HomeMy WebLinkAbout20182243.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, July 3, 2018
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair,
Terry Cross, at 12:30 pm.
Roll Call.
Present: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry
Cross, Tom Cope.
Absent: Bruce Johnson.
Also Present: Diana Aungst and Angela Snyder, Department of Planning Services; Lauren Light and Ben
Frissell, Department of Health; Evan Pinkham, Public Works; Frank Haug Attorney, and Kris Ranslem,
Secretary.
Motion: Approve the June 19, 2018 Weld County Planning Commission minutes, Moved by Gene Stille,
Seconded by Tom Cope. Motion passed unanimously.
CASE NUMBER: USR18-0032
APPLICANT: JUAN IGNACIO CRUZ; C/O CENTENNIAL TOOLS AND SERVICES, LLC
PLANNER: ANGELA SNYDER
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR AN OIL AND GAS SUPPORT AND SERVICE BUSINESS
(COMMERCIAL TRUCK MAINTENANCE, PARKING AND OUTDOOR
STORAGE) IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT B RE -83, BEING PART OF S2N2SW4SW4 SECTION 28, T5N, R64W OF
THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 53, APPROXIMATELY 1800 FT NORTH OF
CR 52.
Angela Snyder, Planning Services, presented Case USR18-0032, reading the recommendation and
comments into the record. Ms. Snyder noted that two (2) letters were received in opposition to this request
outlining concerns of incompatibility with the residential character of the neighborhood, noise complaints,
increased traffic, road disrepair, inadequate shoulders, child safety to/from and bus stops, working outside
of hours listed in the application, concern over storage of hazardous materials, and noxious fumes. 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 the drainage conditions
for the site. Public Works is requiring tracking control and an Improvements Agreement for the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Juan Cruz, 25172 CR 53 and Cameron Knapp, Drexell BarrelI Engineering, 710 11th Avenue, stated that
he is the Civil Engineer for the applicant, Juan Cruz. Mr. Knapp said that the applicant is willing to cooperate
and address any concerns that the neighbors have.
Commissioner Cope asked where the wash water from the vehicles will go. Mr. Knapp said it will go into a
containment vault and removed by a contracted licensed waste disposal company. Mr. Cope asked how
many vehicles will be washed per day. Mr. Cruz said that he owns 15 trucks and added that not all of them
will be located on site. He added that he is currently renting a different facility in Kersey and hoping to
purchase that facility. Mr. Cruz said that the business will not be operated at this subject site but will rather
be used for storage. He added that two to three trucks may be washed per day.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
ejbrrAn-lor-;, co•.+; s
—7/ S'
1
2018-2243
Kristine Bauer, 25215 CR 53, stated that her property is directly across the street from the applicant. She
said that she is concerned with the type of operation that will be operated from this site. She added that
the applicant has been operating quite a long time and they have been dealing with the noise. She added
that it is not compatible with the area as it is surrounded by residential homes.
Ms. Bauer said that County Road 53 does not have shoulders or turn lanes so any semi -trucks pulling into
or out of the property will have to cross over both lanes of traffic. She is concerned with the volume of the
semi -trucks for this property.
Ms. Bauer said that the pipes that are constantly being loaded or unloaded are happening every day of the
week from early morning to late at night; however, their application states Monday through Friday 6 am to
7 pm. She understands the basic operations of the business but added that it is not compatible with the
neighborhood where people are sleeping and family have gatherings.
Ms. Bauer emphasized concern over the six (6) bus stops which the kids have to cross the roads to get to
their homes.
Todd Loose, 25201 CR 53, stated that he lives one-half mile away and hears the pipe banging and doesn't
know how that can be mitigated. He said that the applicant has said that they fall below the traffic threshold
for turn lanes but the road is so narrow that there have been a lot of incidents on that road. He added that
the applicant has a commercial business currently in the Town of Kersey and doesn't understand why it
needs to be moved into a residential area. Mr. Loose is concerned with the potential lighting on site and
asked how that will be mitigated.
Mr. Loose said that this is used pipe coming off of wells and being dumped on the ground. In his letter, he
explained how hazardous pipe scale is and is concerned with it on this property.
Mr. Loose said that this increased traffic will create a bottleneck. He added that the applicant's map doesn't
show any radius and the parking spaces face directly into the residences to the north and to the south.
Mr. Loose said that he is concerned with what is being stored and/or repaired inside the proposed shop
building. He reiterated that he doesn't know how these issues can be mitigated.
