HomeMy WebLinkAbout20173049.tiffBEFORE THE WELD COUNTY. COLORADO. PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Jordan Jemiola, 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
1MJUSR17-16-0029
REYNALDO BONILLA
CHRIS GATHMAN
A SITE SPECIFIC DEVELOPMENT PLAN AND MAJOR AMENDMENT TO USR16-
0029 (ANY USE PERMITTED AS A USE BY SPECIAL REVIEW IN THE
COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS (EVENT CENTER FOR UP
TO 200 PEOPLE. ALONG WITH AN OFFICE AND SHOP FOR TACK SALES)
PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR
RECORDED SUBDIVISION PLAT OR LOTS PART OF A MAP OR PLAN FILED
PRIOR TO THE ADOPTION OF ANY REGULATIONS CONTROLLING
SUBDIVISIONS) TO ALLOW COMMERCIAL RECREATION (USE OF HORSE
TRACK AND RIDING ARENA (INCLUDING FOR USE AS A RACE TRACK AND
MATCH RACING) FOR UP TO 350 PEOPLE) IN THE A (AGRICULTURAL) ZONE
DISTRICT.
LOT A AND LOT B REC EXEMPT RE -4329. PART NE4 SECTION 10. T2N. R65W
OF THE 6TH P.M.. WELD COUNTY. COLORADO
APPROXIMATELY 0 8 MILE NORTH OF CR 22 AND APPROXIMATELY 2 1 MILES
WEST OF CR 49
be recommended favorably to the Board of County Commissioners for the following reasons -
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 22-2-10 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 site is located in a rural agricultural area located approximately 1 mile north of County
Road 22 and access is provided through an easement. The nearest residences are located
approximately 1.600 feet to the southwest of the site
The attached development standards and conditions of approval (including a limit of number
of attendees. limits on hours of operation, an improvements and road maintenance
agreement, a traffic control plan, requirements for on -site security and medical personnel) will
adequately mitigate the impacts of the use
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 application indicates that trash will be collected in a covered trash dumpster and will be
removed at least once (1) a week by a trash removal company
Section 22-2-20 H States "Ensure that adequate services and facilities are currently available
or reasonably obtainable to accommodate the requested new land use change for more
intensive development."
RESOLUTION 1MJUSR17-16-0029
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Water will be provided by an existing commercial well permit (80304 F) The well is permitted
to withdraw up to 7 5 acre feet on an annual basis. The applicant has indicated that the
facility will utilize septic systems.
Development standards are attached requiring adequate security, veterinarians and medical
personnel and equipment to be on site during events.
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 allows 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 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 and Section 22-2-20.0 allows
for Commercial Recreation and Race tracks and race courses as a Use by Special Review in
the Agricultural Zone District.
Section 23-3-10 — Intent states: "The A (Agricultural) Zone District is also 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 attached development standards and conditions of approval (including a limit of number
of attendees. an improvements and road maintenance agreement. a traffic control plan,
requirements for on -site security and medical personnel) will adequately mitigate the impacts
of the use.
Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses
The USR site is located in an agricultural area Cropland is located to the north and south.
There are two (2) single-family residences located approximately 1.600 feet to the southeast
of the site. A Use by Special Review Permit for a truck parking and maintenance facility is
located to the west (approved under USR-1634) The USR-1634 site is owned by the
applicant as well_
Two (2) phone calls have been received regarding this case. One phone call expressed
concerns regarding whether or not the septic system will have adequate capacity to serve this
use and whether the septic will be subject to Colorado Department of Public Health and
Environment (CDPHE) requirements_ The second phone call alleged that the applicant was
continuing to hold events (races) on the property and that litter is being thrown by
participants/attendees of the rodeo adjacent to County Road 22.
Two (2) letters and one (1) e-mail have been received in regards to this case.
Concerns/objections outlined in these letters/e-mail include:
Crime and safety concerns.
Noise
Water pollution
Dust from traffic
Access Road is not designed for the amount of traffic and not designed for two-way
traffic.
Light pollution from traffic accessing the event
Traffic is trying to access the site from other dead-end accesses to the east (no room
to turn -around.
Lack of oversite
Greater risk of alcohol, drugs and fire arms from large crowds
Inadequate trash mitigation plan
Loss/impact on quality of life
Allegations that applicant is already holding events for up to 1.500 people (no visible
security on site)
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The application indicates the facility will utilize two (2) septic systems (not exceeding 2.000
gallons in capacity) Septic systems that do not exceed 2,000 gallons do not trigger Colorado
Department of Public Health and Environment (CDPHE) permitting requirements.
The only activity related to horses (in addition to the event center approved under USR16-
0029) currently allowed is horse training and boarding which allows a total of four (4) horses
per acre and 60 trips per day to and from the site
The Weld County Sheriff's Office reviewed this application and indicated no conflicts in their
referral dated June 5. 2017
The application indicates that trash will be collected in a covered. confined trach dumpster
and removed at least weekly by a trash removal company.
The attached development standards and conditions of approval (including a limit of number
of attendees. noise standards, limits on hours of operation. an improvements and road
maintenance agreement. a traffic control plan, requirements for on -site security and medical
personnel & equipment) will adequately mitigate the impacts of the use
That the uses which would 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 this Code or master plans of affected municipalities.
