HomeMy WebLinkAbout20201435.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, May 5, 2020
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,
Michael Wailes, at 12:44 pm.
Roll Call.
Present: Michael Wailes, Bruce Johnson, Gene Stille, Tom Cope, Lonnie Ford, Richard Beck, Elijah Hatch,
Skip Holland.
Also Present: Kim Ogle, Diana Aungst, and Maxwell Nader, Department of Planning Services; Lauren
Light, Department of Health; Mike McRoberts and Melissa King, Public Works; Bob Choate, County
Attorney, and Michelle Wall, Secretary.
Motion: Approve the March 3, 2020 Weld County Planning Commission minutes, Moved by Gene Stille,
Seconded by Tom Cope. Motion passed unanimously.
The Chair explained there are four cases requesting to be continued to the May 19, 2020 Planning
Commission Hearing. Because the cases have not been noticed, one motion can be made to continue all
four cases. He asked Mr. Choate to read the cases into the record.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
CASE NUMBER:
APPLICANT:
PLANNER:
USR20-0004
COLORADO LIBERTY PIPELINE
DIANA AUNGST
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR OIL AND GAS STORAGE FACILITIES (FOUR (4) 200,000 BBL
STORAGE TANKS, AND ASSOCIATED APPURTENANCES) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
SOUTH OF AND ADJACENT TO CR 30 AND APPROXIMATELY 0.25 MILES
WEST OF CR 47.
USR20-0001
HARD KNOCKS HOMESTEAD, LLC, C/O GERALD AND JACQUELINE
MONROE
DIANA AUNGST
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR MULTI -FAMILY DWELLINGS FOR PERSONS PRINCIPALLY
EMPLOYED AT OR ENGAGED IN FARMING WITH THE H2A PROGRAM IN THE
A (AGRICULTURAL) ZONE DISTRICT.
LOT A REC EXEMPT RE -3090, PART W2SE4 SECTION 5, T4N, R64W OF THE
6TH P.M., WELD COUNTY, COLORADO.
NORTH OF AND ADJACENT TO CR 48; APPROXIMATELY 0.4 MILES WEST
OF CR 53.
USR19-0072
JAMES AND BETTIE MILLER, C/O H. JAMES MILLER
DIANA AUNGST
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A CAMPGROUND (TO ACCOMMODATE UP TO 80 RVS) FOR A
PERIOD OF 6 MONTHS OR LESS PER CALENDAR YEAR IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LOT B REC EXEMPT RE -2549, PART W2NE4 SECTION 16, T7N, R67W OF THE
6TH P.M., WELD COUNTY, COLORADO.
EAST OF AND ADJACENT TO CR 19 AND APPROXIMATELY 250 FEET
SOUTH OF HWY 14.
USR20-0006
HECTOR FAUDOA
KIM OGLE
CoRHVrt:ca};onS
S/20/O
2020-1435
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A HOME BUSINESS (GRANITE AND STONE CUTTING AND
FABRICATION) OUTSIDE OF SUBDIVISIONS AND HISTORIC TOWNSITES IN
THE A (AGRICULTURAL) ZONE DISTRICT
LOT B REC EXEMPT RE -2797, PART E2SE4 SECTION 32, Ti N, R66W OF THE
6TH P.M., WELD COUNTY, COLORADO.
WEST OF AND ADJACENT TO CR 29, APPROXIMATELY 340 -FEET SOUTH OF
CR 2.5.
Bob Choate, County Attorney, said staff recommends continuing these items until May 19, 2020 Planning
Commission Hearing. Surrounding property owners have been notified of this request.
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 USR20-0004, USR20-0001, USR19-0072 and USR20-0006 to the May 19, 2020
Planning Commission Hearing, Moved by Tom Cope, Seconded by Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Johnson, Elijah Hatch, Gene Stille, Lonnie Ford, Michael Wailes, Richard Beck, Skip Holland,
Tom Cope.
