HomeMy WebLinkAbout20251580.tiffSummary of the Weld County Planning Commission Meeting
Tuesday, May 6, 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: Barney Hammond, Butch White, Michael Palizzi, Michael Wailes, Virginia Guderjahn
Absent: Michael Biwer
Also Present: Diana Aungst, Molly Wright, and Angela Snyder, Department of Planning Services; Mike
McRoberts and Aaron Maurice, Development Review; Karin McDougal, County Attorney, and Kris
Ranslem, Secretary.
Motion: Approve the April 1, 2025 Weld County Planning Commission minutes, Moved by Michael Wailes,
Seconded by Virginia Guderjahn. Motion passed unanimously.
Case Number: USR25-0002
Applicant: Central Colorado Water Conservancy District
Planner: Angela Snyder
Request: Use by Special Review Permit for Open Mining and Processing of Minerals (sand
and gravel mining, known as the Sweet Valley Pit) in the A (Agricultural) Zone
District.
Legal Description: Lot A Recorded Exemption, RE -3144; and part of the NE1/4, both in Section 30,
Township 4 North, Range 66 West of the 6th P.M., Weld County, Cobrado.
Location: West of and adjacent to State Highway 60; south of and adjacent to County Road
42.
Angela Snyder, Planning Services, presented Case USR25-0002, reading the recommendation and
comments into the record. Ms. Snyder noted that 21 surrounding property owners were notified of this
proposed project and two (2) letters were received outlining concerns of light, noise, dust and truck traffic.
Both letters included requests for limits to be placed on the mining activities such as limiting hours and days
of operation, noise and trucks per hour. A landscape plan was requested from one property owner. The
Department of Planning Services recommends approval of this application along with conditions of approval
and development standards.
Mike McRoberts, Development Review, reported on the existing traffic, access to the site and drainage
conditions for the site.
Commissioner Hammond asked if CDOT had any comments about additional traffic. Mr. McRoberts said
that the applicant will be making some improvements to Highway 60 at County Road 40.
Commissioner White referred to a December 9, 2024 meeting and asked if that was with Gilcrest and who
was part of the intergovernmental agreement. Ms. Snyder replied that the meeting was with the Gilcrest
Board of Trustees and added that the Intergovernmental Agreement is with the Central Colorado Water
Conservancy District as they were considering coming into an agreement on the property.
JC York, J&T Consulting, 305 Denver Avenue, Ft. Lupton, Colorado, stated that Central Colorado Water
Conservancy District includes two subdistricts for the purpose of augmenting high -capacity wells primarily
irrigation wells for farmers and ranchers in Adams, Weld and Morgan counties. The water storage from
this gravel mine will complement the District's existing 22,000 acre feet of gravel pit storage along the South
Platte Basin and the proposed use of the reservoirs will increase the water yields for irrigation farms
adjacent to the immediate area.
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2025-1580
Mr. York stated that they did receive approval of their DRMS permit on December 11, 2024. Mining will
begin in the north cell and will be placed on a conveyor across the ditch east to the processing facility.
Phase 2 will be in the south cell and will be conveyed over to the east side where the processing facility is
located. Reclamation will take place as mining progresses. Berms with native grass seeding that are eight
(8) feet tall will be near County Road 25.5 and CR 42 and adjacent to the residence east of the north cell.
Taller berms along Highway 60 and the Western Mutual Ditch to the north and east of the processing
facilities.
Mr. York provided details on the improvements they will be making to Highway 60 at County Road 40, per
the CDOT requirements.
According to the noise study, they are able to keep the noise levels at 55 dba or less for the surrounding
residential properties.
Mr. York said they started this project in November 2023 and sent letters out to neighbors of the proposed
project. Additionally, they met with the town of Gilcrest and provided updates to the surrounding properties
throughout the project.
Commissioner Wailes referred to the material that would be processed on site and asked if sales will also
be on site. Mr. York said that after the trucks leave the site, they will go north or south on Highway 60 for
delivery to users, Additionally, they have included groundwater monitoring wells to make sure they are not
affecting groundwater in the area.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Patrick Maroney, 19619 CR 25.5, stated that he lives adjacent to the project. He said that he appreciates
the communication from the applicants. Mr. Maroney expressed concern on truck traffic as they also have
a mine located to the west of their property. He said that he is not opposed to this project; however, he
requested the reduction of truck traffic and for the operation to be during business hours so they can enjoy
their nights and weekends.
