HomeMy WebLinkAbout20210513.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, February 16, 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 12:30 pm.
Roll Call.
Present: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
Absent/Excused: Butch White, Dwaine Barclay, Sam Gluck, Troy Mellon.
Also Present: Chris Gathman, Angela Snyder, and Maxwell Nader, Department of Planning Services;
Lauren Light, Department of Health; Mike McRoberts, Melissa King, and Zack Roberson, Department of
Public Works; Bob Choate and Karin McDougal, County Attorney, and Kris Ranslem, Secretary.
Motion: Approve the February 2, 2021 Weld County Planning Commission minutes, Moved by Tom Cope,
Seconded by Lonnie Ford. Motion passed unanimously.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR20-0035
THOMAS AND CORINNE MOORE
ANGELA SNYDER
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW FOR
AN EVENT CENTER IN THE A (AGRICULTURAL) ZONE DISTRICT.
LOT A REC EXEMPT RE -2537, PART S2SW4 SECTION 14, T6N, R66W OF THE
6TH P.M., WELD COUNTY, COLORADO
NORTH OF AND ADJACENT TO STATE HIGHWAY 392; APPROXIMATELY
1960 -FEET EAST OF CR 33.
Angela Snyder, Planning Services, presented Case USR20-0035, reading the recommendation and
comments into the record. She noted three items that could be a concern with a wedding event venue like
this. She said that the application did not include landscape and screening; however, the Department of
Planning Services is requiring a landscape/screening plan from the parking as a condition of approval. Ms.
Snyder said that there are a lot of neighbors which were sent notice and the applicant also reached out to
those property owners prior to submitting the application and no responses were received from any
neighbors. Regarding the noise concern, the applicant did create a noise narrative themselves and it seems
like if the speakers are put inside the lean-to and point it towards their property the applicants believe that
only one side of the property might be impacted and might go over the decibel limit by three decibels. She
emphasized that the applicant did not account for background or road noise and it was not a professional
study. The Department of Planning Services recommends approval of this application with the attached
conditions of approval and development standards.
Ms. Snyder stated that the Access Control Plan for State Highway 392 requires that the access be
converted to a right -in, right -out driveway and that people should go to County Road 33 and make a U-turn
to come into the property. She added that the applicant strongly objects to the fact that this would trigger
the Access Control Plan and wishes to maintain the full use onto Highway 392 that they currently have now.
Zack Roberson, Public Works, stated that Highway 392 is under the jurisdiction of Colorado Department of
Transportation (CDOT) and they have control over the access point. He added that this particular access
point is identified in the Access Control Plan and is labeled as "if the property were ever have a change of
use or be redeveloped it would need to be upgraded and changes to a right -in, right -out" and that was
identified in that study. Public Works is requesting that this simply comply with the CDOT Highway Access
Control Plan for Highway 392.
Mr. Roberson reported on the traffic information and drainage conditions for the site. He added that no
drainage report is requested at this time as the applicant has claimed an exception to build up to a 2000
square foot building which is a one-time exception that can be used on this parcel.
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Commissioner Ford referred to the right -in and right -out access and stated that he is concerned with having
the public do U-turns to come back to access the site. He added that it is a big safety concern for the
County intersections and there is a lot of traffic on Highway 392. Mr. Roberson said that they could do
auxiliary turn lanes and added that he met with Tim Bilobran of CDOT on the number of events held each
year and Mr. Bilobran doesn't believe auxiliary turn lanes are triggered at this time.
Commissioner Stille asked if there are any round-abouts scheduled for Highway 392, specifically County
Road 35 and Highway 392. Mr. Roberson stated that a signal is planned at County Road 35 and Highway
392.