This property is located within the 3 -mile referral area for the Town of Hudson_ The Town of
Hudson, in their referral dated June 15. 2017 indicated that the Town of Hudson Planning
Commission has reviewed the proposed amendment and states: "The Commission is
concerned for the health, safety and welfare of spectators, participants and animals partaking
in the racing activities proposed for the site We would hope that the review process for this
amendment has taken into account previous activities at similar facilities and has
incorporated the concerns of the Hudson Fire Protection District and their ability to provide
emergency services to the site.
No referral response has been received from the Town of Hudson Fire Protection District.
E Section 23-2-220 A.5 -- The application complies with Chapter 23, Articles V and Xl. of the
Weld County Code
This property is not located within an overlay district nor within a 100 -year floodplain
boundary_
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee Program.
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 proposed facility is
located on approximately 15 acres delineated as Irrigated "Prime" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. Agricultural related uses are
proposed for the property (Horse riding arena, horse practice track barns and pasture) are
proposed for this site in addition to the event center.
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 attached Conditions of approval and Development Standards will provide adequate
provisions for the protection of health. safety and welfare.
RESOLUTION 1MJUSR17-16-0029
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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 An Improvements and Road Maintenance Agreement is required for offsite improvements at
this location, including constructing an access road at least 24 feet wide. Road maintenance
including dust control. damage repair. specified haul routes and future traffic triggers for
improvements will be included. (Department of Public Works)
The applicant shall address the requirements of the Colorado Division of Water Resources as
stated in their referral dated June 12, 2017. Written evidence of such shall be provided to the
Department of Planning Services. (Colorado Division of Water Resources)
The applicant shall attempt to address the comments of the Town of Hudson as stated in their
referral dated June 14, 2017 Written evidence of such shall be provided to the Department of
Planning Services. (Town of Hudson)
The applicant shall submit a Traffic Control Plan for review and approval by the Departments of
Planning Services, Public Works and the Weld County Sheriffs Office. The plan shall address
internal site circulation, parking, and ingress and egress to the venue. Additionally, the traffic
control, including signage and directional personnel on the permitted travel route. shall be
reviewed. (Department of Planning Services)
The applicant attempt to address the requirements of the Farmer's Reservoir and Irrigation
Company, as stated in their referral dated August 14, 2017. Written evidence of such shall be
provided to the Department of Planning Services. (Department of Planning Services)
F The map shall be amended to delineate the following -
1 All sheets of the map shall be labeled 1MJUSR17-16-0029 (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 trash collection areas. Section 23-3-350.H
of the Weld County Code addresses the issue of trash collection areas. (Department of
Planning Services)
5. Show and label the access and utility easement to provide legal access to the parcel on
the site plan (Department of Planning Services -Engineer)
6. The applicant shall show and label the accepted drainage features and drainage flow
arrows Water quality features or stormwater ponds should be labeled as -Water Quality
Feature/Stormwater Detention, No -Build or Storage Area" and shall include the
calculated volume. (Department of Planning Services -Engineer)
7. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
RESOLUTION 1MJUSR17-16-0029
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8. County Road 22 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 on the site plan the future and existing right-of-
way. All setbacks shall be measured from the edge of future right-of-way. This road is
maintained by Weld County. (Department of Public Works)
9. County Road 24 Section Line is shown to have 60 feet of unmaintained section line right-
of-way per the Weld County GIS right-of-way map. The applicant shall delineate the
existing right-of-way on the site plan. All setbacks shall be measured from the edge of
right-of-way. (Department of Public Works)
10. Show and label the approved access(es) (APxx-xxxxx), and the appropriate turning radii
(60') on the site plan. (Department of Public Works)
11. Show and label the approved tracking control on the site plan. (Department of Public
Works)
12. 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)
13 . 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) paper copy or
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 plat 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. Prior to Construction:
A. If more than one (1) acre is to be disturbed. a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
B. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
4. Prior to Operation:
A. Accepted construction drawings and construction of the off -site roadway improvements are
required prior to operation. Off -site improvements include a left-hand deceleration lane on County
Road 22 and a right-hand deceleration lane on County Road 22. (Department of Public Works)
B. 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)
RESOLUTION 1MJUSR17-16-0029
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5. In accordance with Weld County Code Ordinance #2012-3. approved April 30, 2012, should the plat
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)
6. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate Acceptable format is a projected ESRI shapefile ( shp, .shx. .dbf. .prj) with a
defined coordinate system (i e NAD 1983 UTM Zone 13N, WGS 1984. NAD 1983 HARN StatePlane
Colorado North FIPS 0501 (US Feet)....etc ) This digital file may be sent to maps@,co weld co.us.