Glenn McClain, Superintendent of Platte Valley School District, 501 Clark Street, Kersey, Colorado, stated
that they currently have six (6) active school bus stops; however, they can potentially have a school bus
stop at any residence that might be along that area. He stated that they have no opinion about the operation
of the business; however, they are concerned about school bus stop safety and the interaction with that
volume of traffic.
Mr. McClain said that in the referral they submitted that the School District is concerned with the unknown
truck traffic that would be created and how that would affect their transportation department regarding their
bus stops. He added that he is willing to work with the applicant but that covers a large span of time and
some of that is their prime school bus traffic time.
Jack Bauer, 25215 CR 53, described the noise from the unloading of the pipe. He added that there is
beeping from the equipment and the clanging from the pipes are so loud. He is concerned when the semi -
trucks stop to turn and the high school kids coming home from school as it is an even more unsafe
environment.
Joann Grosier 25303 CR 53, stated that she lives one -quarter of a mile from the applicant. She expressed
concern with the noise and the amount of loud traffic that the applicant's business has brought to their
neighborhood. She added that when they are in full operation she would hear the constant clanging of
pipes being loaded and unloaded, beeping of backing up equipment and semi -trucks pulling in and off of
the County Road. Ms. Grosier said that this business will change the complexion of the neighborhood
completely and not in a positive way.
Patricia Gibson, 25203 CR 53, supports the oil industry and the applicant in trying to operate a business.
She is concerned with the amount of traffic and the noise. She added that it is an extremely dangerous
entrance into the applicant's property because the trucks cannot make the corners. She further added that
2
just last night a pickup and trailer could not make the turn into the site without crossing the other lane of
traffic. She is concerned that the list of concerns will not be met and asked that this business not be moved
into the residential neighborhood.
Mr. Knapp said that the site entrance will be improved with a 60 -foot radius and it will be paved and will
include a vehicle tracking pad. As far as the noise, they will do what they can to mitigate with buffering and
screening to address these concerns. Mr. Knapp said that they held a neighborhood meeting on March
28th and at the time there were about a dozen people who showed up with questions and concerns. He
added that nobody expressed these types of major issues at that time.
Commissioner Sparrow asked how wide the entrance is now and how wide it will be in the future. Mr. Cruz
said that it is 24 -foot wide currently. Mr. Knapp said they plan to improve the entrance to a 30 -foot wide
entrance with paving the first 100 feet into the site. He added that there is a 60 -foot radius and then it
opens up into a gravel parking area and drive.
Commissioner Sparrow asked how much pipe will be stored on site. Mr. Cruz said he is moving the pipe
for a company so it is not stored long-term. He added that they have 50,000 feet of pipe.
Commissioner Beck said the property doesn't look large enough for it to handle what the applicant is doing
as far as ingress/egress. He added that it doesn't appear that there is anything that will mitigate the noise
that is produced on site. He is concerned that it is an ongoing traffic problem because of the size of the
ingress/egress. He added that the number of trucks to be permitted and with the size and shape of the
property in this location it doesn't look compatible. Mr. Beck liked the idea of finding another location for
this business.
Commissioner Ford referred to the Town of Kersey's referral comments that traffic be diverted and asked
where they plan to divert the traffic. Mr. Cruz said that the traffic will go down County Road 49 to County
Road 50 and then to County Road 53 north to his property. Mr. Cruz said that there is a disposal well
facility 2.5 miles away with produced water from surrounding wells that are going to that facility. He added
that it is just not his trucks on the roadway but these other company trucks that drive all day and night.
Commissioner Ford asked if this site has been checked for decibel levels. Ms. Light said that it is up to the
applicant to meet the decibel level. She added that the limit is 60 dba during the day and 55 dba at night
for commercial. Mr. Ford said that if people can hear the noise half -mile away it is pretty loud and most
likely doesn't meet the noise limit.
Commissioner Cope clarified if there will be 60 truck trips maximum daily. Mr. Cruz said that he doesn't
move 60 loads per day from that site. Mr. Cope asked how many round trips are made per day per truck.
Mr. Cruz said that there are 10 round trips per day. Mr. Cope asked if five of the 15 trucks are just being
parked. Mr. Cruz said that the trucks are not operated from this site as they are operated from their location
in the Town of Kersey. Mr. Cope asked if the applicant is willing to amend their request to 10 round trips
per day. Mr. Knapp said that 60 round trips per day would be at full build out.
The Chair asked the applicant if he is requesting to reduce the number of truck trips. Mr. Cruz said that he
is willing to reduce the number of truck trips to 30 round trips.
Ms. Snyder recommended adding a new Development Standard 5 to read "The number of vehicle round
trips associated with the commercial business shall be limited to 30 per day".