Ken Poncelow, 12591 CR 42 said that so far the applicants have been good neighbors. He said that
Highway 60 is already dangerous and they will only add 126 trucks on it. He expressed concern on the
traffic safety on Highway 60 and the water will go over the middle of County Road 25.5 because of the
slurry walls.
Mr. York said that concerns regarding groundwater will be taken care of with mitigation so the drains and
the dewatering wells will help transfer the water around the slurry wall back to the north side so that will
keep the water from raising up and causing issues.
Mr. York stated that the night work is not something they requested, but if there is an emergency from a
municipality they will work nights. However, they will request an approval through the County
Commissioners. He added that weekend operations will not include hauling material on Sundays.
Mr. York said that regarding the traffic concerns they have accepted the requirements by CDOT and plan
to make the roads safer with the improvements to Highway 60.
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 USR25-0002 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 Palizzi, Seconded by Barney Hammond.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Barney Hammond, Butch White, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
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Case Number: USR25-0003
Applicant: Noble Energy, Inc., a wholly owned subsidiary of Chevron U.S.A. Inc.
Planner: Molly Wright
Request: Use by Special Review for Oil and Gas Support and Service (material storage yard,
specifically for recycled road base, riprap, etc.) outside of subdivisions and historic
townsites in the A (Agricultural) Zone District.
Legal Description: Part of the NE1/4 of Section 2, Township 6 North, Range 65 West of the 6th P.M.,
Weld County, Colorado.
Location: West of and adjacent to CR 47; approximately 0.24 miles south of County Road
74.
Molly Wright, Planning Services, presented Case USR25-0003, reading the recommendation and
comments into the record. Ms. Wright noted that one letter was received with concerns for the way the
proposed ponds were drained when full and how much rainfall they would be able to hold. The Department
of Planning Services recommends approval of this application along with conditions of approval and
development standards.
Mike McRoberts, Development Review, reported on the existing traffic, access to the site and drainage
conditions for the site. Mr. McRoberts noted that he has a request to amend Condition of Approval 1.C.
Amy Conway, 351 Coffman Street, Longmont, Colorado, stated that this site is currently vacant, non -
irrigated agricultural land. It has both active and inactive oil and gas wells across the site as well as adjacent
to sites. DCP Midstream operates a compressor station on the adjacent parcel to the east.
Ms. Conway stated that the storage area runs north/south and tucked behind the DCP compressor station.
She added that they pushed the site as far south and east as possible to provide buffering from the adjacent
properties while maintaining a request 100 foot buffer from DCP's operations. This facility will operate
during daylight hours Monday through Saturday on an as -needed basis to support Chevron construction
activities in the region. She added that it should be a fairly low -impact use on the site.
Ms. Conway said that there will be no lighting or permanent structures on site. They will install an eight (8)
foot fence along the perimeter of the site and some natural topography will mitigate those views. She added
that they anticipate up to 15 trucks per day during peak operations.
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 Staff if they have any changes to the Resolution. Mr. McRoberts requested to amend
Condition of Approval 1.C to read "An Improvements and Road Maintenance Agreement for dust control,
damage repairs to specified haul routes, and possible triggered and/or upfront off -site improvements is
required"
Moved by Michael Palizzi, Seconded by Barney Hammond. Motion carried unanimously.
The Chair asked the applicant if they have read through the amended 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 USR25-0003 to the Board of County Commissioners along with the amended
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approval, Moved by Virginia Guderjahn, Seconded by Michael Palizzi.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Barney Hammond, Butch White, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
The Chair called a recess at 2:52 p.m. and reconvened the hearing at 3:00 p.m.
Case Number: USR24-0027
Applicant: Coors Energy Company, c/o ENGIE Distributed Renewables Development, LLC
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Planner:
Request:
Legal Description:
Location:
Diana Aungst
Use by Special Review for a Solar Energy Facility (SEF) outside of subdivisions
and historic townsites in the A (Agricultural) Zone District.
Part of the N1/2 of Section 36, Township 3 North, Range 64 West of the 6th P.M.,
Weld County, Colorado.
East of and adjacent to County Road 59; approximately 0.6 miles north of Courrty
Road 26 (section line).
Diana Aungst, Planning Services, presented Case USR24-0027, reading the recommendation and
comments into the record. Ms. Aungst noted that no written correspondence or telephone calls were
received from the surrounding property owners regarding this application. The Department of Planning
Services recommends approval of this application along with conditions of approval and development
standards.
Aaron Maurice, Development Review, reported on the existing traffic, access to the site and drainage
conditions for the site.
John Heule, SWCA Environmental Consultants, 295 Interlocken Blvd, Broomfield, Colorado, introduced
the team of applicants.