(Department of Planning Services)
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)
Motion seconded by Michael Wailes_
VOTE
For Passage
Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Michael Wailes
Terry Cross
Tom Cope
Gene Stille
Against Passage Absent
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 15. 201T
Dated the 15u of August, 2017
-KAlhat litnafrumet,
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Reynaldo Bonilla
1 MJUSRI 7-16-0029
A Site Specific Development Plan and Major Amendment to Use by Special Review Permit No. USR16-
0029 (Event Center for up to 200 people, along with an office and shop for tack sales) to include to allow
Commercial Recreation (Use of Horse Track and Riding Arena (including for use as a race track and
match racing) for up to 350 people) 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 operator shall be in compliance with the annual Emergency Incident Action Plan and work with the
Weld County Office of Emergency Management, Hudson Fire Protection District and Law Enforcement to
prepare a response plan for all events and ensure that there is notification to those agencies prior to the
event to plan for any consequence management (Incident Plan). (Department of Planning Services)
4. The Use by Special Review Permit shall not be transferrable to any successors in interest to the
prescribed property and shall terminate automatically upon conveyance or lease of the property to others
for operation of the facility. (Department of Planning Services)
5. Total guests/visitors to the event center shall be limited to 200 people per event. (Department of Planning
Services)
6. Events at the event center shall not operate past 12:00 a.m. (midnight). Monday through Sunday Per the
USR16-0029 application, the majority of events occurring in the event center will occur on weekends.
(Department of Planning Services)
7 Total guests/visitors to horse track and riding arena shall be limited to 350 people per event. (Department
of Planning Services)
8. No more than 350 guests/visitors shall be allowed on site at any one time. (Department of Planning
Services)
9. Events occurring at the horse track and riding arena shall be limited to between the hours of 10:00 am and
8:00 pm on Saturdays and Sundays. (Department of Planning Services)
10. The number of security personnel on -site will be two (2) security personnel for the first one -hundred (100)
participants and one (1) additional security professional for each additional fifty (50) participants for
arena. race track and match racing events. (Department of Planning Services)
4-1 -Two (2) persons trained in emergency medical technology shall be on site for arena, race track and match
racing events. (Department of Planning Services)
12. One (1) ambulance shall be on site during any arena. race track and match racing -event. For any arena,
race track or match racing events in which it can reasonably be expected to have more than 200 people in
attendance, one (1) ambulance shall be on site. (Department of Planning Services)
3. A clean and sanitary enclosure where medica
any arena, race 'rack and matc
racing even
treatment may be rendered will be avai
. (Department of Planning Services)
ab
e on site during
14. Two (2) State of Colorado Licensed Veterinarians not related by blood, marriage or friendship to any
property owner, applicant, or participant shall be on site during any arena. race track and match racing
event. One of the veterinarians will remain on the site until the last animal leaves the facility. (Department
of Planning Services)
RESOLUTION 1MJUSR17-16-0029
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15. The Sta e oCo orado _icensed Ve'erinarian(s) may acminis ra.or a crug es: before or after each race,
with results kept -en site -for inspection. (Department of Planning Services)
16. No illegal gambling is permitted on site at any time. (Department of Planning Services)
17. No firearms are permitted on site at any time. (Department--at-Planning Services)
18. No alcoholic beverages shall be allowed on site nor shall alcohol be served at any time (Department of
Planning Services)
19. The parking area on the site shall be maintained. (Department of Planning Services)
20. 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)
21. Animal and feed wastes. bedding, debris and other organic wastes shall be disposed of so that vermin
infestation. flies, odors, disease hazards, and nuisances are minimized. (Department of Public Health and
Environment)
22. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, Section 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)
23. 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, Section 30-20-100.5. C.R.S. (Department of Public Health and Environment)
24. 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. This includes any paint
emissions or overspray. The applicant shall operate in accordance with Chapter 14, Article 1 of the Weld
County Code. (Department of Public Health and Environment)
25. 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)
26. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in Section 14 9 30 of the Weld County Code Section 25-12-103 CRS. (Department of Public
Health and Environment)
27. Temporary uses that are utilized for a time period of six months or less. portable toilets and bottled water
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 and shall contain
hand sanitizers. (Department of Public Health and Environment)
28. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the
facility at all times. Sewage disposal for the facility shall be by septic system. Any septic system located
on the property must comply with all provisions of the Weld County Code, pertaining to On -site
Wastewater Treatment Systems. (Department of Public Health and Environment)
29. In the event the septic system requires a design capacity of 2,000 gallons or more of sewage per day the
applicants shall adhere to the requirements of the Colorado Department of Public Health and
Environment, Water Quality Control Division's (WQCD) Regulations. (Department of Public Health and
Environment)
30. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (well permit
80304F). (Department of Public Health and Environment)
RESOLUTION 1MJUSR17-16-0029
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31 In the event the facility's water system serves more than 25 persons on a daily basis the water system
shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). If not subject to
these requirements. the Weld County Department of Public Health and Environment strongly encourages
well users to test their drinking water prior to consumption and periodically thereafter. (Department of
Public Health and Environment)
32. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations governing the
regulation of food service establishments. (Department of Public Health and Environment)
33. 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)
34. The property owner shall control noxious weeds on the site. (Department of Public Works)
35. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services - Engineer)
36. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services -Engineer)
37. The property owner shall control noxious weeds on the site. (Department of Public Works)
38. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
39. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
40. Weld County Public Works shall review construction plans submitted for the required off -site
improvements. (Department of Public Works)
41. Sources of light shall be shielded so that beams or rays of light 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)
42. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently. the following
have been adopted by Weld County: 2012 International Codes, 2006 International Energy Code, and 2014
National Electrical Code. A Building Permit Application must be completed and two (2) 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 Colorado registered engineer shall be
required or an Open Hole Inspection. (Department of Building Inspection)
43. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
44. 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
RESOLUTION 1MJUSR17-16-0029
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45. 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.
