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Home My WebLink About20191527.tiffBEFORE THE WELD COUNTY, COLORADO. PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Bruce Johnson, 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: APPLICANT: PLANNER: REQUEST LEGAL DESCRIPTION. LOCATION: U S R 18-0125 HIGH PLAINS RV STORAGE & SERVICE, LLC KIM OGLE A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR ANY USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE. OR A USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (RV AND BOAT STORAGE. TWO DUMP STATIONS, A 100,000 GAL FIRE SUPPRESSION TANK, STEEL FRAMED ENCLOSED AND COVERED PARKING GARAGES, ONE 6000 SF STEEL FRAMED RV MAINTENANCE SHOP WITH OFFICE AND SECURITY LIVING QUARTERS) PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR LOTS PARTS OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT LOT A REC EXEMPT RE -4435, PART N2 SE4 NE4 SECTION 33, T1 N. R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. WEST OF AND ADJACENT TO CR 7; APPROXIMATELY 3325 FEET NORTH OF HIGHWAY 7 (CR 2). be recommended favorably to the Board of County Commissioners for the following reasons: 1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the Weld County Code. 2. It is the opinion of the Department of Planning Services' staff 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 and any other applicable code provisions or ordinance in effect. Section 22-2-20. G.A.Goal 7. states "County land use regulations should protect the individual property owner's right to request a land use change." The property historically was a large tract of agriculture land with a residence and outbuildings that in 2006 was split into two equal parcels through the Recorded Exemption land use application process. The easternmost parcel was without improvements and is viable for development. Section 22-2-20.G.2 A.Policy 7.2 states "Conversion of agricultural land to nonurban residential, commercial and industrial uses should be accommodated when the subject site is in an area that can support such development, and should attempt to be compatible with the region." The proposed facility is located east of a permitted mini -storage and RV surface parking area (USR15-0045) that gains access from the same private easement. This property is adjacent to County Road 7 a paved road that is designated on the Weld County Functional Classification Map as an arterial road, which requires 140 feet of right-of-way and the proposed facility is also within 3200 feet of the intersection of County Road 7 and Highway 7 (County Road 2) within the City and County of Broomfield. Section 22-2-20.H.3. A.Policy 8.3. The land use applicants should demonstrate that the roadway facilities associated with the proposed development are adequate in width, classification and structural capacity to serve the proposed land use change. Weld County Public Works has reviewed the proposal having direct access onto County Road 7 a paved arterial road that is maintained by Weld County. Access to the property is via a private RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 2 easement from the site entrance/exit to the County Road 7 access point. The existing access and utility easement is 30 -feet in width created on March 25, 1974 under Reception number 1632579. As a condition of approval, a Weld County Improvements and Road Maintenance Agreement with triggers is required for off -site improvements. Section 22-2-20.D. A.Goal 4. states "Promote a quality environment which is free of derelict vehicles, refuse, litter and other unsightly materials." The applicant indicates that at no time will a vehicle that is inoperable (unable to move under its own power); is partially or totally dismantled: has all or portions of its body work missing or is substantially damaged: does not have valid registration with the State, as required by Section 42-3- 103. 42-3-138 or 42-12-102, C.R.S., and/or the number plate assigned to it is not permanently attached to the vehicle, as required by Section 42-3-123, C.R.S.; or is lacking proper equipment to the extent that it would be unsafe or illegal to use on public road rights -of -way or otherwise not equipped with lamps and other equipment, as required in Sections 42-4-202 to 42-2-227. C.R.S. be parked or stored on premises. The applicant is providing a dumpster for disposal of trash and is also proposing two (2) dump stations to address effluent transfer from the recreational vehicles to a sealed vault that is pumped on a regular basis by a licensed service provider. Section 22-6-20.C.1 ECON.Policy 3.1. states "County activities and regulation should protect the rights of private property owners and the public health, safety and welfare, recognizing that these basic rights and protections allow the free market to prosper and grow the local economy." The proposed facility location and the property surrounding the site is predominately comprised of agricultural and residential lots. There are new residential communities being developed to the south, southwest, and southeast of the site. This proposed business provides those residents of the aforementioned communities with an opportunity to store their recreational vehicles close to home without violating their HOA covenants. The proposed use is in an area that can support this development and the proposed landscape treatment, limited downcast security and operational lighting and opaque screening, the Development Standards, and the Conditions of Approval will assist in mitigating the impacts of the facility on the adjacent properties and ensure compatibility with surrounding land uses and the region. B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-40.S which allows for a Site Specific Development Plan and Use by Special Review Permit for any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (RV and boat storage, two dump stations, a 100,000 gallon fire suppression tank, steel framed enclosed and covered parking garages, one 6000 SF steel framed RV maintenance shop with office and security living quarters) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions. The A (Agricultural) Zone District is intended to provide areas for the conduct of uses by Special Review which have been determined to be more intense or to have a potentially greater impact than uses Allowed by Right. The A (Agricultural) Zone District regulations are established to promote the health, safety and general welfare of the present and future residents of the County. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The adjacent lands consist of pasture, small crop production, obsolete egg production facilities and rural residences. Residences are in close proximity in each direction, to the north the distance is 249 feet more or less from the north property line; to the east the residence is 195 feet more or less to the east property line; to the south the residence is 588 -feet more or less to the south property line and to RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 3 the west the residence is 300 -feet more or less from the west property line. There are several USRs within one mile of the site. To the west is USR-1627 for a Buddhist Temple and School: USR15-0045 for RV, Boat and Trailer Storage. an office/Caretaker building and a garage. To the north are SUP -97 for an Egg Production Facility, 1MUSR16-99-1004 for an accessory structure and more than the number of horses allowed as a use by right; and USR-748 for a Furniture Manufacturing Facility. To the east across County Road 7 are USR-1359 for a Home Business, Trophy Production; SUP -54 for a water well and pump house; USR-749 for a Home Business and Accessory Structure; USR-1581 for a Landscape Contractor Business, USR15-0055 for a Second Single Family Dwelling, USR-984 for an Accessory Structure and USR-1630 for a Church. Lands less than one-half mile to the west have been annexed into the Town of Erie as part of the Vista Ridge subdivision and lands less than one -eighth of a mile to the south are within the City and County of Broomfield and are developing as residential subdivisions. The Weld County Department of Planning Services sent notice to twenty-two (22) Surrounding Property Owners. Planning staff received no correspondence from surrounding property owners within 500 feet of the parent parcel. Planning staff have received two (2) telephone calls from property owners within the Ranch Eggs subdivision who held concerns with traffic, lighting and property value devaluation. The applicant has been in contact with the Surrounding Property Owners and conducted a community meeting on January 17, 2019 with the Homeowners Association for Ranch Eggs, Inc. The applicant submitted copies of the proposed facility plan and information contained in the USR application file. The applicant has also had informal conversations with neighbors to the west who share the common easement access onto County Road 7. The Conditions of Approval require that the applicant submit an Emergency Action and Safety Plan and a Road Maintenance and Improvements Agreement (for roads and traffic) and a Landscaping/Screening Plan. The Development Standards and Conditions of Approval will assist in mitigating the impacts of the facility on the adjacent properties and ensure compatibility with surrounding land uses and the region. C. Section 23-2-220.A.4 -- The uses which will 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 the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. The site is located within the three (3) mile referral area of Town of Erie. City of Northglenn, City and County of Broomfield and Adams County. The City of Northglenn in their referral dated December 20, 2018 indicated no conflicts with their interests. The Town of Erie in their referral dated December 21, 2018 stated "Weld County has previously met with the Town of Erie and the City and County of Broomfield to discuss the growing traffic along WCR 7 and the lack of improvements being done by developments along it. As this County development directly fronts WCR 7, the Town is curious what improvements the County will be requiring this development complete to WCR 7." The City and County of Broomfield in their referral dated January 8, 2019 indicated "The City and County of Broomfield has reviewed your referral and have made the comments contained in this letter. 1. It appears right-of-way is being preserved for the future widening of CR 7. It is unclear how far the fence is being setback from the current roadway and how that in addition to a berm impacts visibility. 2. The traffic study should address any impacts to CR 7 at State Highway 7. a What roadway improvements are proposed on CR 7? There do not appear to be any shown for turning movements of large vehicles and trucks pulling trailers. 4. How is the site and parking areas being screened from CR 7 and adjacent residential properties? Appropriate screening is needed." RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE, LLC PAGE 4 Adams County did not provide a referral response. The Town of Erie in the Comprehensive Plan - 2015 Update Land Use Plan map identifies the project area as being within the jurisdiction of the City and County of Broomfield. The City and County of Broomfield in their 2016 Comprehensive Plan Land Use map designates the lands east of Sheridan Parkway and South of Lowell Lane as residential with limited commercial development proposed for lands north of Highway 7 (County Road 2) east of Sheridan and west of the new aligned Huron Street (CR 7.5) Lands to the west of County Road 7 and south of Lowell Lane are slated for 1010 residential units in the Highland subdivision and lands to the east of County Road 7 south of Lowell Lane are slated for 377 residential units in the Palisade subdivision. Adams County and the City of Northglenn while within the three (3) mile referral area are not adjacent to Weld County for this proposed project location. D. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and Xl. of the Weld County Code. The property is located within the Geologic Hazard Overlay District, where lands are prone to subsidence, or the sinking or settling of the ground surface. Ground subsidence can result from the settlement of native low -density soils, or the caving in of natural or man-made underground voids. Subsidence may occur gradually over many years as sags or depressions form on the ground surface. It's more infrequent, but subsidence can occur abruptly -virtually instantly -as dangerous ground openings that could swallow any part of a structure that happen to lie at that location or leave a dangerous steep -sided hole. In Weld County, the types of subsidence of greatest concern are settlement related to collapsing soils and the ground subsidence over abandoned mine workings. The Colorado Geologic Survey reviewed this application and their referral dated January 10. 