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Home My WebLink About20181028.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING Tuesday, March 20, 2018 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, Terry Cross, at 12:30 pm. Roll Call. Present: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross, Tom Cope. Absent: Bruce Johnson. Also Present: Chris Gathman, Diana Aungst, Michael Hall, Angela Snyder, Department of Planning Services; Lauren Light and Ben Frissell, Department of Health; Evan Pinkham and Hayley Balzano, Public Works; Bob Choate, County Attorney, and Kris Ranslem, Secretary. Motion: Approve the March 6, 2018 Weld County Planning Commission minutes, Moved by Bruce Sparrow, Seconded by Tom Cope. Motion passed unanimously. CASE NUMBER: APPLICANT: PLANNER: REQUEST: LEGAL DESCRIPTION: LOCATION: COZ17-0007 JAMES & JUDY DOCHEFF MICHAEL HALL CHANGE OF ZONE FROM THE R-1 (LOW -DENSITY RESIDENTIAL) ZONE DISTRICT TO THE A (AGRICULTURAL) ZONE DISTRICT LOT B REC EXEMPT RE -3841, BEING PART OF THE SW4 SECTION 30, T3N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. EAST OF AND ADJACENT TO CR 1; NORTH OF AND ADJACENT TO CR 28. Michael Hall, Planning Services, presented Case COZ17-0007, 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. Evan Pinkham, Public Works, reported on the existing traffic and access to the site. Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site dust control, and the Waste Handling Plan. Kelly Bruxvoort, AGPROfessionals, 3050 67th Avenue, Greeley, Colorado stated that the applicants are requesting a Change of Zone from R-1 (Low -Density) Residential Zone District to the Agricultural Zone District, in conjunction with an Amended Recoded Exemption. The applicants also own Lot A RE -3841 and the Recorded Exemption proposes to increase Lot A RE -3841 by expanding into Lot B RE -3841. Lot A RE -3841 was changed from the R-1 Zone District to the Agricultural Zone District previously; therefore, the applicants are requesting to change the zoning of Lot B to prevent split zoning on Lot A. 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 COZ17-0007 to the Board of County Commissioners along with the Conditions of Approval with the Planning Commission's recommendation of approval, Moved by Jordan Jemiola, Seconded by Gene Stille. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross, Tom Cope. CASE NUMBER: COZ18-0001 APPLICANT: UNION FARMS DEVELOPMENT, LLC C,04111ry‘OrN;C A1-;Or)S vet -04-(2 1 2018-1028 PLANNER: REQUEST: LEGAL DESCRIPTION: LOCATION: ANGELA SNYDER CHANGE OF ZONE FROM THE PUD (PLANNED UNIT DEVELOPMENT) ZONE DISTRICT TO THE A (AGRICULTURAL) ZONE DISTRICT PART W2NW4 SECTION 29, T3N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. SOUTH OF AND ADJACENT TO HWY 66, APPROXIMATELY 700 FT EAST OF CR 3. Angela Snyder, Planning Services, presented Case COZ18-0001, 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. Evan Pinkham, Public Works, reported on the existing traffic and access to the site. Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site dust control, and the Waste Handling Plan. Andrew Batson, 12656 Waterside Lane, Longmont, Colorado, stated that they wish to change the zoning back to Agricultural. He thanked Staff for their help in this process. The Chair asked if there was anyone in the audience who wished to speak for or against this application. Monica Baldwin, 13738 CR 3, Longmont, Colorado, stated that she appreciates the Planning Commission's consideration in this request. 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 COZ18-0001 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 Bruce Sparrow. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Sparrow, Gene Stifle, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross, Tom Cope. CASE NUMBER: USR17-0067 APPLICANT: ROBERT SELTZER FAMILY TRUST PLANNER: CHRIS GATHMAN REQUEST: 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, (SELF -STORAGE AND LIMITED OUTDOOR RV, TRAILER, BOAT AND OTHHER EQUIPMENT STORAGE FACILITY), 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. THIS PROPOSED USR ALSO INCLUDES A REQUESTED WAIVER FROM THE WELD COUNTY SIGN REQUIREMENTS DELINEATED IN CHAPTER 23 OF THE WELD COUNTY CODE TO ALLOW ONE (1) FORTY (40) SQUARE FOOT UPWARD -LIT FREESTANDING (MONUMENT) SIGN AND ONE (1) FORTY (40) SQUARE FOOT BACK -LIT BUILDING SIGN. LEGAL