave Sprague,
Lead Building Inspector, Sharyn Frazer, Office Manager, Department of Planning Services; Lee Morrison,
Assistant County Attorney;Trevor Jiricek, Weld County Health Department; Don Carroll,Weld County Public
Works;Wendi Inloes, Secretary.
The summary of the last regular meeting of the Weld County Planning Commission held on November 18,
1997,was approved with corrections.
CASE NUMBER: 2nd AmUSR-1002
PLANNER: Gloria Dunn
APPLICANT: North American Resources Company
REQUEST: Site Specific Development Plan and 2nd amended Special Review permit to allow
expansion of the site from 10 acres to 25 acres, to increase the natural gas processing
capacity, and to construct a shop/laboratory on an existing natural gas processing and
compression facility in the A(Agricultural) zone district.
LEGAL DESCRIPTION: Lot A of RE-1474 in part of the S2 of Section 11, T2N, R66W of the 6th P.M.,
Weld County, Colorado.
LOCATION: North and adjacent to Weld County Road 22; approximately 1-1/4 miles east of Weld
County Road 31.
Gloria Dunn, Department of Planning Services, gave an overview of the application for the expansion of an
existing site from 10 to 25 acres of a natural gas processing and compression facility, a shop and also the
addition of a laboratory,which was recently requested to add to the application. The Department of Planning
Services is recommending approval of the application.
Wiliam Crews,representative of the application,asked for Condition of Approval#3a regarding the storm water
drainage plan to say that within 90 days of approval, the plan shall be amended to accommodate the
expansion,as the project will be on an as built basis. Don Carroll, Weld County Public Works, stated that he
did not have a problem with the request. Gloria Dunn suggested that they delete Condition of Approval#3a
and add Condition of Approval number 5 to address the issue. Mr. Crews asked that Development Standard
#7 regarding the septic system of limiting to 15 people, be changed due to the fact that they have applied for
a second septic to be put in, each handling 15 people. Trevor Jiricek, Weld County Health Department,
suggested deleting Development Standard#7, and that the Health Department did not see any problems. Mr.
Crews also asked for Development Standard #13 to be deleted regarding directional traffic signs for the
western access which will now be used only as an emergency exit. Gloria agreed and had no problems with
deleting#13.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 2
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 Mr. Crews if he was in agreement with the existing Conditions of Approval and
Development Standards, and the changes that had been made. Mr. Crews was in agreement.
Stephan Mokray moved that Case 2nd AmUSR-1002, be forwarded to the Board of County Commissioners
with the the deletion to Condition of Approval#3a,with subsequent renumbering ,the addition of Condition of
Approval#5, and also the deletion of Development Standards#7 and#13,with subsequent renumbering, and
with the Planning Commissions recommendation of approval. Christie Nicklas seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad, yes; Marie Koolstra, yes; Christie Nicklas, yes; Stephan Mokray, yes; Rusty Tucker, yes; Bruce
Fitzgerald, yes;Jack Epple,yes; Fred Walker,yes. Motion carried unanimously.
CASE NUMBER: USR-1174
PLANNER: Scott L. Ballstadt
APPLICANT: Anita and Kurt Knudson
REQUEST: A Site Specific Development Plan and a Special Review Permit for a Veterinary Hospital with
associated Dog Runs/Kennel (maximum boarding of 90 Dogs and 30 Cats) in the A
(Agricultural) Zone District.
LEGAL DESCRIPTION: Part of the SW4 of Section 18,T2N, R67W of the 6th P.M., Weld County, Colorado.
LOCATION: North of and adjacent to Weld County Road 20 and approximately 1/4 mile east of Weld
County Road 13.
Scott Ballstadt, Department of Planning Services,gave an overview of the application for a Veterinary Hospital
with associated dog runs and kennels,to serve a maximum of 90 dogs and 30 cats. Scott explained that the
property is within the Town of Firestones Urban Growth Boundary and that the adjacent property to the south
had been annexed into the Town of Firestone. Scott explained how the applicant is proposing to soundproof
the hospital as well as keeping the dogs inside between the hours of 7:00 p.m. to 7:00 a.m. The Town of
Frederick is requesting that the applicant adhere to the Health Department standards. The Town of Firestone
is currently working on an annexation agreement with the applicant pursuant to the Tri-Area Intergovernmental
Agreement and the County. The Department of Planning Services is recommending approval for the
application,with the addition of Condition of Approval H,which addresses the Frederick Area Fire Protection
District.