CASE NUMBER: COZ20-0001
APPLICANT: SANDRA MIRANDA, SCOTT GILLIS, JILL MARIE VEGA, AND MILTON
ESTEBAN VEGA
PLANNER: MAXWELL NADER
REQUEST: CHANGE OF ZONE FROM THE C-4 (HIGHWAY COMMERCIAL) ZONE
DISTRICT TO THE C-3 (BUSINESS COMMERCIAL) ZONE DISTRICT AND
CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
C-3 (BUSINESS COMMERCIAL) ZONE DISTRICT
LEGAL DESCRIPTION: LOTS 3 AND 4 OF MINOR SUBDIVISION, S-293; BEING PART OF SECTION 1,
T2N, R63W OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: NORTH OF AND ADJACENT TO 1-76 FRONTAGE ROAD, APPROXIMATELY
175 FEET WEST OF CR 73.
Maxwell Nader, Planning Services, presented Case COZ20-0001, reading the recommendation and
comments into the record. Staff received two phone calls from surrounding property owners who did not
have concerns. A letter of opposition, dated April 23, 2020, was received that outlined concerns regarding
the use of the service to develop oil and gas. 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.
Chad Cox, Western Engineering Consultants, 127 South Denver Avenue, Fort Lupton, Colorado is
representing the applicants. Mr. Cox explained the applicant is requesting a Change of Zone and proposing
a Site Plan Review for outdoor RV storage. He explained there is an existing tower and structure on the
property that will remain; no other structures are being proposed. Mr. Cox said the applicant wishes to use
proposed Lot 4 for the RV parking. He said the existing tower meets the Weld County oil and gas setbacks.
Mr. Cox said they believe the Change of Zone will clean up the zoning gap and enhance the existing
commercial development in the area.
Commissioner Cope asked Mr. Cox if the setbacks make the property un-permittable or do not allow any
additional structures on the property. Mr. Cox said that fee mineral owner's attorney requested the applicant
waive any future setback concerns. He said the mineral owners are concerned about new structures on
the property, but the applicant does not plan to build any. Mr. Cox said he understands the original plan
for this property was vertical drilling, but because of setbacks, oil wells would not be permittable.
Bob Choate, County Attorney, explained that there are drilling windows on each property section. Drilling
windows were used before horizontal drilling was a technology. The owners of the underlying minerals
objected to the Change of Zone application. Mr. Choate explained that Mr. Cox's diagrams are showing
that the property is not feasible to drill on. Mr. Choate said it is unlikely that a WOGLA permit would be
issued for any portion of the proposed property that would be under the Change of Zone. He said that the
minerals could be accessed from adjacent properties or from a couple miles away. Mr. Choate said there
is no legal obligation to accommodate the mineral owner's request.
Commissioner Cope explained he was confused. He thought Mr. Cox was talking about the "Change of
Zone" permit was un-permittable, however, the applicant was saying a "drilling" permit would not be
permittable.
Mr. Choate clarified that the Change of Zone request is what the Planning Commission is making a decision
on today. If the applicant chooses to move forward with the RV outdoor storage, that would be a Site Plan
Review that would be an administrative process by the Planning Department. Mr. Choate explained the
applicant could change their mind and apply for any use allowed in the Commercial -3 Zone.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one in the room wished to speak and no emails were received from the public who were viewing the live
stream.
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 COZ20-0001 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 Elijah Hatch, Seconded by Lonnie Ford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Johnson, Elijah Hatch, Gene Stille, Lonnie Ford, Michael Wailes, Richard Beck, Skip Holland,
Tom Cope.
Mr. Choate stated that the applicant for COZ20-0003 was running late and recommended Case USR19-
0075 be moved on the agenda to be heard next.
CASE NUMBER: USR19-0075
APPLICANT: RICHARD AND PATRICIA HUWA, C/O ARNOLD'S CUSTOM SEEDING, LLC
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR OPEN MINING AND PROCESSING OF MINERALS (TOPSOIL
AND OVERBURDEN) IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: NW4 OF SECTION 35, T2N, R63W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 69, SOUTH OF AND ADJACENT TO CR 16.
Kim Ogle, Planning Services, presented Case USR19-0075, 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.
Staff recommended an amendment to the staff report. Mr. Ogle suggested to strike Condition of Approval
1.D. under Prior to Recording the Map. He said the noncommercial junkyard and other debris that was on
the property has been removed.
Mike McRoberts, Public Works, reported on the existing traffic, access to the site and drainage conditions
for the site.
The Chair asked Mr. Roberts how the variance works and if it will be taken to the Board of Adjustment. Mr.
