HomeMy WebLinkAbout20212868.tiffEXHIBIT
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSION
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Moved by Michael Wailes, that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: USR21-0011
APPLICANT: ROBERT BORUM
PLANNER: MICHAEL HALL
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A HOME BUSINESS (MACHINE SHOP) OUTSIDE OF
SUBDIVISIONS AND HISTORIC TOWNSITES IN THE A (AGRICULTURAL) ZONE
DISTRICT.
LEGAL DESCRIPTION: PART OF THE N2SW4SW4 SECTION 21, Ti N, R67W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 17; APPROXIMATELY 0.2 MILES NORTH OF
CR 6.
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are compliant with the application requirements of Section 23-2-260 of the
Weld County Code.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with Section
23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1. -- The proposed use is consistent with Chapter 22 [Weld County
Comprehensive Plan] and any other applicable code provisions or ordinance in effect.
Section 22-2-10.B. states: "Respecting Private Property Rights. One of the basic principles upon
which the United States was founded is the right of citizens to own and utilize property so long as
that use complies with local regulations and does not interfere with or infringe upon the rights of
others."
The request to utilize this small, non -agriculturally productive parcel of land for employment,
being a home business, as well as on -going residential use, is in line with this section of the
Comprehensive Plan. The property owner's business will comply with local regulations and does
not appear to interfere with or infringe upon the rights of others.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
Section 23-3-10. — Intent, of the Weld County Code states, "Agriculture in the County is
considered a valuable resource which must be protected from adverse impacts resulting from
uncontrolled and undirected business, industrial and residential land uses. The A (Agricultural)
Zone District is established to maintain and promote agriculture as an essential feature of the
County. The A (Agricultural) Zone District is intended to provide areas for the conduct of
agricultural activities and activities related to agriculture and agricultural production, and for areas
for natural resource extraction and energy development, without the interference of other,
incompatible land uses."
This code section, in essence, supports the proposed USR, as this existing operation is
controlled and does not interfere with agricultural activities or other use by right activities.
Section 23-3-40.L. — Uses by special review, of the Weld County Code includes "Home
Businesses".
This code section allows the applicant to apply for the subject Home Business. Per Section 23-1-
90 of the Weld County Code, "Home Businesses" provide for: "A use incidental to the principal
permitted use for gainful employment of the family residing on the property, where: a) such use is
conducted primarily within a dwelling unit or accessory structure and principally carried on by the
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 2
family resident therein, and b) such use is clearly incidental and secondary to the principal
permitted use and shall not change the character thereof
The subject home business meets these requirements as the operation will be conducted
primarily inside an accessory structure and will be principally carried on by the property owner
and their family, in addition to several outside employees, and the use will be secondary to the
existing residential activities on -site
C Section 23-2-220 A 3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses
The adjacent lands are unincorporated and are zoned A (Agricultural) The surrounding land
uses consist of rural residences, vacant and agricultural parcels, on -going oil and gas activity and
an outdoor RV and vehicle storage facility The closest neighboring residence is approximately
200 feet south of the building The next closest residence is approximately 560 feet south of the
building There are several USRs within one (1) mile of the site, including USR17-0009 (outdoor
RV and vehicle storage facility) and USR-1261 (kennel), USR15-0067 (mineral resource
development facility), USR18-0098 (high pressure natural gas line), USR-577 (kennel), USR19-
0013 (landscaping and storage business), and USR-648 (horse training and show facility)
Weld County Department of Planning Services staff sent notice to six (6) surrounding property
owners within 500 feet of the proposed USR boundary No written correspondence or telephone
calls were received
Due to the rural surrounding land uses and minor perceivable impact of the operation, this facility
appears to be compatible with the area
D Section 23-2-220 A 4 -- That the uses which would be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of this Code or master plans of affected municipalities
This site is located within the City of Fort Lupton Coordinated Planning Agreement (CPA)
boundary As part of the pre -application process, Fort Lupton returned a Notice of Inquiry form
dated February 18, 2020, expressing an interest to discuss annexation and that they had no
concerns with the development proceeding with Weld County The applicant does not wish to
annex at this time
The site is located within the three (3) mile municipal referral radius of Adams County and the
Cities of Dacono, Fort Lupton, and Northglenn The referral responses dated July 8, 2021, July
19, 2021, July 9, 2021, July 7, 2021 respectively, all had no comments or concerns with the
request
E Section 23-2-220 A 5 -- That the application complies with Articles V and XI of this Chapter if the
proposal is located within an overlay zoning district or a special flood hazard area identified by
maps officially adopted by the county
The proposed facility is not located within a Special Flood Hazard Area, Airport Overlay District
Municipal Separate Storm Sewer System (MS4) area, Geologic Hazard Overlay District or
Historic Townsite Overlay District