Glenn Vaad had Scott verify for him that the property to the south had been annexed by the Town of Firestone,
and that no other properties to the east or west have been annexed. Scott stated that their had not.
Dr. Anita Knudson, applicant, explained how they are placing 90 dog runs in their kennel and would like to
change the maximum boarding of 90 dogs and 30 cats,to 120 dogs to 35 cats, allowing for people who may
bring two or more dogs or cats to be boarded together. Trevor Jiricek,Weld County Health Department, stated
that they had no concerns with the request as long as the applicant obtain the appropriate permits. Dr.
Knudson added that they would not be doing any incineration of animals on site,that this would be done by
someone else off site.
Rusty Tucker asked Assistant County Attorney Lee Morrison if there would be a problem in changing the
application from the 90 dogs and 30 cats to the 120 dogs and 35 cats. Mr. Morrison explained that the
application materials did not specify one animal per kennel and with the small number they are requesting,that
the request and number is adequate.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 3
Christie Nicklas asked if this application was going to be a small animal veterinary hospital with no emergency
hours. Dr. Knudson explained that emergency calls will go to All Pets in Boulder and the Emergency Clinic also
in Boulder at this time, and may be reevaluated at a later time if necessary.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Kay Stanley,spoke against the application,with concerns of the enforcement of the hours that have been set.
Scott explained that the applicant will be held to the hours as stated in the Development Standards, and that
the County would need to be notified on a complaint the following day. Ms. Stanley wanted to know who they
call when the dogs are barking after hours, as they already have a problem with a greyhound kennel and is
concerned with another one. Lee Morrison addressed the enforcement issue and stated that there are
limitations that have been placed on the application of when the dogs can be outside and an after hours
problem would have to be addressed by the Department of Planning Services.
Margo Mabel,spoke against the application with concerns with the barking and object to any more dog kennels
in the area. Ms.Mabel also asked who they are to call when there are problems, and Glenn Vaad stated that
it is the Planning Department they need to contact.
Marie Koolstra made a statement that the Veterinarian will be a help being in the agricultural area and that
small animals will be more consistent with the area it is going into.
Sharon Hopper, spoke against the application, with concerns of the property being annexed into Firestone.
Scott explained that there is not a date at this time of when an annexation may occur but are working on an
agreement. Lee Morrison explained that even though there may be an agreement,that the annexation will not
occur simoutaneousley with the agreement and that the annexation will take place at a future date under
certain conditions,therefore until the agreement is negotiated,there is no answer until the annexation occurs.
Ms.Hopper asked that when and if the annexation happens,would the requirements change being in the Town
of Firestone. Mr. Morrison explained that operation the has a vested right of what they have developed and
would be entitled to continue in another jurisdiction, and the terms and conditions decided on is what would
continue and the Town would enforce.
Fred Walker asked Mr. Morrison to explain when the County sends out the referral, if this is when the Towns
would give there comments on standards. Mr. Morrison explained that if the permit is approved and
constructed,that It does provide some assurance to the land owner once the conditions have been met,that
what they have approved will not change radically because of change in jurisdiction.
Dr.Knudson wanted to clarify that they will be building in five sections,two will have 16 runs for indoor/outdoor
dogs,two will have 29 runs for indoor dogs, and a cat section. The building will not be metal and will also be
soundproofed, and all dogs will be in at night.
The Chairman asked Dr.Knudson if she was in agreement with the Conditions of Approval and Development
Standard, along with the change to number one of the Development Standard and the addition of Condition
of Approval 2H. Dr. Knudson stated that yes she was.
Stephan Mokray moved that Case USR-1174,be forwarded to the Board of County Commissioners along with
the Conditions of Approval and Development Standards,with the change to Development Standard#1,with
the Planning Commissions recommendation of approval. Rusty Tucker seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad, yes; Marie Koolstra, yes; Christie Nicklas, yes; Stephan Mokray, yes; Rusty Tucker, yes; Bruce
Fitzgerald, yes; Jack Epple,yes; Fred Walker, yes. Motion carried unanimously.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 4
CASE NUMBER: S-439
CURRENT PLANNER: Shani L. Eastin
APPLICANT: Rocky Mountain Consultants, Inc./Rusty Green
REQUEST: Planned Unit Development Final Plan (Del Camino East)
LEGAL DESCRIPTION: The E2SW4 on a parcel of land in the W2SW4 of Section 11, and Lot B of
RE-1400, being a portion of the NW4 of Section 14, all in T2N, R68W of the 6th
P.M.,Weld County, Colorado.
