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Home My WebLink About20182683.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: USR18-0040 APPLICANT: JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PLANNER: MICHAEL HALL REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR A SMALL SCALE SOLAR FACILITY (2MW) IN THE A (AGRICULTURAL) ZONE DISTRICT. LEGAL DESCRIPTION: NORTH 30 ACRES OF SW4 SECTION 29, T6N, R64W OF THE 6TH P.M., WELD COUNTY, COLORADO. LOCATION: EAST OF AND ADJACENT TO CR 51; APPROXIMATELY 0.4 MILES NORTH OF CR 64. 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 Planning Commission that the applicant has shown compliance with Section 23- 2-220 of the Weld County Code as follows: A. Section 23-2-220.A.1. -- The proposed use is consistent with Chapter 22 and any other applicable code provisions or ordinance in effect. Section 22-5-130 states, "Due to the volatility of traditional energy resources, the County supports and encourages development and use of alternative energy resources. Alternative energy sources do not replace the traditional sources of energy; rather, expanding global energy demands require a "new energy economy" that supports and enhances traditional sources of energy." Solar energy is an alternative energy source, adding variety, stability and enhancing the existing electrical grid. Traditional energy resources, being primarily fossil fuel extraction, is often tied to market demand and can vary in output and need. Solar energy can offset, buffer and complement some of the fluctuating oil and gas activity. Section 22-5-140.A.5 - AE. Policy 1.5. states, "Support the development and use of solar energy." This development is a solar facility which allows for the collection and use of solar energy. Section 22-5-160. - A. UR.Goal 1. states, "Support and encourage the use of natural and other resources available in the County by the residents of the County. 1. UR.Policy 1.1. Support the development of power -generating facilities in the County that benefit the residents of the County and employ the resources extracted, developed or available in the County." The project adds another power -generating facility to Weld County which supports the growing energy needs of Weld County residents and is located near northeast Greeley and the Greeley -Weld County Airport which is an area that is rapidly developing with commercial, industrial and residential uses. B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-10. — Intent, of the Weld County Code states, "The A (Agricultural) Zone District is also intended to provide areas for the conduct of uses by Special Review which have been RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 2 determined to be more intense or to have a potentially greater impact than uses Allowed by Right." Section 23-3-40.NN. — Uses by special review, of the Weld County Code allows, "Small Scale Solar Facility? Based on this, the use may be permitted by a USR in the A (Agricultural) zone district. The small scale solar is a non -permanent and regulated use of land and is consistent with 23-3-10 as the use is more intense than a use by right. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. The adjacent lands consist of farmland and rural residences. The proposed use is in an area that can support this development and existing overhead electrical lines west of and adjacent to the subject property allow connection of the facility to the grid. The Weld County Department of Planning Services sent notice to seven (7) surrounding property owners. No responses were received back. Of the seven (7) surrounding properties that were notified, six (6) have residences located on them. The closest residences are approximately 100 feet to the south and 250 feet to the west and are owned by the same property owner as the subject solar facility. All of the adjacent lots are zoned A (Agricultural). DCP Midstream owns a pipeline corridor (abandoned UPRR line) directly north of the site. Grandview Acres Minor Subdivision (zoned Estate), is located 0.5 miles to the north of the facility. There are no other subdivisions within a mile of the site and most of the nearby lots have been created by the recorded exemption process. The property owners and family members own five (5) other parcels that are contiguous to the subject parcel. There are three (3) USRs within one mile of this site. SUP -142 for a 400 -head cattle feedlot is located directly east of the site, however it is not active. USR13-0006 for a non -1041 natural gas pipeline is located 0.65 miles to the south of the site. USR-1594 for a wastewater treatment facilities is located 0.9 miles to the southwest of the site. There are several USRs beyond the mile radius including feedlots, mineral resource development facilities, and a portable restroom business. The Improvements Agreement, Conditions of Approval and Development Standards will assist in mitigating the impacts of the solar facility on the adjacent properties and ensure compatibility with surrounding land uses and the region. The proposed screening includes an eight -foot (8') tall decorative perimeter fence with six-inch (6") square galvanized metal mesh and timber posts around the solar facility which reduces the visual impact to the area. D. 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. This site is located within the three (3) mile referral area of the City of Greeley. The City of Greeley referral response dated April 27, 2018, indicated no concerns. The site is not located in a Regional Urbanization Area (RUA) or Intergovernmental Agreement (IGA) boundary. E. Section 23-2-220.A.5 — The application complies with Chapter 23, Articles V and XI, of the Weld County Code. The site is located in the A -P (Airport) Overlay District Overlay and the Greeley -Weld County Airport referral response, dated April 26, 2018, indicated no concerns. The property is not within the Geologic Hazard Overlay, Special Flood Hazard Area or MS4 area. Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide Road Impact Fee Program. RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 3 Building Permits issued on the proposed lot will be required to adhere to the fee structure of the County Facility Fee and Drainage Impact Fee Programs. F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural land in the locational decision for the proposed use. The parcel is located on soils designated as "Prime (Irrigated) - Farmlands of National Importance" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. However, the proposed use is temporary and soils will not be unduly disturbed or removed from the property. After the lease period, the land can be returned to agricultural production. The property is currently irrigated and planted in corn. The irrigation water that is currently on the subject parcel will be diverted during the solar facility lease of the site to adjacent cropland located directly south of the site, also owned by the applicants. G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health, safety, and welfare of the inhabitants of the neighborhood and County. The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250, Weld County Code), Solar Facility Standards (Section 23-4-1030, 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 Planning Commission recommendation for approval is conditional upon the following: 1. Prior to recording the map: A. The applicant shall submit a Landscape and Screening Plan per Section 23-4-1030.C of the Weld County Code for review and approval by the Department of Planning Services. (Department of Planning Services) B. The applicant shall submit a Property Maintenance Plan which shall address dust, noxious weeds and erosion per Section 23-4-1030.H of the Weld County Code for review and approval by the Department of Planning Services. (Department of Planning Services) C. The applicant shall submit an Erosion Control Plan and a Vegetation Plan for review and approval by the Department of Public Works. (Department of Public Works) D. An Improvements and Road Maintenance Agreement is required for off -site improvements during construction. Road maintenance includes, but is not limited to, dust control and damage repair to specified haul routes. (Department of Public Works) E. The map shall be amended to delineate the following: 1) All sheets of the map shall be labeled USR16-0040. (Department of Planning Services) 2) The attached Development Standards. (Department of Planning Services) 3) The map shall be prepared per Section 23-2-260.D and Section 23-4-1030 of the Weld County Code. (Department of Planning Services) 4) The map shall delineate the landscaping and screening on the site, in accordance with Section 23-4-1030.C of the Weld County Code. (Department of Planning Services) RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 4 5) The map shall delineate the thirty -feet (30') setback from the boundary of adjacent properties, irrigation ditches, and rights -of -way in which no equipment shall be located, in accordance with Section 23-4-1030.G of the Weld County Code. (Department of Planning Services) 6) If applicable, signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2, Section 23-2-240.A.12 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of Planning Services) 7) 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) 8) County Road 51 is a paved road and is designated on the Weld County Functional Classification Map as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall delineate on the site plan the future and existing right-of- way. This road is maintained by Weld County. (Department of Public Works) 9) Show and label the approved access locations, approved access width and the appropriate turning radii (60') on the site plan. The applicant must obtain an access permit in the approved location(s) prior to construction. (Department of Public Works) 10) Show and label the entrance gate, if applicable. An access approach that is gated shall be designed so that the longest vehicle (including trailers) using the access can completely clear the traveled way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled surface be less than 35 feet. (Department of Public Works) 11) The applicant shall show the drainage flow arrows. (Department of Public Works) 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 added for each additional three (3) month period. (Department of Planning Services) 4. Prior to Construction: A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required. (Department of Public Works) 5. 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 map is ready to be recorded in the office of the Weld County Clerk and Recorder or the applicant has been approved for an early release agreement. (Department of Planning Services) RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 5 Motion seconded by Elijah Hatch. VOTE: For Passage Bruce Johnson Michael Wailes Tom Cope Gene Stifle Lonnie Ford Richard Beck Elijah Hatch David Stahl, Sr. Against Passage Absent 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, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission, do hereby certify that the above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County, Colorado, adopted on August 21, 2018. a `r Si66 tiY"ianotea. Kristine Ranslem Secretary RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 6 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Alden Solar CSG, LLC USR18-0040 1. A Site Specific Development Plan and Use by Special Review Permit for a Small Scale Solar Facility (2MW) 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. This is an unmanned facility. (Department of Planning Services) 4. The site shall be maintained in accordance with the Property Maintenance Plan and Decommissioning Plan. (Department of Planning Services) 5. The site shall be maintained in accordance with the approved Landscape and Screening Plan. (Department of Planning Services) 6. No outdoor storage of any materials and equipment including, but not limited to, solar panels and support structures not in operation will be allowed. (Department of Planning Services) 7. No equipment associated with the solar facility shall be located nearer than thirty -feet (30') to the boundary of adjacent properties, irrigation ditches and/or rights -of -way. (Department of Planning Services) 8. 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) 9. The property owner shall control noxious weeds on the site. (Department of Public Works) 10. The access on the site shall be maintained to mitigate any impacts to the public road including damages and/or off -site tracking. (Department of Public Works) 11. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized. (Department of Public Works) 12. 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) 13. The property owner shall comply with all requirements provided in the executed Improvements Agreement. (Department of Public Works) 14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public Works) 15. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Works) 16. 