2019 indicated no concerns with the proposed development. The property is not within MS4 area, Special Flood Hazard Area or the Airport Overlay District. Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide Road Impact Fee, the County Facility Fee and Drainage Impact Fee Programs. E. 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. The proposed facility is located on approximately 9 acres of Prime [Irrigated] lands per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The property is located within an urbanizing area, has no irrigation water available to the property and given the location, the highest and best use may not be agriculture production. F. 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. 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 Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the map: RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 5 A. The applicant shall submit a Lighting Plan for the facility, including the exterior of the maintenance shop, the entry and exit gates and internal to the parking storage and staging areas.. (Department of Planning Services) B. The applicant shall submit a Screening Plan that screens the site from the Surrounding Property Owners and the public right-of-way and access easement. (Department of Planning Services) C. The applicant shall address attempt to the concerns of CDOT Region 1 Traffic Division as stated in their referral dated January 2, 2019 to determine if any improvements, or if a new access permit is required at the intersection of County Road 7 and State Highway 7 (County Road 2). (Department of Planning Services, CDOT) D. The applicant shall attempt to address the concerns of the City and County of Broomfield as stated in their referral dated January 8, 2019. (Department of Planning Services) E. The applicant shall attempt to address the concerns of the Town of Erie as stated in their referral dated December 21, 2018. (Department of Planning Services) F. An Improvements and Road Maintenance Agreement with triggers is required for off -site improvements. 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. (Department of Public Works) G. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional Engineer registered in the State of Colorado is required. (Department of Public Works) H. The applicant shall submit a recorded copy of any agreement signed by all the owners of the property crossed by the access. The access shall be for ingress, egress, utilities and shall be referenced on the USR map by the Weld County Clerk and Recorder's Reception number. (Department of Public Works) I. The USR map shall be amended to delineate the following: 1. All sheets of the map shall be labeled USR18-0125 (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 4. The applicant shall delineate on the map the enclosed or screened trash collection areas. Per Section 23-3-350.H of the Weld County Code. (Department of Planning Services) 5. The map shall delineate the site screening. (Department of Planning Services) 6. The applicant shall submit a facility lighting in accordance with Section 23-9-40 and Section 23-2- 250 of the Weld County Code. Lighting needs to be downcast and shielded. (Department of Planning Services) (Department of Planning Services) 7. All signs shall be shown on the map and shall adhere to Chapter 23. Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of Planning Services) 8. The map shall delineate the parking area for the vendors, customers and/or employees. (Department of Planning Services) 9. County Road 7 is a paved road and is designated on the Weld County Functional Classification Map as an arterial road. which requires 140 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 RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 6 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 Public Works) 10. Show and label any private easements used to access the site from County Road 7, from the site entrance/exit to and including the County Road 7 access point. The physical location of the drive within the easement shall be shown on the map. Reception numbers shall be referenced for easement documents. (Department of Public Works). 11. Show and label the accepted drainage features. Stormwater ponds should be labeled as "Stormwater Detention, No -Build or Storage Area" and shall include the calculated volume. (Department of Public Works) 12. Show and label the drainage flow arrows. (Department of Public Works) 13. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Department of Public Works) 14. Show and label all recorded easements on the map by book and page number or reception number and date on the site plan. (Department of Planning Services) 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. Prior to Construction: a. The applicant shall obtain a Weld County Grading Permit. (Department of Public Works) 5. Prior to operation of the Maintenance Shop: A. The applicant shall develop an Emergency Action and Safety Plan with the Office of Emergency Management and the Fire District. The plan shall be reviewed on an annual basis by the Facility operator, the Fire District and the Weld County Office of Emergency Management. Submit evidence of acceptance to the Department of Planning Services. (Department of Planning Services) 6. Prior to the issuance of the Certificate of Occupancy. A. An On -Site Wastewater Treatment System (OWTS) is required for the proposed facility and shall be installed according to the Weld County On -Site Wastewater Treatment System Regulations. The OWTS is required to be designed by a Colorado Registered Professional Engineer according to the Weld County Individual Sewage Disposal Regulations. (Department of Public Health and Environment) 7. The Use by Special Review activity shall not occur. nor shall any building or electrical permits be issued on the property, until the Use by Special Review plat 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) RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE Motion seconded by Lonnie Ford. VOTE For Passage Bruce Johnson Michael Wailes Tom Cope Lonnie Ford Richard Beck Elijah Hatch Against Passage Absent Gene Stifle Skip Holland Bruce Sparrow 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 Commissioner's for further proceedings. CERTIFICATION OF COPY I. Michelle Wall. 