LOCATION: North of and adjacent to and south of and adjacent to Weld County Road 22;
approximately 1/4 mile west of Weld County Road 11.
Shani Eastin, Department of Planning Services, gave an overview of the application for a Planned Unit
Development Final Plan. Shani explained that the plan is for platting of three areas,the Del Camino Parkway,
oil and gas drill sites,and the blocks within the proposed development. The Department of Planning Services
along with referral agencies have reviewed the application and is recommending approval. Shani stated that
the property lies within the Intergovernmental Agreement of the Towns of Firestone and Frederick. Shani
explained the two Change of Zone cases that the applicant has gone through to zone the development,Z-504
and Z-499.
Bruce Fitzgerald pointed out that the location is west of Weld County Road 11 and not east as indicated on the
location address.
Barb Brunk, representative of the applicant,explained that this is the third step of a three-step process and are
asking for approval of the plat. Ms.Brunk explained the changes that have taken place since the last hearing.
They intended on having a retirement community when they began, but at this time it may not be possible to
zone out children,but they will pay the school impact fee if this does change. The primary purpose at this time
is to plat the road and set aside places for oil and gas development. Ms. Brunk asked if Condition of Approval
#1f, regarding the annexation of Firestone and Frederick, could be changed and explained how they did not
have a problem with an annexation,but did not want to get involved in an argument with the two Towns on what
jurisdiction they are in since part of the property is in both Towns.
Lee Morrison, Assistant County Attorney, suggested considering that the requirement is contingent upon
resolving the issue of whose urban growth area they lie within. Lee stated that applicant does have in their
favor that the Change of Zone occurred prior to the implementation of the agreement between the Towns and
County. Mr. Morrison then commented that if the condition is changed to state that the requirement is
contingent on there being an agreement as to which municipality is appropriate,that this would provide the
flexibility necessary. Ms. Brunk was in agreement with the change as long as it does not tie up any process
in recording the plats. The other issue they are concerned with is losing the zoning right they have established
with the County if an annexation does occur. Glenn Vaad stated that the County would support the IGA
process and the applicants ability to work with Firestone and Frederick.
Shani then recommended that Condition of Approval#1f be deleted and add condition#2m,which states when
applicable, the applicant shall be in compliance with the Intergovernmental Agreement with the Towns of
Frederick and Firestone, Ordinance 195, Section 4.3(b), and submit an executed annexation agreement with
the Towns to the Department of Planning Services. Ms. Brunk was in agreement with the changes.
Glenn Vaad asked Ms.Brunk what the plan was for the Del Camino Parkway as it goes north from the property.
Both Ms.Brunk and Shani explained that there are plans for roads for arterial transportation to eliminate traffic
from the frontage road and whoever develops this will have to work with transportation.
Rusty Tucker asked what the access will be to the future oil and gas sites. Ms. Brunk explained that there will
be an access in the middle of one lot to set aside for the oil and gas users.
I
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 5
Glenn Vaad asked about the development on blocks nine, six, and three. Ms. Brunk explained that the blocks
are part of the commercial/industrial zoning and will probably be light industrial, home businesses, a doctor's
office, or warehousing, depending on the market. Mr.Vaad also asked about the covenants and Ms. Brunk
explained that there will be covenants for both the residential component and commercial/industrial component
and the enforcement will be up to the homeowners association. Rusty Green,with Del Camino East, explained
that the documents are designed to be conditions,covenants and restrictions and will be recorded with the plat
and would control the standards through an architectural control committee. Mr. Green also stated that they
are going to pursue with the County a formation of a road and bridge recreation district or a community type
district in order to control the amenities that are common to both the residential and commercial uses.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Dean Mircos, property owner,spoke against the application. He is opposed to a subdivision going into the area
and has concerns such as his property value, irrigation, roads, and the RV park that is being proposed. Mr.
Mircos presented a petition with approximately 52 signatures of people that are opposed to the high density,
lower income housing that is being proposed. He would like to sit down with everyone and work out something
everyone would be proud of.
Glenn Vaad asked about case Z-504. Shani gave a background explanation of the Mixed Use Development
(MUD)area and that for the last three years,they have worked on the MUD plan with help from surrounding
property owners and people who live in the area. Shani explained that Case Z-504 was the zoning case
involved with the property to the south of Weld County Road 22. The project has been in the works for about
two years and the plat before them are by no means the final product and as each block is developed,there
will be a detailed description of what will be happening on the property. Mr. Mircos asked what the purpose
of this plat was and Shani explained that is to plat for future oil and gas drill sites,the Del Camino Parkway, and
the blocks. Mr.Mircos than asked about the RV park and is not happy with the idea and feels people will leave
the area.