DESCRIPTION: LOT A REC EXEMPT RE -4482, BEING PART SW4/W2SE4 SECTION 34, T1 N, R67W OF THE 6TH P.M., WELD COUNTY, COLORADO. LOCATION: NORTH OF AND ADJACENT TO CR 2 AND EAST OF AND ADJACENT TO CR 19. Chris Gathman, Planning Services, presented Case USR17-0067, reading the recommendation and comments into the record. Mr. Gathman noted that a phone call was received from a landowner in the area and inquired about an adjacent storage facility to the north. The applicant is requesting a waiver from the sign size requirements for a proposed free-standing sign and are also proposing a building sign. Staff indicated that the proposed free-standing sign (40 square feet) is considerably less than the allowance from 2 free standing signs for businesses in the Commercial Zone District (150 square feet). The Department of Planning Services recommends approval of this application with the attached conditions of approval and development standards. Tom Cope wished to excuse himself from this case as his company had conducted business with the applicant. Evan Pinkham, Public Works, reported on the existing traffic and access to the site. Hayley Balzano, Public Works, reported on the 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. Kevin Gallacher, Lonetree, Colorado, stated that they have developed approximately 80 facilities and are aware of security, lighting, and ensuring that they have the appropriate appearance to the public. They are proposing up to 700 self -storage units. There will be no commercial businesses allowed to conduct business on site and security will be high in this development. Mr. Gallacher provided an analysis of people within three and five miles of the location and found that this location is viable for their request of self - storage. Commissioner Ford asked the applicant to explain the proposed security on site. Mr. Gallacher stated that there are no security guards proposed but there are security gates and monitoring from a third -party security. The Chair asked if there was anyone in the audience who wished to speak for or against this application. AJ Goddard stated that he lives west of this project on County Road 2. Mr. Goddard asked if this is part of the storage lot to the north. He added that facility has no water and half the trees are dead from lack of water. Mr. Goddard also asked if there will be turn lanes to alleviate traffic and inquired what "other equipment" storage will include. Ralph Walker, 10793 Edison Court, Highlands Ranch, Colorado, stated that he owns 72 acres next to this property and added that he believes this is a great addition to the neighborhood. Mr. Gallacher said that this is on a separate parcel than the development to the north. This site will be operated by a different company and is not associated with the RV Storage Facility to the north. He added that water will come from the Todd Creek. He added that they will have landscaping and will keep it looking nice. With regard to traffic, there will be up to 20 visitors per day at peak times. Additionally, he said that equipment will include boats and RV's and added that they will work with staff on the definition of that storage. Commissioner Sparrow asked if the larger lighted sign will be lit all night or just during hours of operation. Mr. Gallacher replied that they will probably shut them off at 9 or 10 pm. Mr. Gathman indicated that the sign code does not stipulate what hours signs can be on, but that Staff could add a condition of approval delineating the hours the signs could be lit, if the Planning Commission wanted limitations on these hours. 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 USR17-0067 to the Board of County Commissioners along with the Conditions of Approval and Development Standards with Planning Commission's recommendation of approval, Moved by Jordan Jemiola, Seconded by Gene Stille. Vote: Motion passed (summary: Yes = 7, No = 0, Abstain = 1). Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross. Abstain: Tom Cope. 3 CASE NUMBER: USR17-0061 APPLICANT: QUE & DEBORA FULLMER PLANNER: DIANA AUNGST REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR AGRICULTURAL SERVICE ESTABLISHMENTS PRIMARILY ENGAGED IN PERFORMING AGRICULTURAL, ANIMAL HUSBANDRY OR HORTICULTURAL SERVICE ON A FEE OR CONTRACT BASIS, INCLUDING A LIVESTOCK CONFINEMENT OPERATION (20,000 HEAD CALF FACILITY) IN THE A (AGRICULTURAL) ZONE DISTRICT. LEGAL DESCRIPTION: LOT D REC EXEMPT RECX14-0015, BEING PART E2E2 AND LOTS C AND D REC EXEMPT RECX14-0014, BEING PART W2E2; ALL IN SECTION 32, T4N, R64W OF THE 6TH P.M., WELD COUNTY, COLORADO. LOCATION: SOUTH OF AND ADJACENT TO CR 40 AND WEST OF AND ADJACENT TO CR 53. Diana Aungst, Planning Services, presented Case USR17-0061, reading the recommendation and comments into the record. Ms. Aungst noted that two letters of concern were received from surrounding property owners. The Department of Planning Services recommends approval of this application with the attached conditions of approval and development standards. Evan Pinkham, Public Works, reported on the existing traffic and access to the site. Hayley Balzano, Engineering, reported on the drainage conditions for the site. Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site dust control, and the Waste Handling Plan. Mr. Frissell requested the removal of Development Standard 19. Tim Naylor, AGPROfessionals, 3050 67t'' Avenue, Greeley, Colorado, stated that the applicant is proposing a 20,000 head calf facility. He added that this property is a historic butterball operation with existing turkey barns on site which will be repurposed to accommodate calves. There will be day old calves up to 500 pounds and then they will be shipped out. Mr. Naylor said that they have met the requirements of the Weld County Code and will comply with all the regulations. Commissioner Ford asked about how they will mitigate flies and gnats. Mr. Naylor said that in the Nuisance Management Plan they have plans to keep the site dry and clean to help reduce the number of flies and gnats. Commissioner Stille asked when turkeys were last raised on site. Mr. Naylor guessed that those barns are from the early 1980's and Butterball went out of operation in the early 2000's, so they have been empty for approximately 20 years. Mr. Stille asked if there would be any health issues that would transfer from turkeys to cattle. Mr. Naylor said that it wouldn't be an issue. Commissioner Jemiola referred to Development Standard 19 and asked how the applicant is meeting that. Standard. Mr. Naylor said that the CAFO Regulations 181 and 61 require that the site is in compliance with their stormwater management. However, they do not require the applicant to obtain a discharge permit. He added that the applicant must register as a CAFO and the engineering will need to be in compliance and operate in accordance with Regulation 181. Commissioner Cross asked if this operation will be built in phases. Mr. Naylor replied that it is planned to be built in phases. 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 Development Standard 19 and asked if it should be removed. Mr. Frissell said that along with the remaining development standards, they feel the facility will still comply with the Colorado Department of Agriculture's requirements, the Colorado Department of Public Health and Environment requirements, and any CAFO requirements placed on them, regardless of this development standard. 4 Commissioner Cope said that generally these facilities do operate within the regulations; however, he suggested amending it to read that that the facility has to follow the State Regulations. He said that if there ever is a problem with the facility not following those regulations, then it would give the County some teeth to review their USR again. Bob Choate, County Attorney, suggested amending Development Standard 19 to read "The facility shall operate in compliance with Colorado Water Quality Control Commission Regulations. There shall be no discharge of manure or process wastewater, except in compliance with said Regulations". Motion: Amend Development Standard as suggested by Staff, Moved by Tom Cope, Seconded by Gene Stille. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross, Tom Cope. 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 USR17-0061 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 Bruce Sparrow, Seconded by Jordan Jemiola. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross, 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. The Chair asked the Planning Commission members if there was any new business to discuss. No one wished to speak. Meeting adjourned at 2:02 pm. Respectfully submitted, x1 cc�t7nt , AGplalVm . Kristine Ranslem Secretary 5 Hello