Motion: Add new Development Standard 5, as recommended by Staff, Moved by Michael Wailes,
Seconded by Bruce Sparrow. Motion carried unanimously.
The Chair asked the applicant if they have read through the amended Development Standards and
Conditions of Approval and if they are in agreement with those. The applicant replied that they are in
agreement.
Commissioner Cope said that he feels this site is too small for what they are proposing. He added that
even with reducing it to 30 round trips per day it is incompatible with the area. Commissioner Sparrow
agreed and added that they don't want to limit oil and gas and business, but it is getting to the point where
3
there is more and more of this activity going on in the County. He asked at what point do they say that the
residences have a right to a certain amount of quality of life.
Motion: Forward Case USR18-0032 to the Board of County Commissioners along with the amended
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
denial, Moved by Gene Stille, Seconded by Tom Cope.
Commissioner Stille cited Section 23-2-220.A.3 for incompatibility and Section 23-2-220.A.7 due to the
safety of the area.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross,
Tom Cope.
Commissioner Jemiola cited Section 23-2-220.A.3 and 23-2-220.A.7 echoing Mr. Stille. He said that the
challenge in Weld County is promoting business and oil and gas development but unfortunately there is a
lot of residential sprawl in rural areas. He added that it should be looked at in the Comprehensive Plan.
Commissioner Wailes said that he thinks it is a nice piece of land for what the applicant is proposing.
However, he cited Section 23-2-220.A.4 for the future compatibility as he sees this area to continue to have
more residential development than commercial development.
Commissioner Sparrow said that he is in favor of business but they have reached the point of saturation of
residential in this area that he thinks it is incompatible.
Commissioner Cross echoed the sentiments regarding the size of the property and the condition of the
County Road.
The Chair called a recess at 1:38 pm and reconvened the hearing at 1:51 pm.
CASE NUMBER: COZ18-0002
APPLICANT: BRADY RENTALS, LLC
PLANNER: DIANA AUNGST
REQUEST: CHANGE OF ZONE FROM THE C-3 (BUSINESS COMMERCIAL) ZONE
DISTRICT TO THE R-1 (LOW -DENSITY RESIDENTIAL).
LEGAL DESCRIPTION: LOT 1 OF RESUBDIVISION RES18-0001 BEING PART OF SE4SW4 SECTION
9, T5N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO E 18TH STREET AND WEST OF AND
ADJACENT TO BALSAM AVENUE.
Diana Aungst, Planning Services, presented Case COZ18-0002, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards.
Evan Pinkham, Public Works, reported on the existing traffic and the access to the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements.
Steve Gorham, 937 A Street, Greeley, Colorado, said that this property is currently zoned commercial and
he is proposing to carve off a little piece and zone it residential as there is an existing residence. He added
that the remaining property would stay commercial.
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.
4
Motion: Forward Case COZ18-0002 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 Jordan Jemiola, Seconded by Bruce Sparrow.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross,
Tom Cope.
CASE NUMBER: USR18-0029
APPLICANT: FRONT RANGE DAIRY LLC
PLANNER: DIANA AUNGST
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT FOR
MINERAL RESOURCE DEVELOPMENT FACILITIES, OIL AND GAS SUPPORT
AND SERVICE (CLASS II OILFIELD WASTE DISPOSAL FACILITY -
SALTWATER INJECTION FACILITY) IN THE A (AGRICULTURAL) ZONE
DISTRICT
LEGAL DESCRIPTION: LOT C RECX18-0029, BEING PART W2 SECTION 22, T2N, R67W OF THE 6TH
P.M., WELD COUNTY, COLORADO.
LOCATION: EAST AND ADJACENT TO CR 19; APPROXIMATELY 0.3 OF A MILE SOUTH
OF CR 20.
Diana Aungst, Planning Services, presented Case USR18-0029, reading the recommendation and
comments into the record. Ms. Aungst noted that two (2) letters were received from surrounding property
owners outlining concerns of traffic, noise, air and water quality. In return, the applicant submitted a letter
addressing the traffic, noise, lighting and groundwater safety. 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 the drainage conditions
for the site.
Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Eric Wernsman, Wernsman Engineering and Land Development, 16493 Essex Road South, Platteville,
Colorado and Zach Neil 9925 Keenan Street, Highlands Ranch, Colorado. Mr. Wernsman said that
Expedition Water Solutions is proposing a saltwater injection well. Mr. Neil provided a brief description of
Expedition Water solutions and their history in Colorado. He said that there will be 10 employees at this
site. He added that this site will ultimately take truck trips off the roadway as they don't have to travel to
LaSalle or Keenesburg. They pride themselves on being good neighbors.