Wayne Phillips, property owner, spoke against the application with concerns of all of the development going
into a small area and feels that this will take away from what he has. Mr. Phillips also asked about law
enforcement and who will be handling the area.
Margo Mabel, property owner, spoke against the application asking if there will be a public hearing on each
individual plat. Shani explained that as a Condition of Approval, if the applicant comes in and does only one
block within the commercial/industrial area, a Site Plan Review will be required, but does not require a public
hearing. If additional lots in the commerciallndustrial area are added to the blocks,then they would go through
a public hearing. All residential development will be required to go through the public hearing process.
Barb Brunk addressed the questions by the property owners. Ms. Brunk explained that the density and
development on the property was established in the MUD area through a lengthy public hearing process. The
MUD encourages urban density development because of the urban infrastructure that is available in the area
such as pubic water and public sewer. Ms. Brunk explained that they have gone through a Comp Plan
amendment to add the residential component, a Sketch Plan, and Change of Zone.
Shani made the clarification that the application process has been in progress since November 1, 1995.
Glenn Vaad asked if there was a way to reach new property owners with notification that have moved into the
area,which had not previously been notified. Shani explained that the Planning Department does make the
attempt by mail and publication in the newspapers.
Rusty Green talked about how they have met with the neighbors and talked with them and had been meeting
with the Town of Frederick over time to accommodate and address concerns.
The Chairman asked Ms. Brunk if she was in agreement with the Conditions of Approval and Development
Standards and Ms. Brunk stated that she was in agreement with exception to Condition of Approval 1 f.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 6
Marie Koolstra asked for clarification on the RV park that is being proposed. Ms. Brunk explained that it has
not been specifically designed but is contemplated to have both storage and parking and possibly for vacation
users. The park would be well maintained and screened, and the covenants will be determined at the time of
the Site Plan Review.
•
Rusty Tucker moved that Case S-439, be forwarded to the Board of County Commissioners along with the
changes to the Conditions of Approval and Development Standards with the Planning Commissions
recommendation of approval. Stephan Mokray seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Glenn
Vaad, yes; Marie Koolstra, yes; Christie Nicklas, yes; Stephan Mokray, yes; Rusty Tucker, yes; Bruce
Fitzgerald,yes;Jack Epple,yes; Fred Walker,yes. Motion carried unanimously.
Consider the proposed land use application fees to become effective January 1, 1998.
Monica Daniels-Mika, explained that this request involves changing the fees for land use applications. The
fees that are proposed are revenue neutral, meaning that some of the cases are increased by $20.00 and
others were decreased. This change will insure that the amount of work required, merits the money associated
with it. The certificate of compliance will now have a$50.00 charge associated with it due to property research
and field inspections required,when in the past no charge was applied. Monica also explained the change in
fee structure for the Planned Unit Development process. The change of zone will not be as complicated as
it has been in the past,whereas the final plat requires immense detail.
Fred Walker expressed concern that the applicant would have to pay 100% of the cost of the application and
the county wouldn't share in this expense. Monica Mika explained that the county does subsidize the Planning
Department from the general revenue account.
Stephen Mokray asked Ms. Mika how the county's fee structure compares with a municipality. Monica Mika
explained that our fees are quite a bit higher than the City of Greeley, but when you factor in the park's fee,the
fire district fee, etc., that the municipality looks at when reviewing a development, then the county is quite
comparable.
Marie Koolstra stated that she isn't quite sure whether the planner that works with the applicant fully discloses
to them what all the land use possibilities are. This makes it difficult for the applicant to make a rational
decision. Ms. Koolstra feels that the Planning Department should take more action to ensure that the
applicant's are informed completely of the process. Monica Mika agreed that this is a difficult situation. The
Planning Department can't always tell someone what they need to anticipate when they are the ones actively
going through the process. There is a great deal of personal responsibility associated with these processes.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Cristie Nicklas moved to forward the proposed land use fees, to become effective January 1, 1998, to the
Board of County Commissioners with the Planning Commissions recommendation for approval. Stephen
Mokray seconded the motion.
