HomeMy WebLinkAbout20250956.tiffSummary of the Weld County Planning Commission Meeting
Tuesday, March 4, 2025
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair
Butch White, at 1:30 p.m.
Roll Call.
Present: Butch White, Michael Palizzi, Virginia Guderjahn, Barney Hammond, Cindy Beemer.
Absent: Michael Wailes, Pamela Edens, Michael Biwer.
Also Present: Diana Aungst and Maxwell Nader, Department of Planning Services, Karin McDougal,
County Attorney, and Kris Ranslem, Secretary.
Motion: Approve the February 4, 2025 Weld County Planning Commission minutes, Moved by Michael
Palizzi, Seconded by Virginia Guderjahn. Motion passed unanimously.
Case Number: COZ24-0008
Applicant: Suzanne Lilly, Gerry Ball, and Patricia Conlon
Planner: Diana Aungst
Request: Change of Zone from the R-1 (Low Density Residential) Zone District to the A
(Agricultural) Zone District.
Legal Description: E1/2SW1/4 and the W1/2SEU4 of Section 24; and Lot B of Recorded Exemption
RE -2485, being part of the E1/2NW1/4 of Section 25, all located in Township 6
North, Range 66 West of the 6th P.M., Weld County, Colorado.
Location: East of and adjacent to County Road 35 (35. Avenue); north and south of AA
Street (County Road 66).
Diana Aungst, Planning Services, stated that the legal notice for COZ24-0008 listed the incorrect hearing
dates. Staff is requesting a continuance to the April 1, 2025 Planning Commission Hearing.
The Chair asked if there was anyone in the audience who wished to speak for or against the continuation
of this application. No one wished to speak.
Motion: Continue Case COZ24-0008 to the April 1, 2025 Planning Commission Hearing, Moved by Cindy
Beemer, Seconded by Barney Hammond.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Barney Hammond, Butch White, Cindy Beemer, Michael Palizzi, Virginia Guderjahn.
Case Number: USR24-0025
Applicant: Cervi Enterprises, Inc., c/o Kerr-McGee Oil and Gas Onshore, LP
Planner: Diana Aungst
Request: Use by Special Review Permit for Oil and Gas Support and Service (substation
and compressor station) outside of subdivisions and historic townsites in the
A (Agricultural) Zone District.
Legal Description: All of Section 23, Township 3 North, Range 63 West of the 6th P.M., Weld County,
Colorado.
Location: Approximately 3.5 miles west of County Road 386; approximately 2.5 miles north
of I-76.
Diana Aungst, Planning Services, presented Case USR24-0025, reading the recommendation and
comments into the record. Ms. Aungst noted that no correspondence was received from the surrounding
property owners.
Ms. Aungst provided a report from Environmental Health including reports on the public water and sanitary
sewer requirements, on -site dust control, and the Waste Handling Plan.
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The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
Matthew Wells, 1099 18. Street, Denver, Colorado, stated that in 2023 the Weld County Oil and Gas
Department had approved their Bronco Comprehensive Development Project which will consist of 141 oil
ang gas wells at nine (9) facilities. The USR presented today is in support of those nine (9) oil and gas
facilities. Last year, a laydown yard and a communication tower were approved and this USR today is the
last of the planned USRs associated with the Bronco Development Plan.
Mr. Wells provided a brief description of the centralized gas lift station and added that there will be four (4)
compressors located on site. The electrical substation will be tied into the adjacent Tri-State Generation
and Transmission Lost Creek switch yard, which is located immediately to the north of this proposed
substation. This substation is solely for the use of the Bronco oil and gas development facilities and wells.
Construction will start in the second quarter of 2025 upon approval of all permits.
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 the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case USR24-0025 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Michael Palizzi, Seconded by Barney Hammond.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Barney Hammond, Butch White, Cindy Beemer, Michael Palizzi, Virginia Guderjahn.
Case Number: USR24-0026
Applicant: CAW Equities, LLC, do Ready Mixed Concrete, LLC
Planner: Maxwell Nader
Request: Use by Special Review Permit for Open Mining and Processing of Minerals
(aggregate mining and batch plant) in the A (Agricultural) Zone District.
Legal Description: Lot B Recorded Exemption RE -3000 being part of the SE1/4; part of the SW1/4
and the N1/2 all of Section 2a, Township 4 North, Range 66 West of the 6th P.M.,
Weld County, Colorado.
Location: North of and adjacent to County Road 42; east of and adjacent to State Highway
60.
Maxwell Nader, Planning Services, presented Case USR24-0026, reading the recommendation and
comments into the record. Mr. Nader noted that one (1) letter was received from a surrounding property
owner outlining concerns of existing traffic and impact on another mining operation and also the additional
impact more mining will bring.