Mr. Wernsman said that the current property is irrigated farmland but it will be converted to center pivot and
the proposed area will be dryland. Expedition Water Solutions has gone to great time and effort to pick
sites that have minimal impact to neighboring properties. He added that the site is adjacent to pasture land
on the north and west sides and the dairy owns the property to the east and there is continuation of irrigated
farmland to the south. Mr. Wernsman noted that there will be an 80x100 steel building that will contain the
office area and the injection pumps. He added that all of the large pumps for the facility will be located
inside that building to assist with noise reduction. It is anticipated that a pipeline will be constructed to the
site in approximately two (2) years, which will reduce the amount of traffic that will come to the site.
Mr. Wernsman said that they have not shown any landscaping at this point because of the location of the
property, however, the applicant is willing to landscape along County Road 19.
Commissioner Sparrow asked how many tanks are proposed. Mr. Wernman said that there will be up to
35 tanks at 750 bbl each. Mr. Sparrow asked why there are so many tanks as opposed to one or two larger
tanks. Mr. Wernsman said that it is a safety issue to have multiple smaller tanks in case of a rupture and it
also helps to reduce the containment requirements.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
5
Diana Evans, 7897 CR 19, Ft. Lupton, Colorado, stated that she lives one-half mile from the site. She
submitted a letter of her concerns. She stated that she is concerned with the removal of prime irrigated
farmland from production. She is concerned with traffic safety as there have been a lot of traffic accidents
and added that at a minimum there should be a turn lane. She added that there is no landscaping proposed
for this site and there should be some provision made for this. She understands that this facility is needed
but doesn't believe this is an appropriate location.
Teresa Anderson, 7878 CR 21, Ft. Lupton, Colorado, said that County Road 19 is dangerous. She added
that there is a hill right where they want to have their entrance. She added that if they can move the
entrance then it would be more appropriate for safety reasons. Ms. Anderson said that a turn lane also
needs to be at their access because it is a two-lane road and there is no shoulder. She expressed concern
with an increase of 120 trucks.
Dan Armand, 7878 CR 21, Ft. Lupton, Colorado, said that he is concerned with the traffic. He added that
the condition of the road is in constant repair and if the semi -truck traffic will continue the condition of the
road needs to be addressed.
Tom McCauley, 8980 CR 21, echoed the traffic concerns on County Road 19 as it has become a major
north/south thoroughfare. He said that these semi -trucks will be coming down a road that doesn't have any
shoulders on it and there is already people who go way too fast for that road.
Jason Alps, 9057 CR 18, echoed the traffic concerns as well with County Road 19. He showed the hill in
the visual slides in regard to where the entrance to the facility is and added that it is a safety concern.
Mr. Wernsman said that the traffic study done shows 100 trucks per day but they feel it should be more of
80 trucks per day. He added that in the study it shows that there would be nine (9) vehicles per hour and
that doesn't warrant any turn lanes according to any Weld County guidelines.
Mr. Wernsman noted that they had to move the access point to comply with other existing access points.
He added that there are two hills on either side of the entrance but the traffic engineer said that they had
maintained the minimum site distance to allow that access point without a turn lane.
Mr. Wernsman said that trucks will not be stopping on the roadway for any reason as they will be able to
pull into the site easily. He added that there is more than enough staging area to get these trucks off the
access point and into the site. Commissioner Jemiola expressed concern for left turn out. Mr. Wernsman
said that the traffic engineer felt that there is adequate site distance.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case USR18-0029 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Gene Stille, Seconded by Michael Wailes.
Commissioner Jemiola would like to see a re-evaluation of the access on that site prior to the County
Commissioner hearing.
Commissioner Cope referred to the applicant's comments about initially having the access further to north
and asked Staff if there was some conflict they found that the applicant needed to place it where it is
proposed. Mr. Pinkham said that he is not aware of any conversation they had with the applicant on this
particular site. He added that in their referral they outlined the spacing requirements on that road. He said
that Staff can perform a site visit to see where that access would be the safest.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Lonnie Ford, Michael Wailes, Richard Beck, Terry Cross,
Tom Cope.
Commissioner Ford said that he would like to see the access reviewed again before the hearing with the
County Commissioners.
6
Commissioner Cope suggested that the access be reviewed and added that a landscape plan should be
required on a site like this.
Commissioner Jemiola agreed with Mr. Cope regarding the requirement of landscaping.
The Chair asked the public if there were other items of business that they would like to discuss. No one
wished to speak.
The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 2:44 pm.
Respectfully submitted,
Kristine Ranslem
Secretary
7
Hello