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) RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, CIO ALDEN SOLAR CSG, LLC PAGE 7 17. 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) 18. 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) 19. 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) 20. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 21. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the following has been adopted by Weld County: 2012 International Codes; 2006 International Energy Code; 2017 National Electrical Code; A building permit application must be completed and two complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or engineer must be submitted for review. A geotechnical engineering report performed by a registered State of Colorado engineer shall be required or an open hole inspection. (Department of Building Inspection) 22. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties in accordance with the plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be used which may be confused with, or construed as, traffic control devices. (Department of Planning Services) 23. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and Public Health and Environment shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Conditions of Approval and Development Standards stated herein and all applicable Weld County regulations. 24. 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. 25. The property owner or operator shall be responsible for complying with the Design and Operation Standards of Chapter 23 of the Weld County Code. 26. The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners. 27. 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. RESOLUTION USR18-0040 JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PAGE 8 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. 28. 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. / \ty W 4c S ofz>IPA III`6 SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING Tuesday, August 21, 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, Michael Wailes. at 12:30 pm. Roll Call. Present: Bruce Johnson, David Stahl, Sr., Elijah Hatch, Gene Stille, Lonnie Ford, Michael Wailes, Richard Beck, Tom Cope. Absent: Bruce Sparrow Also Present: Kim Ogle. Diana Aungst. and Michael Hall, Department of Planning Services: Lauren Light and Ben Frissell, Department of Health; Evan Pinkham. Public Works; Frank Haug. County Attorney, and Kris Ranslem. Secretary. CASE NUMBER: USR18-0040 APPLICANT JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR CSG, LLC PLANNER MICHAEL HALL REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR A SMALL SCALE SOLAR FACILITY (2MW) IN THE A (AGRICULTURAL) ZONE DISTRICT. LEGAL DESCRIPTION: NORTH 30 ACRES OF SW4 SECTION 29, T6N. R64W OF THE 6TH P.M,. WELD COUNTY. COLORADO. LOCATION: EAST OF AND ADJACENT TO CR 51: APPROXIMATELY 0.4 MILES NORTH OF CR 64. Michael Hall, Planning Services, presented Case USR18-0040, 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. 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. Tyson Taylor, 2236 Hooker Street. Denver, Colorado, stated that he is representing Community Energy Solar. He said that this project is a for a 2MW solar facility and added that they were awarded a construction bid from Xcel Energy as part of their community solar rewards program. Commissioner Ford asked if this is prime farmland. Mr. Taylor said it is irrigated farmland. Mr. Ford asked why they chose this location. Mr. Tyson said that they are looking for distribution power lines that are robust enough to accept the interconnection of their project without requiring upgrades to the system. Commissioner Ford referred to the center pivot to the south of the project and asked if the spray will go onto the panels. Mr. Taylor said it may and added that they have talked with the farmer about adjusting the spray from the pivot. He added that they don't think it will be a problem. Commissioner Ford asked if they will let the weeds grow on the property. Mr. Taylor said that they are working with the landowner and have talked about placing a seed mix that they will need to mow up to a few times a year. Commissioner Johnson said that he is concerned with fire hazard after the vegetation dries up. Mr. Taylor said that fire is an issue everywhere, however, they intend to keep up with maintenance on site. Commissioner Cope inquired about the life span of these solar facilities. Mr. Taylor said that their agreement with Xcel Energy is 20 years and they will rebid for an additional amount of time after that. He added that they envision a 30 -year project for this site. 1 Commissioner Hatch asked if there will be a mowing plan or incorporating herbicides on the property. Mr. Taylor said that they will do what the landowner wants to have done on the property, however, they prefer to mow the site. The Chair asked if there was anyone in the audience who wished to speak for or against this application. No one wished to speak. The Chair asked the applicant if they have read through the Development Standards and Conditions of Approval and if they are in agreement with those. The applicant replied that they are in agreement. Commissioner Ford stated that he hates to see this land taken out of agricultural production because there is a lot of land in Weld County that is not so good, and it seems that it would better to try to interconnect to the grid somewhere on less productive land. Commissioner Stille concurred with Mr. Ford, however, in looking at the highest and best use of the property this might be something to consider. Commissioner Johnson said that he understands this particular part of the farm is more highly labor intensive than the rest of that farm, so he can see where this is more of a desirable choice than if it was further south on the farm, as it is outside the center pivot. Motion: Forward Case USR18-0040 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 Bruce Johnson, Seconded by Elijah Hatch. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Johnson, Gene Stille, Elijah Hatch, David Stahl, Sr., Lonnie Ford, Michael Wailes, Richard Beck, Tom Cope. Meeting adjourned at 4:56 pm. Respectfully submitted, Kristine Ranslem Secretary 2 ATTENDANCE RECORD NAME - PLEASE PRINT LEGIBLY ADDRESS EMAIL John Do 123 Nowhere Street, City, State, Zip 3fa-3 @o►n ka c2 \ ca S i 4111 es,cmai it or SRS k osdaf•-...CL-C _ Ad e2 33 6,0-t4 leJi -• -643 7G c-Jt-.-L, \f2 -z., -c- Lc.....,; 4- /16 /9 -'1 d- Cal//I-a51- Wri� 1 4,rocct . 70 ,x.. 4- ei g! e,YJ a Lcut Lea q,lciw 36' a�,--3 fc.7 1 bu ,n cl-5( yr, W 9oC c r b e rtroce C-9 ash otn Hello