McRoberts explained that a variance request for access would be handled by Public Works.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Doug Cook, 4032 County Road 65, Keenesburg, Colorado. representing Mr. and Mrs. Huwa and Arnold's
Custom Seeding. Mr. Cook stated the applicant is proposing to mine the topsoil. The topsoil will mainly be
used for reclaim of oil and gas locations for things like pulling up the road base during the reclamation
process. He said that will mine one acre at a time and the remaining land will be used to harvest crop bi-
yearly due to it being dryland.
Commissioner Cope asked Mr. Cook how long it will take to mine the whole site. Mr. Cook said with Oil
Trading being a negative $20.00, he believes it will take about ten years. He said if they can get decent
plant growth, the property should be back to its normal state. Mr. Cook said the property used to have flood
ground on it and it was irrigated so that is why the topsoil is at twelve inches. He said it is now dryland and
will sustain a dryland crop with 4 — 5 inches of topsoil.
The Chair asked Mr. Cook if they planned on mining twelve inches deep. Mr. Cook responded that there
is twelve inches of existing topsoil. They will remove and save the top four inches that contain organic
matter in the root base and reuse it for reclamation. The remaining eight inches will be stripped, grub the
material back and start its rotation back into the agriculture use again.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one in the room wished to speak and no emails were received from the public who were viewing the live
stream.
Motion: Delete Condition of Approval 1.D. as recommended by Staff, Moved by Tom Cope, Seconded
by Bruce Johnson. 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 USR19-0075 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of denial, Moved
by Bruce Johnson, Seconded by Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Johnson, Elijah Hatch, Gene Stille, Lonnie Ford, Michael Wailes, Richard Beck, Skip Holland,
Tom Cope.
CASE NUMBER: COZ20-0003
APPLICANT: DOUG DERR AND DARWIN DERR
PLANNER: KIM OGLE
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
1-2 (MEDIUM INDUSTRIAL) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT A REC EXEMPT RECX16-0165, PART NE4 SECTION 4, T5N, R65W of the
6th P.M., WELD COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO NORTH BALSAM AVENUE; APPROXIMATELY
1100 FEET SOUTH OF EAST "C" STREET (CR 62).
Kim Ogle, Planning Services, presented Case COZ20-0003, 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.
Commissioner Cope stated that he has worked with the Derr's in the past, but not with this particular project.
He did not feel he had to recuse himself from the case.
Commissioner Hatch said that he has also worked with the Derr's but did not feel he had to recuse himself
from the case.
The Chair asked if anyone had an issue with Commissioner Cope or Commissioner Hatch continuing with
the case. No one objected.
Bob Choate, County Attorney, addressed the Chair that the issue with the live streaming was resolved and
the public can now view and participate in public comments. Mr. Choate advised the Chair to allow extra
time for public comment so there is enough time for them to send an email.
J.C. York, J & T Consulting, 305 Denver Avenue, Suite D, Fort Lupton, Colorado, representing Doug and
Darwin Derr. Mr. York said the property is about 8.463 acres. He stated that the proposal is consistent
with the County's Comprehensive Plan and other industrial and commercial zoning sites are in the area.
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 explained that the public audience who are watching the live stream may email comments or
questions to pctechsc weldgov.com. Commissioner Wailes called a recess at 1:45 p.m. to allow five
minutes for emails to arrive.
The meeting reconvened at 1:54 p.m. No emails were received from the public who were viewing the live
stream.
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 COZ20-0003 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 Elijah Hatch.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Johnson, Elijah Hatch, Gene Stille, Lonnie Ford, Michael Wailes, Richard Beck, Skip Holland,
Tom Cope.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
COZ20-0002
SCOTT T. AND S. LYNN LARAMORE
DIANA AUNGST
CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
1-2 (MEDIUM INDUSTRIAL) ZONE DISTRICT
LOT A RECX17-0067; AND LOTS A AND B RECX17-0068; ALL BEING PART OF
THE E2SW4 OF SECTION 19, T6N, R65W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
NORTH OF AND ADJACENT TO AA STREET AND APPROXIMATELY 0.45
MILES EAST OF CR 37.
Diana Aungst, Planning Services, presented Case COZ20-0002, reading the recommendation and
comments into the record. The Department of Planning Services recommends denial 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. Ms. Light recommended Condition of Approval 2.14. to be
changed to read, "Water service may be obtained from North Weld County Water District or the City of
Greeley."
