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Home My WebLink About20242869.tiffHEARING CERTIFICATION DOCKET NO. 2024-59 RE: CHANGE OF ZONE, COZ24-0004, FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE C-3 (BUSINESS COMMERCIAL) ZONE DISTRICT - HANKINS FARMS, LLC A public hearing was conducted on November 6, 2024, at 10:00 a.m., with the following present: Commissioner Kevin D. Ross, Chair Commissioner Perry L. Buck, Pro-Tem Commissioner Mike Freeman Commissioner Scott K. James Commissioner Lori Saine Also present: Acting Clerk to the Board, Jan Warwick Deputy County Attorney, Karin McDougal Department of Planning Services representative, Diana Aungst Department of Public Health and Environment representative, Lauren Light The following business was transacted: I hereby certify that pursuant to a notice dated September 25, 2024, and duly published September 27, 2024, in the Greeley Tribune, a public hearing was conducted to consider the request of Hankins Farms, LLC, for a Change of Zone, COZ24-0004, from the A (Agricultural) Zone District to the C-3 (Business Commercial) Zone District. Karin McDougal, Deputy County Attorney, made this a matter of record. El Diana Aungst, Department of Planning Services, presented a brief summary of the proposal, described the sign posting, and identified the location of the site. She relayed 21 referrals were sent out, ten (10) referral agencies responded without concerns or included conditions which are addressed in the Conditions of Approval (COA), and 11 agencies did not respond. She stated the parcel is 40 acres of agricultural land, she cited the Weld County Comprehensive Plan, specifically, Section 22-2-40.A, and relayed the site is within a Weld County Opportunity Zone. Ms. Aungst explained public water will be obtained from the Little Thompson Water District (LTWD), which did not provide a Will Serve letter, but responded in an email stating the district owns a 2.5 -inch diameter water line around the eastern portion of the site, which transitions into a six (6) inch water line, with an additional six (6) inch water line along the south side of County Road (CR) 54. She explained the LTWD requires any commercial developer to provide the requested amounts of well water, in order to determine pipeline capacity, or they are required to make the necessary upgrades. She explained the current owner is in possession of adequate well water shares to develop the property, and she described the adjacent land uses. Ms. Aungst shared the site is located within the Coordinated Planning Agreement areas of the Towns of Windsor and Milliken, as well as the Town of Johnstown, which shows this site as a medium density intensity on their Future Land Use Map. She explained the Town of Johnstown's referral stated the functional classification of CR 17, pursuant to their Transportation Master Plan, is identified as a regionally significant corridor, major arterial road. And, since the intent of the C-3 Zone District is to designate areas of commerce for the benefit of the broader region, such as CC'• PL(Dg/MN/ER/DA/MLJIkR) 12/10/2y 2024-2869 PL2929 HEARING CERTIFICATION - HANKINS FARMS, LLC (COZ24-0004) PAGE 2 large scale regional shopping centers and entertainment districts, which require large amounts of space and require high traffic volumes, an appropriate traffic analysis should be conducted. She relayed the town also requests any future uses which include outdoor storage be screened. Ms. Aungst explained the site is located within the three (3) mile referral area of the City of Greeley, and the Towns of Windsor, Johnstown, and Milliken, as well as Larimer County. She shared the City of Greeley's referral states the subject site is located outside the City's Long Range Expected Growth area. Ms. Aungst stated eight (8) surrounding property owners (SPOs) were noticed, with no responses received. She shared, per the Development Review staff, access will be on CR 17, which is a paved arterial road, and there is an existing, unpermitted access on CR 54, which is required to be closed and reclaimed. Additionally, CRs 17 and 54 are part of the local and regional transportation network, to attract development and lead to economic roads. She relayed, the Town of Johnstown has no objection to the request and the site will be annexed to Johnstown in the future. Ms. Aungst entered the favorable recommendation of the Planning Commission into the record, as written, and displayed images of the site and surrounding views. Lauren Light, Department of Public Health and Environment, stated the Little Thompson Water District (LTWD) can provide water, and an email was included with the submittal which stated the LTWD is not opposed to serving the subject property. However, the applicants would like the ability to utilize a well, which is included in a Development Standard (DS) which states water will be provided by either the LTWD or an appropriately permitted well, and a septic system may service the site, as appropriate, once a Use is determined. She shared several notes related to water and sewer are recommended for the plat. El Bob Choate, Attorney, represented the applicant and in response to Chair Ross, indicated he or the applicant had not had contact with any of the Commissioners regarding this case. Mr. Choate gave an overview of the future of the area and the proposed growth, with the construction of Freedom Parkway. He displayed a depiction of the location of the property, on Freedom Parkway (aka CR 54) and CR 17. He reiterated the property is located within an Opportunity Zone, with access to CR 17 and CR 54. Mr. Choate relayed the Hankins family has more than sufficient water rights, shared the LTWD does serve the area; however, they are not ready to commit until an end use is known. He further stated, the water rights would have to be re -permitted, stating there are multiple options to provide water for a new zone. In response to Commissioner James, Mr. Choate confirmed a water analysis will be conducted once a future of use is identified and applied for. El No public testimony was offered concerning this matter. In response to Chair Ross, Mr. Choate indicated, on behalf of the applicants, they have reviewed, and agreed to abide by, the Conditions of Approval, as presented. The Board reviewed the Conditions of Approval, and no changes or corrections were made. El Commissioner James moved to approve the request of Hankins Farms, LLC, for Change of Zone, COZ24-0004, from the A (Agricultural) Zone District to the C-3 (Business Commercial) Zone District, based on the recommendations of Planning staff and the Planning Commission, 2024-2869 PL2929 HEARING CERTIFICATION - HANKINS FARMS, LLC (COZ24-0004) PAGE 3 with the Conditions of Approval, as presented. The motion was seconded by Commissioner Saine, and it carried unanimously. There being no further discussion, the hearing was completed at 10:26 a.m. This Certification was approved on the 20th day of November, 2024. BOARD OF COUNTY COMMISSIONERS WELD COU - • • +' bO ATTEST: C�. j,%4;',/k Weld County Clerk to the Board Deputy Clerk to the Boar K Pro-Tem ike Freeman 2024-2869 PL2929 ATTENDANCE LIST DATE : 11-i.p-ZUZ-f NAME - PLEASE PRINT LEGIBLY tjA a_ J I -P r<4'1,J s A141 �� I4LL- i3 a\ O� ©'7 CA -1.,47--E ADDRESS (CITY, STATE ZIP) I S°? tzN°x Gi'i l7 U t 1-/z. ,lv 17 -Hy EMAIL 1.0 ac.; . bMuzr 1 COUNTY OP RESIDENCE b v04 -- ,- SPEAKING (YIN)? t�J t,I Hello