Building Permits issued on the lot will be required to adhere to the fee structure of the County -
Wide Road Impact Fee Program, County Facility Fee and Drainage Impact Fee Programs
F Section 23-2-220 A 6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 3
The facility is located on approximately ten (10) acres designated as "Prime Farmland if Irrigated"
with well low -slope drained clay loam soils The property is not irrigated and is not used for
farming activities The proposed USR does not take any prime agricultural land out of production
G Section 23-2-220 A 7 -- There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-
2-250, Weld County Code), Conditions of Approval and Development Standards can ensure that
there are adequate provisions for the protection of health, safety, and welfare of the inhabitants
of the neighborhood and County
Those agency referral responses, which contained comments, provide additional advisory
information and conditions regarding designing and operating the site to protect the interests of
the County, public and other governmental agencies
This recommendation is based, in part, upon a review of the application materials submitted by the applicant,
other relevant information regarding the request, and responses from referral entities
The Planning Commission recommendation for approval is conditional upon the following
1 Prior to recording the map
A The applicant shall acknowledge the advisory referral comments of the Fort Lupton Fire
Protection District regarding fire district permitting, premise identification, fire flow requirements,
access and loading requirements, and security gating, as stated in the referral response dated
July 13, 2021 Compliance with Fire District requirements shall be demonstrated during the
building permit process Evidence of acknowledgment shall be submitted in writing to the Weld
County Department of Planning Services (Department of Planning Services)
B The applicant shall address the referral comments of the Colorado Division of Water Resources
regarding well permitting, as stated in the referral response dated September 8, 2021 Evidence
of such shall be submitted in writing to the Weld County Department of Planning Services
(Department of Planning Services)
C The applicant shall submit written evidence from the Colorado Division of Water Resources,
demonstrating that the well is appropriately permitted for commercial use (Department of Public
Health and Environment)
D An On -Site Wastewater Treatment System (OWTS) is required for the shop and the OWTS shall
be installed according to the Weld County On -Site Wastewater Treatment System Regulations
The existing OWTS may be expanded or a new OWTS may be installed (Department of Public
Health and Environment)
E A Road Maintenance Agreement is required at this location Road maintenance includes, but is
not limited to, dust control and damage repair to specified haul routes (Department of Planning
Services - Engineer)
F The map shall be amended to delineate the following
1) All sheets of the map shall be labeled USR21-0011 (Department of Planning Services)
2) The attached Development Standards (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260 D and Section 23-4-1030 of the Weld
County Code (Department of Planning Services)
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 4
4) Show and label any existing and proposed structures, storage areas, surfaces, and
miscellaneous improvements and if such item is associated with the home business
(Department of Planning Services)
5) Show and label the location of any fencing and gating, if applicable Include specification
details on the USR map Refer to Section 23-2-240 A 10 of the Weld County Code
(Department of Planning Services)
6) Show and label the location of any signage, if applicable Include sign specification details on
the USR map Refer to Section 23-2-240 A 12, Chapter 23, Article IV, Division 2, and
Appendices 23-C, 23-D and 23-E of the Weld County Code (Department of Planning
Services)
7) Show and label the location of the trash collection areas, if applicable Include specification
details on the USR map Refer to Section 23-2-240 A 13 of the Weld County Code for design
criteria (Department of Planning Services)
8) Show and label the on -site employee parking areas with stall dimensions, if applicable Refer
to Section 23-2-240 A 6 and Chapter 23, Article IV, Division 1 of the Weld County Code for
design criteria (Department of Planning Services)
9) Show and label any on -site lighting, if applicable All lighting shall be downcast and shielded
so that light rays will not shine directly onto adjacent properties Include lighting specification
details on the USR map Refer to Section 23-2-250 D of the Weld County Code for design
criteria (Department of Planning Services)
10) Show and label the setback radiuses for existing oil and gas tank batteries, wellheads, and
encumbrances, if applicable Setback requirements are located in Section 23-3-70 E of the
Weld County Code (Department of Planning Services)
11) Show and label all recorded easements and rights -of -way on the map by book and page
number or reception number and recording date (Department of Planning Services)
12) County Road 17 is a gravel road and is designated on the Weld County Functional
Classification Map as a local road which requires 60 feet of right-of-way at full buildout The
applicant shall delineate and label on the site map or plat the future and existing right-of-way
(along with the documents creating the existing right-of-way) and the physical location of the
road All setbacks shall be measured from the edge of right-of-way This road is maintained
by Weld County (Department of Planning Services - Engineer)
13) Show and label the approved access location, approved access width and the appropriate
turning radii on the site plan The applicant must obtain an access permit in the approved
location prior to construction (Department of Planning Services - Engineer)
14) Show the approved Colorado Department of Transportation (CDOT) access(es) on the site