Navya Gundeti, ENGIE Distributed Renewables Development, LLC, 233 Sunny Slope Ave, San Jose,
California, stated that ENGIE is the Number 1 distributed energy storage company in the United States.
She provided a portfolio of the Company and their locations. She added that the headquarters are located
in Houston, Texas.
Benjamin Moline, Coors Energy Company, 523 High Point Drive, Golden, Colorado, stated that this project
is an offshoot of Senate Bill 21-261 which allows for virtual net metering. They looked at the possibility of
implementing that bill to support the Golden Brewery, which is the largest brewery in the United States.
Mr. Moline said that this was opened in the 1970s in response to the energy crisis to start mining coal and
take it to Golden to support Golden operations. They ended coal production in the 1980s but maintained
the two pits that were developed for fly ash disposal until March of 2016. In 2016 worked with DRMS to
return the site to its original topography and vegetation. He added that this site is still in reclamation. Mr.
Moline added that DRMS has stated that this site would pull the solar field out of reclamation because it is
an approved alternative use. Because of the historic two pits that don't allow ground penetration there are
limited opportunities for future agricultural or ranching uses; therefore, this is a great opportunity to continue
the legacy of energy development.
Mr. Heule said that this project will generate approximately 7.2 MW and will encompass about 42 acres of
the 194 acre parcel. It will interconnect into an existing 12.47 kV overhead electric line that intersects the
project. Construction is expected to occur over 6 months later this year and the haul route will follow I-76
to County Road 59. The project's anticipated life span is 28.5 years.
Commissioner Hammond asked if they will have a buffer from the plugged and abandoned wells within the
site. Ms. Aungst said that according to the Weld County Code, there are buffers to active wells and also a
50 foot buffer for plugged and abandoned wells for structures that are occupied. She added that since solar
does receive a building permit but it is not technically considered a structure that is occupied, we don't have
anything in the code that requires a setback, but it is extremely wise to leave at least a 50 foot radius around
those wells in case they need to get into that well. Mr. Moline appreciated the information and added that
they will review the drawings to ensure the correct setbacks.
Commissioner White asked if there will be battery storage on site. Mr. Moline replied no.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
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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 USR24-0027 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, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
Case Number: USR24-0029
Applicant: Vima Partners, LLC, c/o Tri-State Generation and Transmission Association, Inc.
Planner: Diana Aungst
Request: Use by Special Review Permit for a 1041 Major Facility of a Public Utility
(115/12.47-kv Substation) in the A (Agricultural) Zone District.
Legal Description: NE1/4 of Section 7, Township 5 North, Range 67 West of the 6th P.M., Weld
County, Colorado.
Location: West of and adjacent to County Road 15; approximately 0.75 miles north of U.S.
Highway 34.
Diana Aungst, Planning Services, presented Case USR24-0029, reading the recommendation and
comments into the record. Ms. Aungst noted that no written correspondence or telephone calls were
received from surrounding property owners regarding this project. The Department of Planning Services
recommends approval of this application along with conditions of approval and development standards.
Mike McRoberts, Development Review, reported on the existing traffic, access to the site and drainage
conditions for the site.
Isabella Beshouri, 1100 West 116th Ave, Westminster, Colorado, stated that this project is being proposed
to establish a new delivery point for one of Tri-State's members, Poudre Valley Rural Electric Association.
The main reason for this project is due to load growth in the area and development is projected to outgrow
existing facilities. Therefore to meet the demand for new electric services a substation must either be
expanded or a new substation must be built. The new substation was determined from their studies to be
the most cost-effective and efficient option due to the length of distribution services and long term efficiency
of associated losses. This will be a distribution substation on a six (6) acre site with a two -acre fenced
facility footprint.
Ms. Beshouri provided simulations of the substation from multiple viewpoints and stated that all of the
simulations were shared with the affected surrounding property owners.
Ms. Beshouri said that they hope to start construction in December 2025 with the station fully in service in
November 2026.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Martin Lind, Landowner, 29486 CR 13, said that Tri-State has accommodated all of the visual concerns
that they have asked for and screened the property with a privacy wall. Mr. Lind stated that they understand
there are electrical needs for the area and are in support of this project.
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 USR24-0029 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 Virginia Guderjahn, Seconded by Michael Palizzi.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Barney Hammond, Butch White, Michael Palizzi, Michael Wailes, Virginia Guderjahn.
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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 4:00 p.m.
Respectfully submitted,
9� YiL Y )Q latelYl.
Kristine Ranslem
Secretary
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