Mr. Nader provided a report from Environmental Heath on the public water and sanitary sewer
requirements, on -site dust control, and the Waste Handling Plan. A noise management plan was submitted
and demonstrates that the industrial noise level can be met at the property boundary. An Air Emission
Permit is required.
Mr. Nader stated that this site is located with the Town of Gilcrest's Framework Plan and added that the
applicant has been working with the Town of Gilcrest on a Pre -Annexation Agreement.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
The Chair asked to explain where they are at with the annexation. Mr. Nader said that they are currently
working on it and added that the applicant can provide an update on that.
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Kyle Regan, Civil Resources, 8308 Colorado Boulevard, Firestone, Colorado, stated that they are currently
going through the annexation process with Gilcrest. He added that there are issues with groundwater and
said that as part of the DRMS Permit they provided a groundwater model. He said that DRMS has reviewed
the model and approved it. He added that the site is required to institute mitigation structures in a schedule
as the mine progresses to mitigate that and includes a groundwater monitoring plan. Mr. Regan said that
traffic will be using CDOT facilities so it will not be going through the Town of Gilcrest or utilizing the county
roads.
Commissioner Hammond asked if it will be mined in phases. Mr. Regan said it will start in the northwest
quarter of the site and move clockwise around the site.
Commissioner Hammond asked on a timeline of mining the site. Mr. Regan said the first couple of years
will be the fresh water pond and then a couple years for Cell 2. He added that it is approximately three to
four years per cell and mitigation for groundwater will start once they start Cell 4.
[Commissioner Wailes entered the meeting at 2:08 p.m.]
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Deborah Patridge, 13965 CR 42, stated that they will be surrounded on two sides of her property. She
expressed concern with traffic, pollution, peace and quiet.
Terry Wiedeman, 13434 CR 42, stated that his lives direcfy south of the proposed mining operation. He
asked what was being mined across from him to the north as it doesn't indicate any cells or mining. He is
concerned with traffic and tearing up the farmground. Mr. Wiedeman asked to make sure to berm their
property so there are no issues with wind erosion.
Ryan Harding, 13069 CR 40, said that his mom is surrounded by the mining operation and noted that no
one has talked to her about how they will be mitigating issues since she is surrounded by this operation.
Mr. Regan said that the plan does call for berming in the active phases of mining. He added that traffic
should be very light around the perimeter. Cell 6, which is located north of Mr. Wiedeman and is currently
permitted for a solar facility, is planned to be mined out in the future but would have to go through another
county process to get that into the mine plan.
Commissioner White asked if the berms will be planted to control dust. Mr. Regan replied yes and added
that they will be using the seed mix called out on the DRMS Permit.
Commissioner Hammond said that there are several plugged and abandoned wells within the site. He
asked what is done to cut down on the liability of anything happening with those wells. Mr. Regan said that
they cut them below bedrock and they have a 150 foot offset from the active wells. He added that they are
currently talking with Chevron and added that those active wells may be going away as well.
Commissioner Hammond noted the leased area for the solar facility and asked how long the lease is for.
Mr. Regan said that it is a 20 year lease.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case USR24-0026 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Cindy Beemer, Seconded by Virginia Guderjahn.
Vote: Motion passed (summary: Yes = 5, No = 0, Abstain = 1).
Yes: Barney Hammond, Butch White, Cindy Beemer, Michael Palizzi, Virginia Guderjahn.
Abstain: Michael Wailes.
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Case Number: USR24-0002
Applicant: Janice and Donald Carson, c/o SunShare, LLC, dba Goldfinch Solar, LLC
Planner: Diana Aungst
Request: A Site Specific Development Plan and Use by Special Review Permit for a Solar
Energy Facility (SEF) outside of subdivisions and historic townsites in the
A (Agricultural) Zone District.
Legal Description: Lot B of Family Farm Division, FFD24-0011, being part of the N1/2 SE1/4, and Lot
B of Recorded Exemption, RE -3801, being part of the S1/2 SE1/4 all in Section
30, Township 6 North, Range 64 West of the 6th P.M., Weld County, Colorado.
Location: North of and adjacent to County Road 64; west of and adjacent to County Road
51.
Barney Hammond stated that he will need to recuse himself from this case.
Diana Aungst, Planning Services, presented Case USR24-0002, reading the recommendation and
comments into the record. No written correspondence or phone calls were received from surrounding
property owners.
Ms. Aungst provided a report from Environmental Health including reports on the public water and sanitary
sewer requirements, on -site dust control, and the Waste Handling Plan.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
Kristy Wyerman, SunShare, LLC, 1877 Sea Drift Drive, Windsor, Colorado, stated that this project has a
capacity of up to 7 megawatts on 30 acres of land. They adjusted the layout so that they are greater than
500 feet away from residences. They are currently in the process of obtaining an interconnection agreement
from Xcel Energy.