plan and label with the approved access permit number, if applicable (Department of
Planning Services - Engineer)
15) Show and label the approved tracking control on the site plan (Department of Planning
Services - Engineer)
16) Show and label the entrance gate, if applicable An access approach that is gated shall be
designed so that the longest vehicle (including trailers) using the access can completely
clear the traveled way when the gate is closed In no event, shall the distance from the gate
to the edge of the traveled surface be less than 35 feet Department of Planning Services -
Engineer)
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 5
17) Show and label the drainage flow arrows (Department of Planning Services - Engineer)
18) Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property (Department of Planning Services - Engineer)
2 Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy ( pdf) of the map for preliminary approval to the Weld County Department of Planning Services
Upon approval of the map the applicant shall submit a Mylar map along with all other documentation
required as Conditions of Approval The Mylar map shall be recorded in the office of the Weld County
Clerk and Recorder by the Department of Planning Services The map shall be prepared in
accordance with the requirements of Section 23-2-260 D of the Weld County Code The Mylar map
and additional requirements shall be submitted within one hundred twenty (120) days from the date of
the Board of County Commissioners Resolution The applicant shall be responsible for paying the
recording fee (Department of Planning Services)
3 In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the map
not be recorded within the required one hundred twenty (120) days from the date of the Board of
County Commissioners Resolution, a $50 00 recording continuance charge shall be added for each
additional three (3) month period (Department of Planning Services)
4 The Use by Special Review is not perfected until the Conditions of Approval are completed and the
map is recorded Activity shall not occur, nor shall any building or electrical permits be issued on the
property, until the Use by Special Review map is ready to be recorded in the office of the Weld
County Clerk and Recorder or the applicant has been approved for an early release agreement
(Department of Planning Services)
5 Prior to Construction
A The approved access and tracking control shall be constructed prior to on -site construction
(Department of Planning Services - Engineer)
B If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required
(Department of Planning Services - Engineer)
Motion seconded by Sam Gluck
VOTE
For Passage
Lonnie Ford
Elijah Hatch
Skip Holland
Sam Gluck
Butch White
Pamela Edens
Michael Wailes
Against Passage Absent
Tom Cope
Michael Palizzi
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioners for further proceedings
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 6
CERTIFICATION OF COPY
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission, do hereby certify that
the above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld
County, Colorado, adopted on October 5, 2021
Dated the 5th of October, 2021
4a YLF-, T Yli1 at a ku
Kristine Ranslem
Secretary
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 7
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Robert Borum
Innotech Machining, Inc
USR21-0011
1 A Site Specific Development Plan and Use by Special Review Permit, USR21-0011, for a home
business (machine shop) outside of subdivisions and historic townsites in the A (Agricultural) Zone
District, subject to the Development Standards stated hereon (Department of Planning Services)
2 Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code (Department of Planning Services)
3 The property owners shall be involved in the home business (Department of Planning Services)
4 The home business shall be incidental to the principal residential use for gainful employment of the
family residing on the property and shall not change the character thereof -(Department of Planning
Services)
5 The maximum number of on -site full-time employees at any given time is eight (8), including the
involved property owners, as requested in the application materials (Department of Planning
Services)
6 The hours of operation are Monday through Friday, 8 00 am to 6 00 pm, year-round, as requested in
the application materials (Department of Planning Services)
7 The existing and proposed landscaping, screening, and fencing shall be maintained (Department of
Planning Services)
8 The employee vehicle parking and storage areas on the site shall be maintained (Department of
Planning Services)
9 All signs shall adhere to Section 23-2-240 A 12, Chapter 23, Article IV, Division 2 and Appendices
23-C, 23-D and 23-E of the Weld County Code (Department of Planning Services)
10 Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan Neither the direct, nor reflected, light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets No colored lights may be
used which may be confused with, or construed as, traffic control devices (Department of Planning
Services)
11 All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-
100 5, C R S ) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination (Department of Public Health and Environment)
12 No permanent' disposal of wastes shall be permitted at this site This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100 5, C R S (Department of Public Health and Environment)
13 Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions The applicant
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code (Department of
Public Health and Environment)
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 8
14 Fugitive dust should attempt to be confined on the property Uses on the property should comply with
the Colorado Air Quality Commission's air quality regulations (Department of Public Health and
Environment)
15 All chemicals must be handled in a safe manner in accordance with product labeling All chemicals