Commissioner Cope announced that he generated a soils report for this property in 2008 and wondered if
he should recuse himself. He said the soils report was for the residential use of the house and septic.
Mr. Choate explained that Commissioner Cope has the ability to recuse himself; however, since
Commissioner Cope was not involved with the development application as it is right now and the soils report
is not for the new proposal, he did not see an issue with Mr. Cope continuing with the case. Commissioner
Cope said he is not involved in the new proposal. The other Commissioners said they did not see a problem
with it.
Kris Pickett, 1211 9th Street, Greeley, Colorado, representing the Laramore's. Mr. Pickett said that he is
frustrated and disappointed to come before the Board with a recommendation of denial from staff. He said
this is the first time in 25 years of being in Greeley, that a case he is presenting is recommended for denial.
Mr. Pickett said the applicants did a recorded exemption and have three residential lots. When the
applicants put the land on the market, all interested parties want to develop the properties for business. He
said they came in for a pre -application meeting in July 2019 and turned in an initial Change of Zone
application in October 2019. Mr. Pickett said that he felt all responses with staff up until April 23, 2020,
were either positive or neutral. He received the City of Greeley's referral response on April 23, 2020. Mr.
Pickett said he received staff comments with recommendation for denial on April 29, 2020. He feels the
proposal would be compatible with the area. To the South of AA Street there is a grain elevator and oil and
gas tanks. The property is also near the JBS plant. Mr. Pickett said the Greeley Growth Area Map indicated
an Employment Corridor along U.S. Highway 85. He said this site is a half a mile from that proposed
corridor.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one in the room wished to speak and no emails were received from the public who were viewing the live
stream.
Commissioner Stille asked staff to pull up a google map of the area. He wondered if there are any industrial
sites. Commissioner Johnson said there is a USR on the old Monfort site. Commissioner Cope said it
appears that the old Monfort site is now owned by West Plain LLC and Robinson Property Holdings. Those
sites visually appear to be agricultural/industrial. Ms. Aungst said the applicant's property is surrounded by
agricultural use, but to the south there are two USR's with industrial use. Commissioner Johnson stated
that he understands the applicant's frustration with zoning in this area.
Commissioner Beck asked staff if the City of Greeley doesn't want the zoning changed because they want
houses built in that area in the future. Ms. Aungst said she would not interpret their referral to mean that;
she thinks they are saying it is urban reserve and not expecting it to develop for the next twenty years.
Commissioner Holland said that the County has been educating the Planning Commission and others about
the plans for updating the Comprehensive Plan. He wondered if the staff's recommendation was based on
the Comprehensive Plan that was recently adopted. Mr. Choate explained changes to the Comprehensive
Plan are currently being drafted and have not yet been adopted. Commissioner Holland asked staff if they
are basing their decision on the City of Greeley's Comprehensive Plan. Ms. Aungst said there is not
currently a land use map or subarea plans for Weld County. She stated that staff cannot support spot
zoning and there is not industrial zoning in the nearby area.
Commissioner Cope asked staff why the applicant was not informed earlier that staff cannot support spot
zoning. Ms. Aungst said she sent an email on April 1, 2020, informing the applicant that they could not
support their request for a change of zone. She said up until that time, they had not made a decision one
way or the other.
Mr. Picket said he did not receive that email. He explained his frustration that during the last eight months,
there was no explanation there would be a recommendation of denial. Mr. Pickett said that staff should
have mentioned at the pre -application meeting that spot zoning would be a challenge.
Bob Choate, County Attorney, explained that spot zoning is zoning that is not supported by the
Comprehensive Plan. He said changes are being drafted for an updated Comprehensive Plan. Mr. Choate
explained it would be inappropriate for planners to make a recommendation on an application until they
have received all the referrals back and can apply those with the Comprehensive Plan.
Staff recommended Condition of Approval 2.14. be changed to read, "Water service may be obtained from
North Weld County Water District or the City of Greeley."
Motion: Amend Condition of Approval 2.14. as recommended by Staff, Moved by Tom Cope, Seconded
by Bruce Johnson.
Vote: Motion passed (summary: Yes = 6, No = 2, Abstain = 0).
