HomeMy WebLinkAbout20250394.tiffSummary of the Weld County Planning Commission Meeting
Tuesday, January 7, 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 Vice Chair
Michael Wailes, at 1:30 p.m.
Roll Call.
Present: Michael Wailes, Pamela Edens, Michael Palizzi, Virginia Guderjahn, Michael Biwer, Cindy
Beemer.
Absent/Excused: Butch White, Barney Hammond, Jay Pier.
Also Present: Diana Aungst and Maxwell Nader, Department of Planning Services, Lauren Light,
Department of Health, Karin McDougal, County Attorney, and Michelle Wall, Secretary.
Motion: Approve the December 3, 2024, Weld County Planning Commission minutes, Moved by Cindy
Beemer, Seconded by Virginia Guderjahn. Motion passed unanimously.
Case Number: 1 MJUSR24-20-0011
Applicant: Scott Peterson, do SunShare Solar, LLC, dba Starlily Solar, LLC
Planner: Maxwell Nader
Request A Site Specific Development Plan and Major Amendment to Use by
Special Review Permit No. USR20-0011 for a Solar Energy Facility (SEF)
outside of subdivisions and historic townsites in the A (Agricultural) Zone
District.
Legal Description: W1/2 NW1/4 of Section 10, Township 3 North, Range 66 West of the 6th
P.M., Weld County, Colorado.
Location: South of and adjacent to County Road 36; east of and adjacent to County
Road 31.
Maxwell Nader, Planning Services, presented Case 1MJUSR24-20-0011, reading the recommendation and
comments into the record.
The proposed Solar Energy Facility (SEF) will encumber approximately 29 acres.
There is a previously permitted SEF approximately 10 acres in size that is operational under USR20-0011.
The proposed SEF will be built separately from USR20-0011.
The Planning Commission previously heard this proposal on September 3, 2024, and recommended
approval to the Board of County Commissioners (BOCC). The applicant requested changes that were
considered significant so the BOCC recommended the applicant go back to Staff and begin the referral and
hearing process again.
Planning Staff sent notice to 10 surrounding property owners who own the adjacent properties within 500
feet of the proposed USR boundary and there are no residences within 500 feet of the solar facility. No
written notice or telephone calls were received.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards. 10 surrounding property owners none returned.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
2025-0394
Kristy Weyerman, 1877 Seadrift Drive, Windsor, Colorado. Ms. Weyerman stated that she presented this
proposal in September but due to shifting the site and switching the access she is back to present the case
again. Instead of the access coming off of County Road 36, it has been changed to County Road 31
through existing access that they will share.
Commissioner Palizzi asked what the main reason was for changing the access. Ms. Weyerman said it
Kerr-McGee/Oxy reclaimed the access road on County Road 36 so the landowner said he would rather
them use the access to the south. The owner also requested to fill in the southeast portion.
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 1 MJUSR24-20-0011 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 Michael Biwer.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Cindy Beemer, Michael Biwer, Virginia Guderjahn, Pamela Edens, Michael Palizzi, Michael Wailes.
Case Number: MINF24-0001
Applicant Daniel and Debra Baker
Planner: Maxwell Nader
Request A Final Plan for a Minor Subdivision of 5 lots with 1-2 (Medium Industrial)
Zoning.
Legal Description: Lot B Recorded Exemption RE -4059; being part of the S1/2 SE1/4 and the
S1/2 S1/2 N1/2 SE1/4 of Section 11, Township 4 North, Range 66 West
of the 6th P.M., Weld County, Colorado.
Location: North of and adjacent to County Road 46; west of and adjacent to County
Road 35.
Maxwell Nader, Planning Services, presented Case MINF24-0001, reading the recommendation and
comments into the record.
The proposed Minor Subdivision involves the creation of 5 industrial lots. No outlots are proposed.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Eric Wernsman, 16493 Essex Road South, Platteville, Colorado. Mr. Wernsman stated that is his
representing Dan Baker. He said the water was sold when Dan Baker purchased the property. Dan has
purchased Water taps for each lot.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Jake Pitcher, 16509 County Road 46, LaSalle, Colorado. Mr. Pitcher shared he feels that having an
industrial subdivision in his backyard is a financial blow to him and his neighbors. He is not in support of
this application.
Eric Wernsman explained that the property was zoned 1-2 in 2021 and they are requesting to divide the lots
at this time. He said they will be going through site plan processes and will be cognizant of the neighbors.
Staff made a recommendation to replace Condition of Approval 1.F. with "An Improvements and Road
Maintenance Agreement is required for on -site "and triggered off -site improvements" at this location.
Road maintenance includes, but is not limited to, dust control and damage repair to specified haul routes.