46. 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.
47. 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.
48. WELD COUNTY'S RIGHT TO FARM: 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.
RESOLUTION 1MJUSR17-16-0029
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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.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. August 15, 2017
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 Johnson, Bruce Sparrow, Gene Stille. Jordan Jemiola. Michael Wailes, Terry Cross. Tom
Cope.
Also Present: Ryder Reddick and Chris Gathman. Department of Planning Services: Michelle Martin,
Department of Planning Services — Engineering Division: Lauren Light. Department of Health: Evan
Pinkham. Public Works: Bob Choate. County Attorney. and Kris Ranslem. Secretary.
Motion: Approve the August 1. 2017 Weld County Planning Commission minutes. Moved by Gene Stille,
Seconded by Bruce Johnson. Motion passed unanimously.
CASE NUMBER. 1MJUSR17-16-0029
APPLICANT: REYNALDO BONILLA
PLANNER CHRIS GATHMAN
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND MAJOR AMENDMENT TO
USR16-0029 (ANY USE PERMITTED AS A USE BY SPECIAL REVIEW IN THE
COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS. (EVENT CENTER FOR UP
TO 200 PEOPLE. ALONG WITH AN OFFICE AND SHOP FOR TACK SALES)
PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR
RECORDED SUBDIVISION PLAT OR LOTS PART OF A MAP OR PLAN FILED
PRIOR TO THE ADOPTION OF ANY REGULATIONS CONTROLLING
SUBDIVISIONS) TO ALLOW COMMERCIAL RECREATION (USE OF HORSE
TRACK AND RIDING ARENA (INCLUDING FOR USE AS A RACE TRACK AND
MATCH RACING) FOR UP TO 350 PEOPLE) IN THE A (AGRICULTURAL) ZONE
DISTRICT_
LEGAL DESCRIPTION LOT A AND LOT B REC EXEMPT RE -4329: PART NE4 SECTION 10. T2N. R65W
OF THE 6TH P M . WELD COUNTY. COLORADO
LOCATION APPROXIMATELY 0 8 MILE NORTH OF CR 22 AND APPROXIMATELY 2.1
MILES WEST OF CR 49
Chris Gathman, Planning Services. presented Case 1MJUSR17-16-0029. reading the recommendation
and comments into the record Mr. Gathman said that two letters and one email were receiving with
concerns of crime and safety. noise. water pollution. dust from traffic, the access road is not designed for
the amount of traffic, light pollution from traffic accessing the site, lack of oversight and greater risk of
alcohol. drugs and firearms and that the applicant is already holding events up to 1500 people. 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. He said that the traffic
study submitted was reviewed and determined that off -site improvements are required on County Road 22.
He added that the applicant is requesting a waiver for the left-hand deceleration lane, based on the cost of
this improvement. Mr. Pinkham said that Staff has discussed this traffic study with the applicants and added
that the peak hour traffic is very close to the improvement triggers, therefore the applicant will submit an
updated traffic study for staff to review prior to the Board of County Commissioner hearing. An
Improvements Agreement, including traffic triggers. will be required for this site.
Commissioner Cope said that traffic studies are a good indicator of what is predicted. however he is
confused on what would cause the traffic numbers to decrease. Mr. Pinkham said that the applicant's
representative is proposing to reduce the amount of traffic allowed at the site from the 350 threshold to 300
people. adding that it would reduce the peak hour traffic level that would require that improvement.
1
Commissioner Cope asked with that reduction then are we looking at decreasing the allowance of people
at this site. Mr Gathman deferred to the applicant to clarify that question.
Michelle Martin. Engineering. reported on the drainage conditions for the site.
Lauren Light.. Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control. noise standard. and the Waste Handling Plan. Ms. Light stated that Development Standard 25
regarding the noise level should be amended to reference the Colorado Revised Statutes and not the Weld
County Code_
Deanne Frederickson, AGPROfessionals, 3050 67"' Avenue. Greeley, said that the applicant was approved
one year ago. for the event center for up to 200 people. She said that there was a development standard
that limited the use of the existing riding arena and horse track to the use by right capacity. In the use by
right standards only 60 vehicle trips are allowed. Upon further review of the use of the riding arena and
track. the applicant is requesting to increase the volume of this location to allow up to 350 people using the
riding arena and the horse track for activities on the weekends. They are asking for incremental increase
to 350 and not an additional 350 from the original permit. Ms. Frederickson clarified that they are already
approved for 200 people and they are just requesting for an incremental increase up to 350 people.
Ms. Frederickson said that they are talking to the ditch company and believe that they will reach an
agreement to utilize that access for this site. The variance for off -site road improvements is because it is
on the weekend where there is off-peak hour traffic. She added that to do these improvements would be
feasibly impossible for the applicant. They would like to work with the County on trip distribution to maintain
it below the warrants to require turn lanes. She said that if they can't manage it then they would reduce the
number of attendees allowed on site.
Ms. Frederickson said that security personnel will be on site for the riding arena and horse track. She
requested to consider the development standards to adjust the level of security and emergency personnel
according to the activity that will be on site.