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 April 2, 2019. Dated the 2nd of April. 2019 Michelle Wall Secretary RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE, LLC PAGE 8 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Daniel and Kristie Oenes High Plains RV Storage and Service LLC USR18-0125 1. A Site Specific Development Plan and Use by Special Review Permit, USR18-0125, for any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (RV and boat storage, two dump stations, a 100,000 gallon fire suppression tank, steel framed enclosed and covered parking garages, one 6000 SF steel framed RV maintenance shop with office and security living quarters) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions 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 shop hours of operation are 8:30 a.m. - 4:30 p.m. Monday — Friday, 8:00 a.m. - 12:00 p.m. Saturday, as stated by the applicants. (Department of Planning Services) 4. Vehicular access to the fence -enclosed parking area is restricted to 6:00 a.m. - 10:00 p.m., daily. 5. The number of on -site employees shall be six (6), as stated by the applicants. (Department of Planning Services) 6. The parking area on the site shall be maintained. (Department of Planning Services) 7. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of Planning Services) 8. The landscaping/screening on the site shall be maintained. (Department of Planning Services) 9. The property owner or operator shall provide written evidence of an approved Emergency Action and Safety Plan on or before March 15th of any given year signed by representatives for the Fire District and the Weld County Office of Emergency Management to the Department of Planning Services. (Department of Planning Services) 10. No derelict vehicles, as defined in Section 23-1-90 of the Weld County Code shall be stored on site.. (Department of Planning Services) 11. All vehicles located within the RV Storage area must be operational with current license plates and tags. (Department of Planning Services) 12. There shall be no outside storage of industrial and/or commercial vehicles, equipment or materials. (Department of Planning Services) 13. No hazardous materials shall be stored on the site. (Department of Planning Services) 14. 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) 15. 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) RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 9 16. 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 facility shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and Environment) 17. 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) 18. All potentially hazardous 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) 19. Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and hauled off for proper disposal. Records of installation, maintenance, and proper disposal shall be retained. 20. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and Environment) 21. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Onsite Waste Water Treatment Systems. (Department of Public Health and Environment) 22. RV dump stations shall be connected to an appropriately engineer designed On Site Wastewater Treatment System which complies with all provisions of the Weld County Code, pertaining to Onsite Waste Water Treatment Systems. (Department of Public Health and Environment) 23. For 10 or less customers or visitors per day, and 2 or less full-time employees on site, portable toilets are acceptable. Records of maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a cleaner licensed in Weld County, contain hand sanitizers and be screened from public view. 24. 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 drinking and sanitary purposes. (Department of Public Health and Environment) 25. 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) 26. 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 Public Works) 27. 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 Public Works) 28. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized. (Department of Public Works) 29. 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 Public Works) 30. The Property Owner shall comply with all requirements provided in the executed Improvements Agreement. (Department of Public Works) 31. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit and possible updates. (Department of Public Works) RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE, LLC PAGE 10 32. Access will be along a shared private road. Maintenance of the private road will not be the responsibility of Weld County. (Department of Public Works) 33. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public Works) 34. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Works) 35. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties. Sources of light should not cause a nuisance or interfere with the use on the adjacent properties in accordance with the map. 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) 36. Building permits may be required, for any new construction or set up manufactured structure, per Section 29-3-10 of the Weld County Code. A building permit application must be completed and submitted. Buildings and structures shall conform to the requirements of the various codes adopted at the time of permit application. Currently the following has been adopted by Weld County: 2018 International Building Codes; 2018 International Residential Code; 2006 International Energy Code; 2017 National Electrical Code; and Chapter 29 of the Weld County Code. A plan review shall be approved, and a permit must be issued prior to the start of construction. 37. 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) 38. 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 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. (Department of Planning Services) 39. 