must be stored secure, on an impervious surface, and in accordance with manufacturer's
recommendations (Department of Public Health and Environment)
16 The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in 25-12-103 C R S (Department of Public Health and Environment)
17 Any On -site Wastewater Treatment System located on the property must comply with all provisions of
the Weld County Code, pertaining to On -site Wastewater Treatment Systems (Department of Public
Health and Environment)
18 Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of
the facility, at all times A permanent, adequate water supply shall be provided for dnnking and
sanitary purposes The existing well (permit 100630) cannot be used for the business unless it is
repermitted to allow commercial use (Department of Public Health and Environment)
19 This application is proposing a well as its source of water The applicant should be made aware that
while they may be able to obtain a well permit from the Office of the State Engineer, Division of Water
Resources, the quantity of water available for usage may be limited to specific uses Groundwater
may not meet all drinking water standards as defined by the Colorado Department of Public Health
and Environment and it is strongly encouraged to test drinking water prior to consumption and
periodically test it over time (Department of Public Health and Environment)
20 The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code (Department of Public Health and Environment)
21 The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code (Department of Planning Services -
Engineer)
22 The access to the site shall be maintained to mitigate any impacts to the public road, including
damages and/or off -site tracking (Department of Planning Services - Engineer)
23 There shall be no parking or staging of vehicles on public roads On -site parking shall be utilized
(Department of Planning Services - Engineer)
24 Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire
an approved Right -of -Way Use Permit prior to commencement (Department of Planning Services -
Engineer)
25 The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement (Department of Planning Services - Engineer)
26 The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates (Department of Planning Services - Engineer)
27 The historical flow patterns and runoff amounts on the site will be maintained (Department of
Planning Services - Engineer)
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 9
28 Building permits may be required, per Section 29-3-10 of the Weld County Code Currently, the
following have been adopted by Weld County 2018 International Codes, 2018 International Energy
Code, and 2020 National Electrical Code A Building Permit Application must be completed and two
(2) complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or
engineer must be submitted for review A Geotechnical Engineenng Report, performed by a Colorado
registered engineer, shall be required or an Open Hole Inspection
29 The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code (Department of Planning Services)
30 Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations
31 The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations Substantial changes from the plans
or Development Standards, as shown or stated, shall require the approval of an amendment of the
Permit by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted Any other changes shall be filed in the office of the
Department of Planning Services
32 The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards Noncompliance with any of the foregoing Development Standards may be
reason for revocation of the Permit by the Board of County Commissioners
33 Chapter 23, Article II, Section 23-2-290 A states "Construction or use pursuant to approval of a Use
by Special Review Permit shall be commenced within three (3) years from the date of approval,
unless otherwise specified by the Board of County Commissioners when issuing the original Permit,
or the Permit shall be vacated The Director of Planning Services may grant an extension of time, for
good cause shown, upon a written request by the landowner"
34 Chapter 23, Article II, Section 23-2-290 B states "A Use by Special Review shall terminate when the
use is discontinued for a period of three (3) consecutive years, the use of the land changes or the
time period established by the Board of County Commissioners through the approval process
expires The landowner may notify the Department of Planning Services of a termination of the use,
or Planning Services staff may observe that the- use has been terminated When either the
Department of Planning Services is notified by the landowner, or when the Department of Planning
Services observes that the use may have been terminated, the Planner shall send certified written
notice to the landowner asking that the landowner request to vacate the Use by Special Review
Permit "
35 Chapter 23, Article II, Section 23-2-290 D states "In such cases where the Use by Special Review
has terminated but the landowner does not agree to request to vacate the Use by Special Review
Permit, a hearing shall be scheduled with the Board of County Commissioners to provide the
landowner an opportunity to request that the Use by Special Review Permit not be vacated, for good
cause shown The landowner shall be notified at least ten (10) days prior to the hearing If the Board
of County Commissioners determines that the Use by Special Review has terminated and no good
cause has been shown for continuing the permit, then the termination becomes final and the Use by
Special Review Permit is vacated "
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 10
36 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy, (b) the populous counties
of the state face a critical shortage of such deposits, and (c) such deposits should be extracted
according -to a rational plan, calculated to avoid waste of such deposits and cause the least
practicable disruption of the ecology and quality of life of the citizens of the populous counties of the