Commissioner Wailes asked how they propose to limit or control the traffic. Ms. Frederickson said that the
traffic is staggered throughout the day. They haven't monitored the existing traffic but they can ask the
participants to not come in from the east, where a left-hand turn lane would be hazardous
Mr. Wailes asked if there is a system to track the number of people coming in. Ms. Frederickson said that
they don't have a system in place but they have asked the security personnel to make sure that they count
the cars as they come.
Commissioner Sparrow asked about how parking will be handled for 350 people as he doesn't see how it
can handle the 200 people_ Ms. Frederickson said that the parking lots exceed the parking standards,
according to the Weld County Code. Mr. Sparrow said that the map identifies 66 single vehicle parking and
counts nine or ten spaces available for horse trailers. Ms. Frederickson said that it is a very large site and
she could draw in more parking spaces, if that would help. She added that they could also park on the east
site as well.
Commissioner Sparrow asked how wide the access road is. Ms. Frederickson said she didn't know. Mr.
Sparrow asked if it was adequate for cars to pass each other going both ways safely. Ms. Frederickson
replied no. Mr. Sparrow said that could stop traffic and create a problem. Mr. Sparrow asked how long the
access road is. Ms. Frederickson replied 4200 feet long. Mr. Sparrow said that if an ambulance is needed
how would they get through the access with traffic being staggered through the day. He further asked if
traffic would be stopped to allow the ambulance in. Ms. Frederickson replied yes.
Mr. Gathman asked the applicant if there will ever be a time when the event center and the rodeos will be
occurring at the same time. Ms. Frederickson said it was a possibility: however. they are not asking for
more than a total of 350 people on site. Mr. Gathman suggested adding a development standard to clarify
that. He recommended adding a development standard that states only 350 people per day on the site at
any one given time.
2
Commissioner Cope referred to the bridge over the irrigation canal and said it appears to be a one -lane
bridge. Ms. Frederickson said that she doesn't have a measurement but will have that for the Board of
County Commissioner hearing. Commissioner Cope asked if that bridge is rated for fire equipment to get
to the site. Ms. Frederickson replied that she believed it is and added that they applicant is working with
the ditch company on improvements to that bridge.
Reynaldo Bonilla said that the easement for the road is 30 feet. He added that there are two lanes where
he built one lane with crushed asphalt and added that he is waiting for the agreement from the ditch
company before improving the other lane. He said that he wants to do this right and by the rules.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Tom Francis. 21811 CR 22, stated that he lives south of the site. He expressed concern as there is no plan
for monitoring and the applicant can agree to it as long as no one is checking on them. He said that there
needs to be oversight to ensure that these conditions will be met. Mr. Francis said that traffic study is
flawed as the steady stream of traffic seems greater than what is said. He said that the attendees for the
applicant's events have mistaken his access for the access to the applicant's site and turn around on his
property with horse trailers.
Commissioner Stille asked Mr_ Francis if noise is an issue. Mr. Francis replied yes. Mr. Stille asked if he
is concerned with light pollution. Mr. Francis said he has not seen his new plan but if there are lights there
will be light pollution if events are held after dark. Mr. Stille asked if staff has taken any noise readings. Mr.
Gathman said that staff has not taken any noise readings. Ms. Light added that they work on a complaint
only basis. She added that when this permit was originally approved staff recommended an industrial noise
standard limit and the County Commissioners reduced it to the residential noise limit. Mr. Gathman said
that they have not built the events center yet so there haven't been any night time events_ He added that
landscaping is proposed to be planted in front of the event center (the western lot of the proposed USR).
Commissioner Wailes said Mr. Francis letter outlines some valid concerns. He asked Mr. Francis if the
applicant could mitigate any of these concerns. Mr. Francis said that these are concerns that might be
mitigated but doesn't believe the applicant has the money to mitigate all of these potential problems. Mr.
Francis said that since there is no plan to monitor this site. it puts it on the neighbors and said that it is unfair
for them to be the monitors.
Judy Allart, 21953 CR 22, stated that she didn't know that match racing was legal. She said that she came
home on a Sunday and there were firetrucks and flashing lights with pickups and horse trailers coming
down the access road at a high rate of speed. She is also concerned with the gun shooting when they go
by her property.
Anthony and Marjorie Dowdy, 22071 CR 22, stated that they are opposed to this request. She said that
they are concerned with the traffic already on the road. including the oil and gas traffic. They have dairy
and livestock on their property and they work hard to control dust. She added that they have vehicles and
motorbikes that try to access their private property to the facility. Some of these vehicles have a hard time
turning around when they figure out they cannot access the facility from this road. She said that they are
also concerned with the high rate of speed and the lack of monitoring of the facility.
Commissioner Wailes said that perhaps adding a development standard to install a sign that states "No
traffic allowed" on that road would help.
Commissioner Jemiola asked if there are any particular improvements that the applicant could make to
improve these concerns. Mr. Dowdy said that if they can figure out the traffic it would be better.
Paula Platt. 2760 CR 21. Ft. Lupton, stated that she is a real estate broker and is speaking on behalf of
Tom and Sarah Francis. as she sold them their property. She said that she doesn't think people were
properly notified the first time the applicant submitted their application. She said that the dust and noise
will be terrible. This type of use makes it difficult to sell adjacent properties.