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. (Department of Planning Services) 40. The property owner or operator shall be responsible for complying with all 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. (Department of Public Health and Environment) 41. 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 person 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. RESOLUTION USR18-053 HIGH PLAINS RV STORAGE & SERVICE. LLC PAGE 11 42. 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 agricultural 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 agricultural 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. 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.. territorial 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. PL AvAksit5 0q102/z619 SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING Tuesday. April 2. 2019 A regular meeting of the Weld County Planning Commission was held in the Weld County Administration Building. Hearing Room. 1150 0 Street, Greeley. Colorado. This meeting was called to order by Chair. Michael Wailes. at 12.30 pm. Roll Call. Present: Michael Wailes, Bruce Sparrow, Bruce Johnson. Gene Stille. Tom Cope. Lonnie Ford. Richard Beck. Elijah Hatch. Skip Holland. Also Present: Kim Ogle. Chris Gathman, and Angela Snyder. Department of Planning Services. Lauren Light. Department of Health: Evan Pinkham, Hayley Balzano and Mike McRoberts. Public Works: Bob Choate. County Attorney. and Michelle Wall, Secretary. CASE NUMBER APPLICANT PLANNER REQUEST LEGAL DESCRIPTION LOCATION USR 18-0125 HIGH PLAINS RV STORAGE & SERVICE LLC KIM OGLE A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR ANY USE PERMITTED AS A USE BY RIGHT. AN ACCESSORY USE. OR A USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (RV AND BOAT STORAGE. TWO DUMP STATIONS A 100.000 GAL FIRE SUPPRESSION TANK. STEEL FRAMED ENCLOSED AND COVERED PARKING GARAGES, ONE 6000 SF STEEL FRAMED RV MAINTENANCE SHOP WITH OFFICE AND SECURITY LIVING QUARTERS) PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR LOTS PARTS OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT LOT A REC EXEMPT RE -4435. PART N2 SE4 NE4 SECTION 33 T1N. R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. WEST OF AND ADJACENT TO CR 7. APPROXIMATELY 3325 FEET NORTH OF HIGHWAY 7 (CR 21 Kim Ogle. Planning Services. presented Case USR18-0125, reading the recommendation and comments into the record. The Planning Department received 30 letters of correspondence concerning this land use application. One neighbor adjacent to the north of the property said he had no opposition to the application because of the other commercial uses in the near proximity but had concerns with hours of operation. dust. access and lighting. Staff received 9 letters from property owners within 500 feet from the site and 19 letters from property owners and neighbors who live within the greater Ranch Eggs neighborhood. Letters expressed concerns with traffic. excessive speed. large trucks on narrow roads. lack of shoulders. dust. lighting. hours of operation. endangerment of water quality. injury to water and easement rights. incompatibility. property values. quality of life, loss of rural residential feel and blocking the area views of the front range. Mr. Ogle read into record a letter of opposition received from the Ranch Eggs Neighborhood Association Board on March 29, 2019. The letter contained a list of conditions of approval the association would like to see added to mitigate their concerns. The letter can be found as Document 30 in the Inventory. Staff received 3 phone calls regarding this case. The Department of Planning Services recommends approval of this application with the attached conditions of approval and development standards. Commissioner Ford asked if the property to the north was a commercial salvage yard. Staff replied that it was private property. 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. on -site dust control. and the Waste Handling Plan. 1 The Chair asked staff if the RV dumping would go into the septic system or an isolated vault. Ms. Light said it would go into an isolated vault with an alarm. Kristie and Danny Oenes, 587 County Road 7, Erie, Colorado. Ms. Oenes said they purchased the property approximately 2 years ago in hopes to build an RV storage facility. She said there will be approximately 268 spaces that include open parking, covered parking, some parking in enclosed garages. Ms. Oenes stated that they plan on building the facility in 3 phases. The first phase will include excavating the land, putting down recycles asphalt and enclosing the property with an 8 ft fence so they can open to the public for open and covered parking. During the second phase, they plan to build a 6,000-sf metal shop that will be an RV maintenance facility. Mr. Oenes will be the primary mechanic in the shop. The third phase will be building enclosed garages. Mr. Oenes said they plan to place a stainless -steel drip pan under every vehicle with a motor or generator to ensure no contamination on the land. Commissioner Cope asked the applicants how the two fire hydrants were going to be fed. Mr. Oenes said from the pump house/storage tank. Commissioner Cope asked if a residence was proposed for the site. Mr. Oenes said there will be a small apartment in the shop area for the night guard. Commissioner Stille asked the applicant to elaborate on the lighting and security. Mr. Oenes said the lighting will meet the Dark Sky standards and will be shaded so light goes directly down. He said the shop will have a light on the man door. Ms. Oenes said the site will be gated and the customer will need to have an access code. She said there will be security cameras and they also plan to have a camera pointed at the license plates of the vehicles that enter the site. Commissioner Holland asked the applicant if they have a water connection with Left Hand Water. The applicant said he spoke with them and they provided them with a letter that they can provide water. Commissioner Holland asked the applicant if they own the irrigation rights. Mr. Oenes said they don't. Arthur Kohn, 2790 175th Avenue, Erie, Colorado. Mr. Kohn expressed concern about traffic on County Road 7, He said he has a contract with the dump that they will not use County Road 7. Mr. Kohn is concerned the business may be in a flood area and may cause flooding to other properties if they