Commissioner Stille asked if there is an easement for the Greeley No. 2 Ditch, which is on the north side
of this site. Staff was unsure and will research that issue.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan. The applicants did conduct their own noise study and did a
good job, but it wasn't with a calibrated noise meter and they didn't remove the noise levels from traffic or
wind. She added that this noise study wasn't prepared by a professional. Ms. Light said that the applicants
did indicate a noise level of 58 decibels recorded 25 feet from the west property line and the daytime
residential noise limit is 55 dba and for every 3 decibel increase that doubles the noise. Ms. Light said that
because the study wasn't done with calibrated equipment or deleting the background noise Staff suggested
to leave the noise limit of residential and it is up to the applicants to adhere to that standard.
Commissioner Stille asked where the septic leach field is in regard to the parking area. Staff will research
and report back.
Mr. Roberson, Public Works, stated that there is a 30 -foot easement on the back side of the property for
the Greeley No. 2 canal but it didn't identify who has the rights to use that. Ms. Snyder added that it is a
prescriptive easement.
Corinne Moore, 16381 Highway 392, stated that the idea of a wedding venue started with her son. She
said when her son was looking at venues everything was way out of their price range so they looked at
hosting it at their property. She said that they had around 120 guests and the idea was brought up to have
this as a wedding venue. Ms. Moore said that they will be retiring soon and added that this will be a nice
side business to earn some income.
Ms. Moore said that the septic system is on the other side of the property so it is not where the parking will
be located.
Commissioner Holland referred to the lean-to and asked if building permits have been acquired for the
proper use. Staff stated that it would depend on the size of the structure.
Commissioner Cope referred to the access point and asked for the applicant's opinion. Ms. Moore said
she had two (2) traffic studies done after CDOT asked for more information. CDOT is requiring a porkchop
access and then the public would perform U-turns at the intersections east and west of the site. She said
that she has photos of those intersections and feels it would be more dangerous for people turning on
Highway 392. She added that they would provide parking assistance on site when holding events that
would direct traffic so there is no staging at the access.
Commissioner Cope asked if the traffic study recommended a right -in and right -out. Ms. Moore replied no
and added that they said because of the infrequency and that the events are held on the weekends that
they would not recommend any type of change in the access.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Commissioner Ford asked Staff if the right -in, right -out access is required by law. Mr. Roberson said that
requirement is not dictated by State law but it is identified in the Access Control Plan for Highway 392. In
response to Commissioner Ford's inquiry, Mr. Roberson replied that CDOT will require the right -in, right -
out access. Commissioner Cope said all that is changing is transferring the problem to the intersections
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and the intersection of County Road 33 is a ditch immediately after the road and believes it is a bigger
problem. Mr. Cope suggested to the applicant to have the traffic engineer approach the State with the
safety issues. He added that because of the access process CDOT may not have an option but it is worth
speaking to CDOT again about it.
Commissioner Holland referred to the lean-to and other structures and wanted to ensure that these are
properly constructed under a building permit that is approved. Ms. Snyder said that all the buildings are
vetted through the building department. Mr. Holland inquired where the fire hydrant is located. Ms. Moore
stated that there is a fire hydrant located at the lower left corner of the property. Mr. Holland emphasized
that his questions were to the safety for the guests and protecting the investments on this property.
Tyler Trober, 2820 Crescent Cove Drive #105, Evans, Colorado, stated that Fire Station #3 is located one
and one-half to two miles away and the response time is five to eight minutes at any given time.
Ms. Light referred to Development Standard 20 and suggested adding "except for the west property line
which shall adhere to 60 db(A)" to the end of the sentence.
Motion: Amend Development Standard 20, as recommended by Staff, Moved by Gene Stille, Seconded
by Tom Cope. 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 USR20-0035 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 Skip Holland, Seconded by Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
Commissioner Holland stated that Staff has done a very good job in guiding and relating the application to
the Sections of the code. He added that the applicants have a neighborhood that supports this project.
CASE NUMBER: USR20-0037
APPLICANT: DEAN PRINE AND KELLI BECKVERMIT-PRINE
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ACCESSORY BUILDINGS WITH GROSS FLOOR AREA LARGER
THAN FOUR (4) PERCENT OF THE TOTAL LOT AREA OF A LOT IN A
SUBDIVISION (CARMACAR RANCHETTES) IN THE A (AGRICULTURAL) ZONE
DISTRICT.