The Agreement shall include provisions addressing engineering requirements, submission of collateral, and
testing and approval of completed improvements.
Motion: Amend Condition of Approval 1.F. as recommended by staff. Moved by Michael Palizzi,
Seconded by Cindy Beemer. Motion passed unanimously.
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 MINF24-0001 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 Biwer, Seconded by Virginia Guderjahn.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Cindy Beemer, Michael Biwer, Virginia Guderjahn, Pamela Edens, Michael Palizzi, Michael Wailes.
Commissioner Edens stated it was nice to see a subdivision going in.
Case Number USR24-0023
Applicant Parkview Apartments, LLC, c/o SunShare, LLC, dba Periwinkle Solar,
LLC, Longspur Solar, LLC and 1876 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 Amended Recorded Exemption AMRE-4331; being part of the
SE1/4 of Section 9, Township 7 North, Range 66 West of the 6th P.M.,
Weld County, Colorado.
Location: North of and adjacent to State Highway 14; approximately 0.11 miles west
of County Road 31.
Diana Aungst, Planning Services, presented Case USR24-0023, reading the recommendation and
comments into the record. Staff sent notice to 5 surrounding property owners within 500 ft of the proposed
USR boundary. No written correspondence or telephone calls were received. The Department of Planning
Services recommends approval of this application along with conditions of approval and development
standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Kristy Weyerman, 1877 Seadrift Drive, Windsor, Colorado. Ms. Weyerman stated the access is coming off
of Highway 14. The SEF is on approximately 45 acres.
Ms. Weyerman said she had a neighborhood meeting. The adjacent neighbor said she was happy to have
solar in her backyard view instead of apartments and houses.
Commissioner Biwer asked Ms. Weyerman why there are 3 phases for the SEF. She responded that it is
done that way because of Xcel's award process.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Mark Janssen, 34770 County Road 39, Eaton, Colorado. Mr. Janssen explained that him and his brothers
purchased the property 10 years ago. He is a farmer and since there is no water they are looking for another
revenue from the land instead of selling it.
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 USR24-0023 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 Michael Palizzi.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Cindy Beemer, Michael Biwer, Virginia Guderjahn, Pamela Edens, Michael Palizzi, Michael Wailes.
Case Number: COZ24-0006
Applicant: ACM ALF VIII JV SUB I, LLC
Planner: Diana Aungst
Request Change of Zone from the A (Agricultural) Zone District to the I-1 (Light
Industrial) Zone District.
Legal Description: Being part of the SW1/2 of Section 26; part of the W1/2 of Section 35;
including Lots A, B, C and D of Recorded Exemption RE -4487; Lot B
Recorded Exemption RE -4462; and Lot B Recorded Exemption RE -433
all located in Township 1 North, Range 67 West of the 6th P.M., Weld
County, Colorado.
Location: Approximately 0.5 miles north of County Road 4 extending south of County
Road 2; east of and adjacent to County Road 21.
Diana Aungst, Planning Services, presented Case COZ24-0006, reading the recommendation and
comments into the record.
On October 7, 2024, staff sent notice to 27 surrounding property owners within 500 feet of the subject
parcel. Planning Services received 6 letters from surrounding property owners, 2 letters of objection and 4
letters of support. The letters of opposition state concerns with traffic and the complexities with improving
County Road 21 and County Road 2. Decline in property values and that industrial development will attract
squatters and homeless camps. The letters also state that industrial zoning would fundamentally alter the
character of the area.
The City of Brighton submitted referral comments dated October 17, 2024, that indicates that the City is
opposed to this Change of Zone. Weld County and Brighton do not have an intergovernmental agreement
concerning land use. Any future commercial/industrial uses will have to be approved through a Site Plan
Review.
The Department of Planning Services recommends approval of this application along with conditions of
approval and development standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Matt Hengel, 4100 East Mississippi Avenue, Suite 500, Denver, Colorado. Mr. Hengel stated he is
representing Westside Property Investments and they manage ACM ALF VIII JV SUB I LLC. Mr. Hengel
said the previous owner didn't maintain the property. It was full of weeds and trash. There were squatters
in some old buildings on the property. Since taking ownership of the property it has been cleaned up and
all old building should be demolished by the end of this week. Mr. Hengel explained how the project will be
a campus type of environment with good access, landscaping, secure and lighting attracting fortune 500
companies.
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 COZ24-0006 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 carried by unanimous roll call vote (summary: Yes = 6).
Yes: Cindy Beemer, Michael Biwer, Virginia Guderjahn, Pamela Edens, Michael Palizzi, Michael Wailes.
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 2:52 p.m.
Respectfully submitted,
Michelle Wall
Secretary
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