change the level of their property. Mr. Ogle told The Chair that during the applicant's presentation they mentioned their facility would be done in three phases and that information was not provided in the application. Therefore, staff was unaware of the phases. Mr. Ogle said that Environmental Health may have some conditions to be applied to the first phase of the project. Ms. Light said she was not aware of the three phases. She said they will have to have a portable toilet in the first phase and she will need to add a Development Standard for that. Ashleigh Merritt, 645 County Road 7, Erie, Colorado. Ms. Merritt stated her property is directly across the street from the proposed RV storage facility. She said that they purchased their property twenty years ago because of the charming history, breathtaking views and community feel. Ms. Merritt said they built their house so they could enjoy views from every room and she is upset that her view will be RVs and boats. They have livestock on their property and she expressed concern of the RV parking facility not being compatible with the neighborhood. Jamie Merritt, 645 County Road 7. Erie, Colorado. Mr. Merritt stated he was Ashleigh's husband. He said he strongly opposes the proposal and hopes the Planning Commission will deny High Plain's their application. He expressed concern with High Plains not being compatible in their neighborhood. He said it is in contrast to the Planning Commission's March 19th decision to endorse Weld County's Ordinance 2019-02 which would prevent this property from being commercially developed. Mr. Merritt is concerned about health. safety, convenience and general welfare of present and future residents. He said it will be an eye sore and decrease property values. Mr. Merritt is concerned about future flooding. Commissioner Cope asked the applicant if the irrigation ditch that goes across the applicant's property serves his property and his neighbor's property. Mr. Merritt said that is correct. Commissioner Cope asked if the ditch is controlled by a head gate. Mr. Merritt said it is controlled by a pump that lifts the water from 2 the ditch up and gravity feeds the water to his property. He said the proposed piping would not work because of the grade change the applicant plans on doing. Herbert Riehl, 3398 County Road 4, Erie, Colorado. Mr. Riehl said he lives on the north edge of Ranch Eggs subdivision. He said he is concerned about the compatibility of an RV storage facility in a residential area. Mr. Riehl showed some pictures of other storage facilities in the area to show examples of how their views will be. Dee Trembath, 3376 Longview Road, Erie, Colorado. Ms. Trembath stated that she is part of the RENA's Membership. She said she lives on County Road 6 and that road is impacted by the existing RV storage facilities along the road. Ms. Trembath said there is a lot of traffic because the people have access to the sites 24 hours a day. She said that a lot of people do not comply with the posted speed limit. Ms. Trembath is concerned about the lighting. Shawn Davies, 589 County Road 7, Erie, Colorado. Mr. Davies said he is part of the Spirit Heart Ranch which is the residence and horse facility on the western property line that borders the applicant's property. He said the owner of the property, Tana Shultz, purchased the property three years ago and they have a partnership with the horse facility. Mr. Davies said they have worked hard to renovate the property. He doesn't want their views and property values affected. He is also concerned about flooding. Commissioner Cope asked Mr. Davies if his facility and the Cultural Center across the street are serviced by the same private road. Mr. Davies said yes. Commissioner Cope asked how much traffic there is now. Mr. Davies said he would estimate 4 to 5 homes down the road. He said the Buddhist Church has quite a bit of traffic. Mr. Davies said they get traffic on the weekends for their horse facility. Commissioner Cope asked if the neighbors have discussed paving the road. Mr. Davies said it is too expensive. Commissioner Hatch asked Mr. Davis who grades and maintains the private road. Mr. Davies said one of the neighbors grades it. Commissioner Johnson asked who has the right to use that road. Mr. Davies said it is his understanding that it is for the use of the residents who live on that road. They have access up until their properties but cannot use it past their property. Ed Kosorok, 3923 County Road 6, Erie, Colorado. Mr. Kosorok said they have a good business plan just not in their neighborhood. He feels their lifestyle will be impinged upon. Mr. Kosorok is concerned about safety and mentioned when the Sheriff's office is called, it takes two hours for them to show up. Chris Raimo. Secretary of the Ranch Eggs Neighborhood Association, 914 County Road 7, Erie, Colorado. Ms. Raimo said they bought their home 18 years ago. She said they have spent the last three years updating their home. Ms. Raimo said their neighborhood is a neighborhood in transition and residents have invested in improving their homes and the neighborhood. She does not want their view to be an RV parking facility. Commissioner Johnson asked Ms. Raimo what the intent of Ranch Eggs Neighborhood Association is to address the other properties in the neighborhood that are in disrepair. Ms. Raimo explained the Association does not have any power to enforce Weld County zoning regulations. She said they have had conversations with Weld County Zoning and have asked the County to help bring these properties into compliance. Commissioner Johnson asked if the Association has ordinance and convenants. Ms. Johnson said they do not. Commissioner Johnson asked what services the Association provides. Ms. Johnson said it provides representation in matters such as this hearing and membership services in dealing with the landfill. Commissioner Cope asked Ms. Raimo if she knew who has access and rights to use the access road. Ms. Raimo said it is how Mr. Davies explained it; It is a private access way that is not in the Ranch Egg Subdivision and is limited for the use of residents who own property along the road. Sherri Struble. 