The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Cristie Nicklas
yes; Fred Walker-no;Marie Koolstra-yes;Jack Epple-yes; Bruce Fitzgerald - yes; Stephen Mokray - yes; Rusty
Tucker-yes; Glenn Vaad-yes. Motion carried.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 7
Monica Daniels-Mika submitted the proposed 1998 Planning Commission Hearing Dates. The Chairman
asked if there was anyone in the audience who wished to speak for or against this application. No one wished
to speak.
Stephen Mokray moved to approved the proposed 1998 Planning Commission Hearing dates. Bruce
Fitzgerald 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; Bruce Fitzgerald -yes; Stephen Mokray -yes; Rusty
Tucker-yes; Glenn Vaad-yes. Motion carried.
Consider adoption of the 1994 Uniform Building Code Fees to become effective January 1, 1998.
Monica Daniels-Mika, explained that one year ago the Building Inspection Department went from the 1988
Uniform Building Code (UBC)to the 1994 UBC. Since this time the 1997 UBC has been introduced and just
around the corner we will see the 2000 International Code go into effect. It is important for the inspection
department to stay abreast of the industry to ensure we are maintaining the appropriate code for safety and
uniform life issues. Discussion followed regarding the back up material in the Commission members packets
(copies of fee structures, building inspection cost analysis, etc), along with the Department of Planning
Services' recommendation. Ms. Mika, also explained that the Building Trades Advisory Board (made up of
contractors in the area)will be meeting on Friday,December 5, 1997,to review this proposal. Ms. Mika further
explained that if you take the inflation rate,multiply by 4% over a ten-year time period, you get an accumulated
48% inflation rate. The rate of increase for square footage is not where we see the substantial changes,it's
the plan review fee increase that raises the amounts so drastically. Presently,the plan review fee is $100.00
across the board. The difference in the amount of work required from our office is tremendous. The 1994 UBC
is more complicated than the 1988 code. The electrical fees and the prefab fees will not be changed.
Stephen Mokray asked why the electrical fees would not go up. Dave Sprague explained that Weld County
operates under the 1996 NEC and the fees are comparable. The electrical fees are included in the building
permit and are figured by square footage in a new residence. Manufactured homes do not require as detailed
of an inspection in comparison to stick built.
Fred Walker stated that he doesn't feel like the inspection department is run shoddily or inefficiently, he feels
that they are very efficient, but if society has decided that we need a new 1994 building code and it's causing
more work to be done, then society should contribute as a whole. The individual who is building the new
residence should not be responsible for all of the fees.
Glen Vaad wanted to ensure that he understood Mr.Walker's statement and reiterated that if it's important to
have tighter inspections or higher standards,then we have to understand that it will cost us in taxes. Fred
replied only a portion of the responsibility should be directed at society. Further discussion followed.
Stephen Mokray asked what the issued are that are driving the building fees to be upgraded. Dave Sprague
explained that safety is a consideration, but research that is required or information tabulated, new material
testing and installation requirements have changed. Stephen Mokray agreed that these issues would tend to
drive the changes in the building codes which reflect on cost. Mr. Sprague agreed.
Jack Epple agreed that the County should recover their costs. First of all developers afford to develop houses
and sell them and make money, and secondly every time a tax vote that comes up that's not passed
(Amendment 1, the Tabor Amendment) the government is not getting a lot more money. Where does the
County get the money to support what we have? Mr.Epple agreed that the building department should be able
to cover their costs. Rusty Tucker stated that the real person here who would end up paying the cost is the
taxpayer. The developer should cover that cost.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 8
Bruce Fitzgerald stated that ultimately the new homeowner is benefited by any increase in technology and
ultimately the homeowner should pay for it. If we maintain theses standards and it costs us more for
inspections because of that, ultimately the homeowner benefits. Stephen Mokray and Cristie Nickles discussed
changes in insurance rates as a result of code requirements.
Dave Sprague explained the Building Inspection Effectiveness Grading System, which is a nonprofit
organization,actually grades each inspection department and depending on what grade the agency gets it will
affect the insurance that you pay in the future. Monica Daniels-Mika explained that a survey was conducted
of fee structures and codes of surrounding areas: Windsor-1994; Greeley-process of reviewing 1997 fees.
Roger Vigil explained to the Planning Commission members that he is responsible for all plan reviews
submitted to Weld County. These reviews can range from a simple garage to a 50,000 square foot commercial
building. The plan review on these larger structures is not just a one time shot. Several meetings can be
required between the architect, engineer and the Building Inspection Department to rectify exiting problems,
etc.
The Chairman asked if there was anyone in the audience who wished to speak for or against this application.