Tom Haren 14439 CR 44. Platteville_ owner of AGPROfessionals, stated that he hears over and over with
these facilities and dairies and feedlots that they are worried their property values will go down. He said
3
that they have done a lot of research on this and has gone to the Assessor's records and found that any
one value on their property or house went down.
Mr. Haren said that he lives one-half mile from Fritzlers and added that he has a liquor license now. He
said that he has seen drunks. guns and fights and added that the facilities control it and monitor it.
Mr. Haren said that the road impact and access issues are valid in this situation and they need to look at
addressing or mitigating those. The ambulance should already be on site prior to the event. He added that
those are valid concerns and believes that they can work with staff and provide public safety.
The Chair called a recess at 2.42 pm and reconvened the hearing at 2:50 p.m
The Chair asked the applicant to respond to the comments.
Ms. Fredrickson said that the access drive is 30 feet wide so there is room for two lanes of traffic and is
willing to accept that as a condition of approval
Ms. Frederickson said that they are very concerned with the neighbors and want to be good neighbors.
They have held three neighborhood meetings and invited landowners within 1000 feet of the property,
however no one has attended She referred to the driveways not being used appropriately and said that
she would like to see a sign posted as well to prevent traffic from entering the wrong access.
Ms. Frederickson said that they are not asking for permission for illegal activity and have no control on the
traveling public on County Road 22. Since the horse match racing began on the property. the ambulance
has only been there once in three years. She said that there are no lights on the riding arena or the racing
facility and they do not plan to install lights for these events. She added that the events in the events center
will end at midnight.
Mr. Frederickson said that they are willing to set up noise readings and they intend to stay within the noise
limits
Commissioner Wailes referred to Ms Frederickson's comments of racing is allowed as a use by right. Ms.
Frederickson said that a track in the agricultural zone district is a use by right. Mr Wailes said that according
to the Weld County Code, it is listed as a Use by Special Review Ms. Frederickson said that she wasn't
aware of that Mr. Gathman clarified that horse tracks are listed as a Use by Special Review and the horse
training and boarding is allowed as a Use by Right.
Commissioner Sparrow asked if the 30 foot wide access is acceptable for two lane traffic. Staff stated that
it would be acceptable. Mr. Pinkham said that 24 foot and above would be adequate for that
Commissioner Johnson expressed concern that this site is not adjacent to a county road He said that the
access road needs to be an all-weather road so it eliminates the dust concern. He agrees that a sign should
be installed stating no access for the facility as well as speed limit signs He is also concerned with alcohol_
Ms. Frederickson said that their security personnel will search the cars and added that it is posted "No
Alcohol".
Ms. Frederickson referred to Condition of Approval 4.A and requested that before they accept that condition
of approval they would like to go back to their traffic engineer to redistribute the traffic generation or reduce
the number of attendees.
Ms. Frederickson referred to Development Standards 9 through 16 and said that it doesn't seem to fit their
request for 350 people as these were required for a horse racing event up to 2000 people
She referred to Development Standard 9 and said that they can accept in terms of security personnel.
Ms. Frederickson referred to Development Standard 10 and asked if they will be required to have two (2)
EMT personnel on site every day. She said that they would like to set a limit. for example over 200 persons
would require one (1) EMT on site She added that to have two (2) EMT's on site for every activity out there
seems excessive to them.
4
She referred to Development Standard 11 and said that they are not opposed to that for the larger events
on the weekends but asked if it is needed for the horse therapy sessions they do or for when their kids are
riding their horses on the property. She said that there needs to be some limits. Mr. Gathman clarified that
these development standards do not apply to the horse training and boarding as that is a Use by Right.
Ms. Frederickson referred to Section 12-1-10 relating to Temporary Assembly Permits and it lists all the
requirements for an assembly of 350 or more people. She said that they are requesting a maximum of 350
people and they feel like these requirements are new and not being applied to every horse or riding event
in Weld County. She asked if this will be required for every riding event.
Mr. Gathman clarified that the horse training and boarding is a Use by Right. as long as you don't exceed
the 60 vehicle trips per day. This application is requesting horse events for up to 350 people which falls
under the Use by Special Review. He added that they are not requiring these standards for the weekday
horse therapy sessions.
Commissioner Jemiola said that conceivably the applicant could have 349 people and then those
requirements should go away_ He referred to Development Standard 16 which states that no firearms are
permitted on site at any time. Mr. Jemiola said that he hasn't seen that development standard before_ Mr.
Gathman said that this development standard was added by the applicant at a previous horse match
racing case hearing. Mr. Jemiola said that he doesn't believe the County should be making that as a
development standard. Mr. Stille agreed as it contradicts the second amendment.
Ms. Frederickson referred to Development Standard 12 relating to a clean and sanitary enclosure
for medical treatment and said that she doesn't understand what that means. She asked if a
structure is required and if that is necessary.
Development Standard 13 refers to the requirement of two (2) State of Colorado Licensed Veterinarians
on site. Ms_ Frederickson asked if that is what Weld County wants to require. Commissioners Stille
and Sparrow agreed that it wasn't necessary. She said that this was offered up by a previous applicant but
they don't feel that it is necessary for their event level.