3310 Johnson Lane, Erie, Colorado. Ms. Struble said that she is the President of the Ranch Eggs Neighborhood Association. Ms. Struble stated that Ranch Eggs has suffered by the encroachment of Broomfield's housing developments. She said she feels it is difficult to get Weld County to be aware of 3 the concerns of their small community. Ms. Struble said she would love for Weld County to help get the neighborhood in compliance. She asked the Planning Commission to deny the request. Commissioner Ford asked if Lowell Lane was the County Line Road. Ms. Struble replied it is the County Line between Broomfield County and Weld County: it used to be Highway 7, but Broomfield annexed up to Lowell Lane. Commissioner Ford asked if all the houses to the south of Lowell Lane were in Broomfield. Ms. Struble replied that was correct. Commissioner Johnson asked if the applicant's property was within the Association's boundaries. Ms. Struble said the boundaries are along all four sides of the applicant's property. Mike Schweitzer, 3298 County Road 4, Vice President of Ranch Eggs Neighborhood Association. Mr. Schweitzer said he feels the RV storage should go in a commercial zoned area not in their rural residential area. He said their neighborhood is in transition and asked the Board to help the subdivision recover. The Chair said he appreciated Mr. Schweitzer's passion for his neighborhood. Mr. Schweitzer said their homes are their investments and he hopes the Planning Commission will help protect that. Sandra Barnett, 3160 Johnson Lane, Erie, Colorado. Ms. Barnett said she purchased her property in 1966. She spoke about the history of the Ranch Eggs Subdivision. Ms. Barnett said she does not want to step out her front door and look at a storage unit. Chris Raimo asked to read a letter into the record from neighbor Bob Graeber. 593 County Road 7. Erie, Colorado. Mr. Graeber wrote that he owns vacant land directly south of the applicant's property and he is concerned about his property values going down. Ms. Raimo said he wants to sell the vacant land for residential purposes. Mr. Graeber expressed concern about the private road and flooding. Commissioner Cope asked if Mr. Graeber stated what his intended use of his vacant land is in his letter. Ms. Raimo said he did not, but that he has personally shared with them he would like to sell three 3 -acre lots for residential use. She said he owns a water tap on the property. The Chair called a recess at 5:00 p.m. and reconvened the hearing at 5:11 p.m. The Chair stated that the County Attorney has done some research on the private access road. Mr. Choate said the road is a deeded right-of-way through various deeds occurring in the late 60s, early 70s. Any residents to the west are allowed to use the road up to their property. The road is not designed for properties to the east. Property owners can use the road to access their property in any way as long as it doesn't interfere with the properties to the west who use the road. Ms. Oenes said that no one coming in or out of their facility will have to go beyond their property so the properties to the west of them will not be impacted. The Chair asked the applicants to address the concerns about flooding. Commissioner Beck said he doesn't think the applicant have to address flooding concerns. He feels they only need to address the fact that they have an irrigation ditch going through their property and they are responsible to allow the water to be delivered from one side to the other. Commissioner Wailes said they do have a responsibility to maintain historical flow. The release rate has to be the undeveloped site 10 -year historic storm amount. Ms. Balzano from Public Works said they are required to detain the 100 -year storm run off from their site, which is what their pond does. If they raise their site, they need to contain the off -site run off as it is routing around that site without impacting other properties negatively. Ms. Balzano said she needs to research the culvert to find out who owns it. Commissioner Holland asked Ms. Balzano if she knows where the 100 -year floodplain is across the site. Ms. Balzano said it is not located on the site or within a mile from any direction. Commissioner Holland asked the applicant who owns the water rights. Mr. Oenes said the property owners to the east of County Road 7 own the water rights. He said it releases from a pumphouse into a ditch that comes across their property. Mr. Oenes said he will have an engineer figure out the water control issues. 4 The Chair asked the applicant to address the lighting concerns and hours of operation. Ms. Oenes said that they requested 24/7 hours in their application, but they are willing to change their hours to 6:00 a.m. - 10:00 p.m. in order to address the neighbors' concerns. Mr. Oenes said the lighting will have 90' angled shades that direct the light down and lighting will be motion activated. Ms. Oenes said they do care about the neighbors concerns about property values. She said they are willing to mitigate with the neighbors to address their concerns. Ms. Oenes said she feels that speed limit concerns are everywhere. Ms. Oenes questioned why only one surrounding property owner opposed the other USR for an RV parking facility in the neighborhood in 2016. She said the vacant land they purchased was for sale for a long time and feels that if someone wanted to preserve that vacant land it was available for purchase to anyone. The Chair asked the applicants for clarification on their plans for phased construction of their business. Mr. Genes explained for the first phase. they plan to do the grading, detention pond. fencing, security system, fire prevention system and a, mobile office with portable toilets. He said the second phase will be to build the shop. The third phase will be to build the enclosed garages. The Chair asked the applicant if they will be open for business during the first phase. Mr. Oenes said once everything is completed and in compliance. they will open. Commissioner Cope asked how the parking space lines will be delineated on the gravel. Mr. Oenes said they will use metal stakes and run nylon rope to make the lines. They will also stake metal tags into the ground that show the row and parking space number. Ms. Light said the mobile office and phased construction was not mentioned in their application, so some new development standards will need to be