Kimberly Maevers, Director of Governmental Affairs for the Home Builders Association of Northern Colorado,
introduced herself and the vice-president of Weld County Builders Association,Tom Frame.
Ms. Maevers gave an overview of the HBA. They are a nonprofit membership organization comprised of
homebuilders,developers,contractors,suppliers,lenders,title companies, basically anyone who has anything
to do with the development industry can become a member of the Home Builders Association. The purpose
of the organization is to become a resource of information and facts about the industry. Ms. Maevers agreed
that the concept of"growth paying its way" has been a long disputed discussion between the industry and
boards such as the Planning Commission. She explained that they are not opposed to new development
paying its way. The concern lies in the ability of a local government to justify the amount of fees proposed.
Glen Vaad agreed that justification should definitely be available, and he would check further into the back up
information, located in the proposed 1998 budget,in the Finance Department. The Home Builders Association
needs to make sure, as an industry,that the fees that are being passed on to the home buyers are, in fact,
being utilized carefully and properly. Kimberly Maevers further explained that the average price of a home,
in February of 1995,was$120,000. Today that average is%151,925. Just because the market has increased,
the association has experienced that same increase in market prices. On the affordability index, Weld County
home affordability has decreased to 46.8%. Which means that the average median income wage earner in
the county, can only afford 46.8% of the homes on the market. Ms. Maevers then asked how entry level
housing for our kid, grandkids, and maybe even our parents can exist.
Ms. Maevers suggested that any increase in fees should be implemented over a period of time. She stated
that there is no flexibility being factored in for transitional phasing. This could pose a problem for lenders and
buyers in the process. Ms. Maevers asked where this revenue will go,will the money be used productively.
If the Home Builders Association could have a guarantee that the level of service will be increased 639%,which
is the increase in the plan review fee alone,then they would agree with the proposal.
In a meeting with the Home Builders Association Board of Directors, and the direction the Board would like to
submit to the Planning Commission was, if the County Planning Commission and Board of County
Commissioners can justify the expense and the need for this increase in fees then the Association would like
to recommend that the County phase this in over an 18 month period.
Discussion followed with questions regarding the impacts the fee increase would have on the industry, code
changes, insurance rates, costs to the home buyers, increase of material costs, etc.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION
December 2, 1997
Page 9
Tom Frame, Frame Construction of Greeley, explained that he is the vice-president of the Home Builders
Association,acting Secretary for Weld County Builders, and a member of the Building Advisory Board for the
City of Greeley. Mr. Frame invited the Planning Commission members to a meeting with the City regarding
the proposed adoption of the 1997 UBC and fee structure. Mr. Framer stated that the adoption of a code does
not mean immediate adoption of a fee structure. Mr. Frame further explained that the exact same house built
five years ago ($150,000) is $167,000 presently. Rusty Tucker stated that the fees in the County have not
increased over the last 10 years. He asked Mr. Frame why the builders can accept an increase in material
costs and not building permit fees. Mr. Frame complimented the County staff and explained he was a builder
on a property located at Seely Lake. While applying for the building permit his thoughts were"this is too low"
for that structure.
The Planning Commission members discussed immediate implementation of the fees, effective January 1,
1997, vs. phasing them in over a one year period. Mr. Vaad stated that he feels an obligation to the Home
Builders Association and to the people of Weld County that the level of service is maintained. He feels that if
the Planning Commission doesn't recommend this for approval then the monies would not be there,the level
of service would go down,and inspectors would go away. This isn't good for the citizens. Mr.Vaad stated that
he is confident that the back-up materials that justify this proposal, are there.
Marie Koolstra stated that since the fees haven't increased over the past ten years, it shouldn't be a surprise
that at some point in time we have to become current.
Rusty Tucker stated that if you incur a 4% raise every year, you would have incurred these costs and paid
them. This is a big raise in fees now, but the fact that they have been doing the best they can for ten years,
is something to be admired. Mr. Tucker feels that although it's a large amount, he agrees with this proposal.
Stephen Mokray recommended that the Planning Department not wait ten years before they increase fees
again. He recommended that the County stay current.
Marie Koolstra moved to forward the proposed 1994 Uniform Building Code Fees to the Board of County
Commissioners,with the 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-no;Marie Koolstra-yes;Jack Epple-yes; Bruce Fitzgerald-yes; Stephen Mokray
-yes; Rusty Tucker-yes; Glen Vaad -yes. Motion carried.
Meeting adjourned at 5:30 p.m.
Respectfully su mitte
(FirbUdi
Wendi Inloes
Secretary
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