state
Mineral resource locations are widespread throughout the County and people moving into these
areas must recognize the various impacts associated with this development Often times, mineral
resource sites are fixed to their geographical and geophysical locations Moreover, these resources
are protected property rights and mineral owners should be afforded the opportunity to extract the
mineral resource
37 WELD COUNTY'S RIGHT TO FARM STATEMENT Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agricultural products sold The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town Along with the drawbacks come the incentives
which attract urban dwellers to relocate to rural areas open views, spaciousness, wildlife, lack of city
noise and congestion, and the rural atmosphere and way of life Without neighboring farms, those
features which attract urban dwellers to rural Weld County would quickly be gone forever
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area Well -run agncultural
activities will generate off -site impacts, including noise from tractors and equipment, slow -moving
farm vehicles on rural roads, dust from animal pens, field work, harvest and gravel roads, odor from
animal confinement, silage and manure, smoke from ditch burning, flies and mosquitoes, hunting and
trapping activities, shooting sports, legal hazing of nuisance wildlife, and the use of pesticides and
fertilizers in the fields, including the use of aerial spraying It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County Section 35-3 5-102, C R S , provides
that an agricultural operation shall not be found to be a public or private nuisance if the agncultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production
Water has been, and continues to be, the lifeline for the agricultural community It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development When moving to the County, property owners and residents must realize they cannot
take water from irrigation ditches, lakes, or other structures, unless they have an adjudicated right to
the water
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of
state and County roads outside of municipalities The sheer magnitude of the area to be served
stretches available resources Law enforcement is based on responses to complaints more than on
patrols of the County, and the distances which must be traveled may delay all emergency responses,
including law enforcement, ambulance, and fire Fire protection is usually provided by volunteers who
must leave their jobs and families to respond to emergencies County gravel roads, no matter how
often they are bladed, will not provide the same kind of surface expected from a paved road Snow
removal priorities mean that roads from subdivisions to arterials may not be cleared for several days
after a major snowstorm Services in rural areas, in many cases, will not be equivalent to municipal
services Rural dwellers must, by necessity, be more self-sufficient than urban dwellers
RESOLUTION USR21-0011
ROBERT BORUM, C/O INNOTECH MACHINING, INC
PAGE 11
People are exposed to different hazards in the County than in an urban or suburban setting Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and
center pivot operations, high speed traffic, sandburs, puncture vines, terntorial farm dogs and
livestock, and open burning present real threats Controlling children's activities is important, not only
for their safety, but also for the protection of the farmer's livelihood
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, October 5, 2021
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,
Elijah Hatch, at 12:33 pm.
Roll Call.
Present: Tom Cope, Lonnie Ford, Elijah Hatch, Skip Holland, Sam Gluck, Butch White, Michael Wailes,
Pamela Edens.
Absent: Michael Palizzi.
Also Present: Michael Hall, Angela Snyder, Maxwell Nader, Jim Flesher, and Tom Parko, Department of
Planning Services; Lauren Light, Department of Health; Bob Choate, County Attorney, and Kris Ranslem,
Secretary.
CASE NUMBER: USR21-0011
APPLICANT: ROBERT BORUM
PLANNER: MICHAEL HALL
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A HOME BUSINESS (MACHINE SHOP) OUTSIDE OF
SUBDIVISIONS AND HISTORIC TOWNSITES IN THE A (AGRICULTURAL)
ZONE DISTRICT.
LEGAL DESCRIPTION: PART OF THE N2SW4SW4 SECTION 21, Ti N, R67W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 17; APPROXIMATELY 0.2 MILES NORTH OF
CR 6.
Tom Cope recused himself from this case as the company he works for has worked on this project
Michael Hall, Planning Services, presented Case USR21-0011, reading the recommendation and
comments into the record. Mr. Hall noted that no written correspondence or telephone calls were received
from surrounding property owners regarding this application. 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.
Bryan Borum, 11561 River Run Parkway, Henderson, Colorado, stated that the machine shop has been in
existence since 2005. They were located in unincorporated Adams County and the building they were
operating in sold so they had to relocate to a property in Arvada that is one-third the size. In September
2019 they purchased this property with the hopes of operating this business. The business is a short run
production and prototype type machine shop. He added that they do plastics, metals, sawing, milling,
grinding, lathe turning and other fabrication activities. Mr. Borum said that there is not a lot of traffic in or
out of the site.
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 USR21-0011 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 Wailes, Seconded by Sam Gluck.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Butch White, Elijah Hatch, Lonnie Ford, Michael Wailes, Pamela Edens, Sam Gluck, Skip Holland.
Absent: Tom Cope.
1
Meeting adjourned at 2 07 pm
Respectfully submitted,
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Kristine Ranslem
Secretary
2
ATTENDANCE RECORD
NAME
- PLEASE
PRINT
LEGIBLY
ADDRESS
EMAIL
John
Doe .
123
Nowhere
Street, City,
State,
Zip
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