LEGAL DESCRIPTION: LOT 12 BLOCK 3 CARMACAR RANCHETTES, BEING PART OF SECTION 5,
T1 N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO
LOCATION: EAST OF AND ADJACENT TO FIR AVENUE AND APPROXIMATELY 1,600
FEET NORTH OF CR 12.
Chris Gathman, Planning Services, presented Case USR20-0037, reading the recommendation and
comments into the record. Mr. Gathman noted that a letter was received from an adjacent property owner
with some issues on accessing the online permit site regarding this application. He added that he did send
them the application to review and the neighbors felt that the existing building is more than adequate for
their needs and are opposed to any further building additions on the site. The Department of Planning
Services recommends approval of this application with the attached conditions of approval and
development standards.
Melissa King, Public Works, reported on the existing traffic, access to the site and drainage conditions for
the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
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Kelli Beckvermit-Prine, 5346 Fir Avenue, stated that they added a pole barn in 2015 for their farm and lawn
equipment. The proposed addition would be to store her son's truck who passed a couple years ago. The
second story would be used for personal storage and a home office.
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 USR20-0037 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 Tom Cope, Seconded by Lonnie Ford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
The Chair called a recess at 1:42 p.m. and reconvened the hearing at 1:48 p.m.
Bob Choate left the meeting and Karin McDougal entered to fill his place.
CASE NUMBER: USR20-0036
APPLICANT: CACTUS HILL RANCH CO, C/O MATT SCHILZ, PUBLIC RADIO FOR THE
FRONT RANGE
PLANNER: MAXWELL NADER
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A 199 -FOOT TALL TELECOMMUNICATION ANTENNA TOWER
AND ASSOCIATED GROUND EQUIPMENT IN THE A (AGRICULTURAL) ZONE
DISTRICT.
LEGAL DESCRIPTION: PART SE4 SECTION 17, T7N, R67W OF THE 6TH P.M., WELD COUNTY,
COLORADO
LOCATION: NORTH OF AND ADJACENT TO CR 80; WEST OF AND ADJACENT TO HWY
257.
Maxwell Nader, Planning Services, presented Case USR20-0036, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards.
Zack Roberson, Public Works, reported on the existing traffic, access to the site and drainage conditions
for the site. A Road Maintenance Agreement will be required during construction only.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Matt Schilz, 3801 Caribou Drive, Fort Collins, stated that KRFC FM is owned and operated by Public Radio
for the Front Range. He added that they started a small FM station near Highways 257 and 14 in 2004.
Over the years the cotton wood trees on this property grew so tall that it started interfering with their radio
signal. Mr. Schilz said that they started working with the FCC and different engineering consultants to
upgrade their signal and added that they have identified an opportunity to upgrade their signal which
involves a bigger antenna.
Commissioner Cope asked if regulations change at 200 feet. Mr. Schilz said that at a 200 -foot tower you
are required to light it and perform an Antenna Structure Registration with the FAA and since they don't
need the extra height there is no point in incurring those additional costs.
Commissioner Hatch asked if they will lease antenna space on the tower. Mr. Schilz replied that they do
intend to lease out space on the tower.
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 USR20-0036 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 Gene Stille, Seconded by Lonnie Ford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
CASE NUMBER: USR21-0001
APPLICANT: ZACHARY FRANK AND BRANDI MCCLEARY
PLANNER: MAXWELL NADER
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ACCESSORY BUILDINGS WITH GROSS FLOOR AREA LARGER
THAN FOUR PERCENT (4%) OF THE TOTAL LOT AREA IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT 3 BLOCK 76 ARISTOCRAT RANCHETTES 3R° FILING; BEING PART OF
SECTION 26, T2N, R66W OF THE 6TH P.M., WELD COUNTY, COLORADO
LOCATION: SOUTH OF AND ADJACENT TO CASLER AVE; APPROXIMATELY 240 FEET
EAST OF JADE STREET.