added. She read into record a new Development Standard 21 that reads, "For 10 or less customers or visitors per day, and 2 or less full-time employees on site. portable toilets are acceptable. Records of maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a cleaner licensed in Weld County. contain hand sanitizers and be screened from public view." Motion: Add new Condition of Approval 21 and re -number accordingly as requested by Staff. Moved by Richard Beck, Seconded by Bruce Johnson. Motion carried unanimously. In reference to the shop, Ms. Light read into the record a new Development Standard 18 that reads, "Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and hauled off for proper disposal. Records of installation, maintenance. and proper disposal shall be retained." Motion: Add new Condition of Approval 18 and re -number accordingly as requested by Staff. Moved by Richard Beck, Seconded by Lonnie Ford. Motion carried unanimously. Mr. Ogle made a recommendation to add a new Development Standard 4 to read. `Vehicular access to the fence -enclosed parking area is restricted to 6:00 a.m. - 10:00 p.m., daily. Commissioner Cope recommended Development Standard 3 be changed to read, "The shop hours of operation are..." Motion: Amend Condition of Approval 3 and add new Condition of Approval 4 and re -number accordingly as requested 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. Commissioner Holland expressed his sympathy for those who want to live in Weld County because of what Weld County represents. On the other hand. he said he also has support for what the Weld County Commissioners are trying to accomplish. Commissioner Holland stated he lives in the area and believes 5 that the area is surrounded by unfortunate circumstances such as the landfill and growth of Erie and Broomfield. Commissioner Holland said he recommends denial based on Weld County Code, Section 23-2-220.A.3 that indicates the uses which will be permitted will be compatible with existing and surrounding land uses. Commissioner Stille provided the second based on Weld County Code, Section 23-2-220A.3, A.4, and A.7 in addition to Section 22-2-20.H.3. Motion: Forward Case USR18-0125 to the Board of County Commissioners along with the Conditions of Approval and Amended Development Standards with the Planning Commission's recommendation of denial, Moved by Skip Holland, Seconded by Gene Stille. Vote: Motion failed (summary: Yes = 2, No = 6, Abstain = 0). Yes: Gene Stille. Skip Holland. No: Bruce Johnson. Elijah Hatch, Lonnie Ford. Michael Wailes, Richard Beck, Tom Cope. Absent: Bruce Sparrow. Commissioner Hatch said he believes it is compatible with the other land uses in the area. Commissioners Beck and Ford also said they believe it is compatible with the other land uses in the area. Commissioner Cope said he thinks it is compatible with the other land uses in the area. He said there is another commercial business west of the property and the property across the street is a church. He said he feels this will be a fairly low impact to the semi neighborhood area. Commissioner Johnson said he concurs with the other Planning Commissioners. He suggested the subdivision get an attorney and set some ordinances and regulations for the community to follow. Motion: Forward Case USR18-0125 to the Board of County Commissioners along with the Conditions of Approval and Amended Development Standards with the Planning Commission's recommendation of approval, Moved by Bruce Johnson, Seconded by Lonnie Ford. Vote: Motion passed (summary: Yes = 6, No = 2. Abstain = 0). Yes: Bruce Johnson, Elijah Hatch, Lonnie Ford, Michael Wailes, Richard Beck, Tom Cope. No: Gene Stille. Skip Holland. Absent: Bruce Sparrow. Commissioner Johnson said he feels staff did a good job of proving their recommendation, and he feels the applicant is doing their best to address all the concerns of neighbors. Commissioner Beck shared his experience of a 70 -acre horse property he purchased in 1971. He said that after 20-30 years, civilization caught up to his property and he no longer could preserve the view he had. He sold his property and moved further into the country. Commissioner Beck said he sympathizes with the community, but growth is happening all around us. He also explained that as the Planning Commission, they have to base their recommendations on County Code. Commissioner Hatch said he believes it is compatible with the other land uses in the area. Commissioner Holland stated he is opposed to it. Commissioner Stille said he does not believe it is compatible with the rural, ag. horse environment. Commissioner Wailes stated that he feels RV storage is a low impact on a neighborhood. He said he has one in his neighborhood. The Chair referred to Ms. Barnett's testimony about the history of Ranch Eggs, and said the community was built out of enterprise. He said that enterprise is changing but perhaps the community can have some pride that their community still has some enterprise. Meeting adjourned at 5:57 pm. 6 Michelle Wall Secretary Respectfully submitted, 7 ATTENDANCE RECORD NAME - PLEASE PRINT LEGIBLY ADDRESS EMAIL John Doe 123 Nowhere Street, City, Stpte, Zip av4Lt- i , KO It n a 7 go f 7; 7L � CQ $05/6 $ r/1)AP C _ J3M tile. rT 3 it, c‘ ;o BA,' ±S-64/ LA/ t R/ e- C14 so5/c r SatiwEwtFe'44HU3_ Cc/l^ Fck Sc dlkielkZtsr 3a`tQ Coraski-i it2ck ct ER, E ii-ce-'_. "21 OM__ 33 9g We k 41 t) -<L . 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Co% hit bi skrYl s-ri r ;se- 1 \ ta Cf 05' 1,01 924-th Alt) e- 2)0, LZhtnr 3t r try Jo#if 4 pi ee leek 5,- 4 W G 1‘ ) 7 I3 k, ‘ti r .) (, e 6 0 3 Trrenis. 4 14te/r /1?.Z 5. ice... .4w. /41S.41 A. YoS1O ‘444frespett^ratrAeMAid I�%1/ GO/COPGO/COrF 333 C, k, 1 r7 14RiSh4tito C5 QDtb'3 GoWYCOFFtSWII ? 120.Com Z.,1n 0( it cM S17 S Vowtr P(A P0 Gle/ ,t, (; ell —err ri kIS --P-- r a r-, 444- S`1 alo ,—roA Sir. II 3 L 49 4 5k 54‘...3zv a Cca , / Cz 8052 k,v),za- ®r 1 a ail Siwl Os o 1e 4, _e .‘ • c'trp.Z+ic ett‘Li s ICe. eke .n con .n e e cool �` "�''7h"itZPP� I cet Pk. C.II;i-�5, Co `sbs 2'5- M‘1 ejkk to lil 3 H 2-1 a attY CU 33911 Ft& c 40%, LA fCbmA ATTENDANCE RECORD NAME - PLEASE PRINT LEGIBLY ADDRESS EMAIL John Doe 123 Nowhere Street, City, State, Zip SL. It Co -k --v-0 Pu f Circe +) Sly ►'1 FNu✓)LA-1 <-6 C0 CHIUS Scvti, a r'1ew.cop-, / Hello