Yes: Bruce Johnson, Elijah Hatch, Lonnie Ford, Michael Wailes, Skip Holland, Tom Cope.
No: Gene Stille, Richard Beck.
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.
Commissioner Johnson asked the County Attorney when the applicant could reapply if their application is
denied and then the zoning is changed in the updated Comprehensive Plan. Mr. Choate explained there
is provision in the Weld County Code in Chapter II that requires the applicant to wait five years unless they
can show a change in circumstances or change in law.
Commissioner Cope said he agreed with the applicant that there is a good chance that in the future this
area could become an industrial area. He said the Planning Commission has to base their decision on
today's criteria. Commissioner Cope said it is his opinion that it would be spot zoning and does not meet
the criteria. He said staff identified it well, but he wished they could have informed the applicant at an earlier
stage that it could not be supported.
Commissioner Johnson agreed with Commissioner Cope. He said that based on discussions about
updating the Comprehensive Plan and code changes with USRs, it has been difficult for making decisions.
Commissioner Beck asked the County Attorney if the applicant could come back and apply for a USR before
five years. Mr. Choate said they could. They would have to apply for a Substantial Change. If the Board
of County Commissioners agrees that it is a substantial change, then the applicant could apply for a USR.
Commissioner Holland asked if the applicant had applied for a USR with a specific proposal for a mixed
industrial use, would the mindset of approving the application be different. The Chair explained that with a
USR the applicant has to apply for specific use and map out exactly what the site will look like. However,
with a Change of Zone it is not known what Site Plan Reviews will be applied for, only what land use is
approved.
Motion: Forward Case COZ20-0002 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of denial, Moved
by Gene Stille, Seconded by Bruce Johnson.
Vote: Motion passed (summary: Yes = 7, No = 1, Abstain = 0).
Yes: Bruce Johnson, Elijah Hatch, Gene Stille, Lonnie Ford, Richard Beck, Skip Holland, Tom Cope.
No: Michael Wailes.
The Chair stated that sometimes he feels that other municipalities or other organizations are dictating some
of the County's land use. He said he thinks it is unfortunate that this applicant invested a lot of time and
money, but it does not meet the criteria for today, but could in the near future. Mr. Wailes said it is his
opinion that it seems like the decision for staff to recommend denial didn't occur until they heard the City of
Greeley's referral comments.
The Chair asked the public if there were other items of business that they would like to discuss.
Commissioner Johnson wished to make a comment as a member of the public. He said he understands
the applicant's frustration from COZ20-0002 because he has been dealing with a similar situation that is
about a half of a mile away from the property. Commissioner Johnson said he realizes the Comprehensive
Plan has not been updated. He feels the decision to approve a Change of Zone is complicated because it
is considered spot zoning when the property is not near other similar uses; however, there is discussion on
how the zoning needs to be changed to allow areas for commercial/industrial. Commissioner Johnson
thinks this will be confusing to applicants.
Commissioner Beck said he thinks it is the Planning Department's responsibility to let the applicant know
right away if they are in denial of the application.
Commissioner Cope said he understood it that the new Comprehensive Plan that is being drafted was not
considered in the case at all. It is his opinion that we don't know what the new plan will entail but he
anticipates there will not be land use allowing industrial zoning in that area.
Tom Parko, Planning Director, addressed the Planning Commission and explained there have been a lot
of challenges with Planning during the past few years regarding zoning code changes. The current
Comprehensive Plan contains goals, policies and strategies. There are not any tools such as a land use
map or subarea plans in Weld County. Mr. Parko explained that the Planners have to look at each case as
a case by case basis. He said that at pre -application meetings, staff tries to remain neutral as they cannot
make any guarantees. All the facts have to be before the Planner before they can make a recommendation,
which usually happens after the referral process. Mr. Parko said the goal is to have adequate tools such
as a land use map and subarea plans to help Planners and applicants. He said they plan on doing public
outreach to request public feedback and questions for the new plan.
Bob Choate, County Attorney, said the new Comprehensive Plan is being drafted. He asked the Planning
Commission for their participation in the process. Once adopted, the new plan will be a great tool for users
to reference whether a development will be supported.
The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 3:29 pm.
Respectfully submitted,
Michelle Wall
Secretary
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