Maxwell Nader, Planning Services, presented Case USR21-0001, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards.
Melissa King, Public Works, reported on the existing traffic, access to the site and drainage conditions for
the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Zachary Frank, 16410 Casler Avenue, Fort Lupton, stated that the proposed 60x40 building is to be used
for personal storage of car collection.
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 theyhave 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 USR21-0001 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 Tom Cope, Seconded by Skip Holland.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
CASE NUMBER: COZ20-0009
APPLICANT: DURAN ENTERPRISES, LLC
PLANNER: ANGELA SNYDER
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
I-2 (MEDIUM INDUSTRIAL) ZONE DISTRICT.
LEGAL DESCRIPTION: NE4NW4 SECTION 33, T6N, R66W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 64, EAST OF AND ADJACENT TO 71ST
AVE.
Angela Snyder, Planning Services, presented COZ20-0009 reading the recommendation and comments
into the record. Ms. Snyder stated that a Site Plan application is required to operate the use in the Industrial
Zone District and is currently required under Condition of Approval 1.B. She requested to remove this
Condition of Approval 1.B from prior to recording the plat and add a new Condition of Approval 5.
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Ms. Snyder noted that a letter was received from the property owner to the south who didn't indicate an
objection to the change of zone; however, they requested that nuisances be mitigated as development
occurs on this site and suggested a 15 to 20 foot berm. She added that Site Plans do require that industrial
uses are screened from adjacent residential properties and a berm is a reasonable solution in this case so
long as it is not in an easement of record or in that floodplain. She said that screening is reviewed in the
Site Plan Review process. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards.
Commissioner Hatch asked where the berm will be located on the property. Ms. Snyder said that the
adjacent property owner requested to have the berm on the property line; however, there is a water line
easement at the property line and believes that they will keep it close but not on the easement.
Commissioner Holland clarified if Greeley is not interested in annexing this site. Ms. Snyder said that
Greeley understands what is on site has been permitted through Weld County and from their referral it
seems that they would be interested in annexing if sewer service was required.
Commissioner Holland asked if they would be annexed would Greeley give them same zoning. Ms. Snyder
said that she assumed they would and added that they would also have to honor the site plan.
Commissioner Hatch clarified if this is triggered from an enforcement issue or at the request of the property
owner. Ms. Snyder said it was at the request of the property owner.
Commissioner Stille asked where the sewer line is and where it ends. Ms. Snyder said it is on the southern
end of the property and added that she is not aware of where it ends.
Mike McRoberts, Public Works, reported on the existing traffic, access to the site and drainage conditions
for the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements.
Kris Pickett, 1211 9th Street, Greeley, stated that what prompted this request was the signage limits and
there are industrial uses on site so it made sense to request for it to be zoned properly. He referred to the
proposed berm on the south property line and said that there is room on the north side of the stormwater
treatment area. Mr. Pickett stated that the sewer line comes from a lift station in Poudre River Ranch and
runs along the south property line down to 71St Avenue.
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 referred to Staffs request to change the Draft Resolution. Ms. Snyder requested to remove
Condition of Approval 1.B and add a new Condition of Approval 5 to read "The applicant shall be allowed
120 days from the date the plat is recorded to submit a Site Plan Review application".
Motion: Delete Condition of Approval 1.B and add a new Condition of Approval 5 as stated by Staff, Moved
by Tom Cope, Seconded by Gene Stille. Motion carried unanimously.
The Chair asked the applicant if they have read through the amended Conditions of Approval and if they
are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case COZ20-0009 to the Board of County Commissioners along with the Conditions of
Approval with the Planning Commission's recommendation of approval, Moved by Tom Cope, Seconded
by Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 5).
Yes: Elijah Hatch, Gene Stille, Lonnie Ford, Skip Holland, Tom Cope.
The Chair asked the public if there were other items of business that they would like to discuss. No one
wished to speak.
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The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 2:42 pm.
Respectfully submitted,
-61iNvwAno(om,
Kristine Ranslem
Secretary
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