With regarding to Development Standards 15 and 16, Ms. Frederickson asked at what point do you
stop. She added that the applicant has a large sign posted on the property referring to the Colorado State
Statue about illegal gambling.
Commissioner Wailes referred to Development Standard 10 and asked staff at what level of training do
the EMTs need to have. He further asked if they must be CPR certified or licensed. Mr_ Gathman
referred to the temporary assembly permit requirements and said that the criteria is to have two (2)
persons trained in the emergency medical technology for the first 350 persons and an enclosed
structure where treatment may be rendered shall also be provided. He recommended that at a minimum
the applicant should adhere to these standards Commissioner Jemiola asked if they are requesting
349 in attendance, would these requirements still apply. Mr. Gathman said that we can still
recommend that given that it is one person less. He said that this is a Use by Special Review Permit
and doesn't see that it isn't something they can't ask for_ Commissioner Cope believes that it is
appropriate in this situation.
Motion: Delete Development Standard 16, Moved by Jordan Jemiola. Seconded by Michael Wailes.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Bruce Johnson, Bruce Sparrow, Gene Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
Motion: Delete Development Standard 15, Moved by Tom Cope. Seconded by Jordan Jemiola Motion
carried unanimously.
Commissioner Wailes said that if we keep Development Standard 10 in place then Development Standard
11 is satisfied because an ambulance has a paramedic and EMT on board_ The Planning Commission
asked if there should be a number placed for when an ambulance or EMT is required. Bob Choate, County
Attorney. stated that he can craft some language if they wanted that. Commissioner Cope said that the
way this plan is designed right now. he is concerned with health safety issues because of the access road
and the bridge. He added that if some of those are resolved then some of this would go away. He believes
5
that as this plan is presented today an ambulance should be on site during these events. He added that
although it may take 10 minutes for an ambulance to get there, it might take the ambulance an hour and a
half to get into the property because you have 200 people trying to get out.
Motion: Delete Development Standard 13 and 14, Moved by Jordan Jemiola.
Commissioner Wailes stated that he would agree to delete Development Standard 14 but feels that an
amendment should be made to Development Standard 13. Mr. Wailes suggested amending Development
Standard 13 to read "Two (2) State of Colorado Licensed Veterinarians shall be on site during any arena,
race track and match racing event. One of the veterinarians will remain on the site until the last animal
leaves the facility". Jordan Jemiola amended his motion to include the amendment to Development
Standard 13 as stated by Mr. Wailes. Seconded by Michael Wailes.
Vote: Motion passed (summary: Yes = 5, No = 2. Abstain = 0).
Yes: Bruce Sparrow, Gene Stifle. Jordan Jemiola, Michael Wailes, Terry Cross.
No: Bruce Johnson, Tom Cope
Commissioner Jemiola referred to Mr Choate's offer of limiting the EMT's to a certain number of people.
He suggested that any event in excess of 200 people should have an ambulance on site. Mr. Choate
recommended the following language for Development Standard 11 "For any arena. race track or match
racing events in which it can reasonably be expected to have more than 200 people in attendance, one (1)
ambulance shall be on site". Commissioner Wailes added that if we accept Development Standard 11 then
Development Standard 10 is redundant. Commissioner Johnson agreed and added that the ambulance
will provide a clean and sanitary place so he recommended deleting Development Standards 10 and 12.
Motion: Amend Development Standard 11 as stated by Counsel, Moved by Tom Cope. Seconded by
Jordan Jemiola. Motion carried unanimously.
Motion: Delete Development Standard 10 and 12. Moved by Jordan Jemiola, Seconded by Bruce
Sparrow. Motion carried unanimously.
The Chair asked if the Planning Commission wanted to add a condition for the widening of the access road.
Mr. Gathman stated that after talking with Public Works. they suggested adding dust suppression as well.
Commissioner Johnson requested that speed limit signs be included.
Mr. Choate. County Attorney, suggested amending a Condition of Approval 1.A to read "An Improvements
and Road Maintenance Agreement is required for offsite improvements at this location. including
constructing an access road at least 24 feet wide. Road maintenance including dust control, damage repair,
specified haul routes and future traffic triggers for improvements will be included."
Motion: Amend Condition of Approval 1.A as stated by Counsel, Moved by Bruce Sparrow. Seconded by
Bruce Johnson. Motion carried unanimously.
Commissioner Johnson asked about where to place the signs for no access and speed limit signs.
Commissioner Jemiola believes that staff has a good idea of what the Board of County Commissioners
wants in that department in terms of safety. He added that the applicant has indicated that they are willing
to install a couple of "No Access' signs at the other locations. Mr. Gathman said that the Traffic Control
Plan requirement must be submitted as a Condition of Approval. He suggested that it read "The Traffic
Control Plan shall also address any permanent speed limit signs and permanent direction signs". Mr.
Choate advised not putting something in there that requires the applicant to affirmatively put a sign on
someone else's property. He added that staff has direction and isn't sure that the change needs to be
made: however, he believes Mr Gathman's language is acceptable.