Commissioner White asked if half of the farm will remain in farm operation. Ms. Wyerman said that over
half of it will be in farm production.
Commissioner Paliui asked how long it takes for the interconnection agreement. Ms. Wyerman said it
depends on Xcel Energy and the capacity that they have at the substation and any upgrades that need to
be done. She added that it could be anywhere from a few months to a few years, depending on how quickly
Xcel Energy can go.
Janice Carson, 31423 CR 51, stated that her parents bought this farm in 1963 and it was flood irrigated at
that time. In 2002, her father purchased the first pivot sprinkler. Since then ditch water seems to be less
plentiful and added that they are the second to last farm on this ditch. Ms. Carson said that they have less
water each year and have to purchase water in July to finish off their crops. She added that it adds to their
farm expenses and is currently leased out for cash rental. Ms. Carson stated that they are looking at this
proposal with SunShare so that they can utilize the farm to the best of their ability while reducing the water
usage on this portion of the farm so they can maximize water usage on the remaining acreage so the farm
can continue to be in production.
Commissioner Beemer noted that there is a pipeline running through the property and asked if it would be
impacted by the solar array. Ms. Aungst said that the reason for the layout is to avoid that pipeline and the
solar facility will be located to the west of that pipeline.
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 the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement
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Motion: Forward Case USR24-0002 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Michael Paliui, Seconded by Virgina Guderjahn.
Vote: Motbn carried by unanimous roll call vote (summary: Yes = 5).
Yes: Butch White, Cindy Beemer, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
Absent: Barney Hammond.
Case Number: USR23-0046
Applicant: 6045 County Road 6 Trust
Planner: Maxwell Nader
Request: Use by Special Review Permit for a Residential Therapeutic Center, outside of
subdivisions and historic townsites in the A (Agricultural) Zone District.
Legal Description: Part of the S1/2 SW1/4 of Section 19, Township 1 North, Range 67 West of the
6th P.M., Weld County, Colorado.
Location: North of and adjacent to County Road 6; east of and adjacent to County Road 13
(Colorado Boulevard).
Maxwell Nader, Planning Services, presented Case USR23-0046, reading the recommendation and
comments into the record. Mr. Nader noted that two (2) letters were received from surrounding property
owners outlining concerns of impacts associated with having potentially two facilities, traffic, noise, and
general safety.
Mr. Nader provided a report from Environmental Health including reports on the public water and sanitary
sewer requirements, on -site dust control, and the Waste Handling Plan.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
Commissbner Hammond asked if there is a condition of approval to enlarge the septic system. Mr. Nader
replied that it is included in a condition of approval.
Jordan Gutierrez, 6045 CR 6, Brighton, Colorado, stated that he and his wife would like to turn the existing
residence into a senior center for 16 seniors. He added that both he and his wife are registered nurses and
believes it is a great fit for the property and service for the county.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Mary Maxwell, 1726 CR 13, stated that she lives south of this property. Ms. Maxwell stated that she is
opposed to this residential treatment facility for many reasons such as an increase in traffic, noise, dust,
trash and light pollution. She expressed concern that this location is not suitable for the residents due to
its distance from full -service hospitals and other services such as grocery stores, post offices, etc.
Additionally, if the residents are mobile enough to drive themselves, she is concerned with the increase in
traffic and traffic safety. She presumes there would be a number of ambulance calls which would increase
traffic and noise. Ms. Maxwell requests that if approved, the permit stipulate that the property be planted
such that the topsoil is held in place and won't contribute to the existing dust problem. Ms. Maxwell said
that there is a great deal of trash from housing senior citizens. She added that she picks up trash every
day from her hay field and demonstrated by providing a garbage bag of trash that she picked up yesterday.
She added that she picked up a piece of trash from a sterile urinary catheter. If any controlled medical
waste is generated by this proposed facility, then it should absolutely be required to be disposed of
according to law and ensure that it doesn't blow in their hay field.
Ms. Maxwell urged the Planning Commission to deny this application. She added that she understands
that the standards don't apply during construction so all the dust, noise and lights are not applicable during
construction.
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Mr. Gutierrez said that the residents of the facility will not drive and many of them do not receive visitors.
He stated that trash will be dealt with as needed. Mr. Gutierrez said that he will be living here along with
taking care of the residents.
The Chair clarified if any of the residents will have vehicles or will be driving. Mr. Gutierrez said that people
who go into assisted living are at the end of their life and added that most of them live in the facility for about
three years.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The appicant replied that they are in agreement.
Motion: Forward Case USR23-0046 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Cindy Beemer, Seconded by Barney Hammond.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Barney Hammond, Butch White, Cindy Beemer, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
The Chair asked the public if there were other items of business that they would like to discuss. No one
wished to speak.
The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 3:09 p.m.
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espectfully submitted,
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Kristine Ranslem
Secretary
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