Mr. Gathman referred to the letter submitted by the Farmer's Reservoir and Irrigation Company, dated
August 14, 2017, and recommended that it be added in a new Condition of Approval 1.E to read "The
applicant attempt to address the requirements of the Farmer's Reservoir and Irrigation Company. as stated
in their referral dated August 14. 2017. Written evidence of such shall be provided to the Department of
Planning Services".
Motion: Add Condition of Approval 1.E. as recommended by Staff, Moved by Jordan Jemiola, Seconded
by Michael Wailes. Motion carried unanimously.
6
Ms. Light referred to Development Standard 25 and stated that it needs to refer to Section 25-12-103 CRS
rather than the Weld County Code.
Motion: Amend Development Standard 25. as stated by Staff, Moved by Tom Cope, Seconded by Bruce
Johnson. Motion carried unanimously.
Mr. Gathman said that it may change depending on the applicant's potential change to the number of people
on site: however, currently the applicant is requesting up to 350 people and there are development
standards that reference 250 for the event center and then it states up to 350 people for the racing
component. He recommended adding a Development Standard that states "No more than 350
guests/visitors shall be allowed on site at any one time'.
Motion: Add Development Standardas recommended by Staff Moved by Jordan Jemiola. Seconded by
Michael Wailes. Motion carried unanimously.
The Chair asked the applicant if they have read through the amended Development Standards and
Conditions of Approval and if they are in agreement with those. The applicant replied that they are in
agreement.
Motion: Forward Case 1MJUSR17-16-0029 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 Jordan Jemiola. Seconded by Michael Wailes.
Commissioner Sparrow felt that the changes they made to the access road makes a big difference in this
situation and it was a big concern for him.
Commissioner Cope agreed and encouraged the applicant to include the additional parking and the things
that are necessary to assure that the whole site plan is complete.
Commissioner Johnson said that this activity seems to be very popular but thinks that there are a lot of
things happening at these events that would be noncompatible with the neighborhoods. He said that we
should be looking at it in a broader sense as to what we might be wanting. for example where should we
direct these activities to be located so they have less impact.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Bruce Johnson, Bruce Sparrow Gene Stifle. Jordan Jemiola, Michael Wailes. Terry Cross. Tom Cope
Meeting adjourned at 4:08 pm.
Respectfully submitted,
66:‘,66 -Lt- KY vsL nt.
Kristine Ranslem
Secretary
7
FL V1u &A -e s
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, August 1. 2017
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,
Bruce Sparrow. at 12:30 pm.
Rol
Cal
Present: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Gene Stille. Jordan Jemiola, Michael Wailes,
Terry Cross, Tom Cope,
Also Present: Kim Ogle, Chris Gathman, and Diana Aungst, Department of Planning Services: Hayley
Balzano. Department of Planning Services — Engineering Division: Lauren Light. Department of Health;
Evan Pinkham. Public Works: Bob Choate, County Attorney, and Kris Ranslem. Secretary
Motion: Approve the July 18. 2017 Weld County Planning Commission minutes. Moved by Gene Stille,
Seconded by Michael Wailes, Motion passed unanimously.
Election of Officers. Jordan Jemiola nominated Terry Cross to serve as Chair Bruce Johnson nominated
Bruce Sparrow to serve as Chair_ Nominations were closed and by Vote. Terry Cross will serve as Chair
for 2017-2018 year.
Jordan Jemiola nominated Gene Stifle as Vice -Chair Nominations were closed and motion passed
unanimously
CASE NUMBER 1MJUSR17-16-0029
APPLICANT REYNALDO BONILLA
PLANNER CHRIS GATHMAN
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND MAJOR AMENDMENT TO
USR16-0029 (ANY USE PERMITTED AS A USE BY SPECIAL REVIEW IN THE
COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS. (EVENT CENTER FOR UP
TO 200 PEOPLE. ALONG WITH AN OFFICE AND SHOP FOR TACK SALES)
PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR
RECORDED SUBDIVISION PLAT OR LOTS PART OF A MAP OR PLAN FILED
PRIOR TO THE ADOPTION OF ANY REGULATIONS CONTROLLING
SUBDIVISIONS) TO ALLOW COMMERCIAL RECREATION (USE OF HORSE
TRACK AND RIDING ARENA (INCLUDING FOR USE AS A RACE TRACK AND
MATCH RACING) FOR UP TO 350 PEOPLE) IN THE A (AGRICULTURAL) ZONE
DISTRICT.
LEGAL DESCRIPTION LOT A REC EXEMPT RE -4329, PART NE4 SECTION 10. T2N. R65W OF THE
6TH P M , WELD COUNTY. COLORADO
LOCATION APPROXIMATELY 0 8 MILES NORTH OF CR 22 APPROXIMATELY 2 1 MILES
WEST OF CR 49
Chris Gathman, Planning Services. stated that the applicant is amending their application to include an
additional parcel within the boundaries of the USR and has requested a continuance to the August 15. 2017
Planning Commission hearing_
The Chair asked if there was anyone in the audience who wished to speak for or against the continuance
of this application. No one wished to speak
Motion: Continue 1MJUSR17-16-0029 to the August 15. 2017 Planning Commission hearing. Moved by
Bruce Johnson, Seconded by Tom Cope Motion carried unanimously.
Meeting adjourned at 1:26 pm.
Respectfully submitted,
44.11.t.
Kristine Ranslem
Secretary
Hello