HomeMy WebLinkAbout20173615.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:
USR17-0039
SHARON MCDONALD TRUST, O/O DAVID GORACKE
CHRIS GATHMAN
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A 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 (OUTDOOR RECREATIONAL VEHICLE STORAGE INCLUDING
BOATS, CAMPERS AND 5TH WHEELS) IN THE A (AGRICULTURAL) ZONE
DISTRICT.
E2W2SW4 SECTION 25, T2N, R68W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
NORTH OF AND ADJACENT TO TIPPLE PARKWAY (CR 16) AND
APPROXIMATELY 640 FEET EAST OF SILVER BIRCH BOULEVARD (CR 11).
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 22-2-20. G - A. Goal 7 states, "County land use regulations should protect the
individual property owner's right to request a land use change."
And Section 22-2-20.G.2 - A.Policy 7.2 states, "Conversion of agricultural land to nonurban
residential, commercial, and industrial uses should be accommodated when the subject site
is in an area that can support such development, and should attempt to be compatible with
the region."
The proposed use is in an area that can support this development and the Development
Standards, and the Conditions of Approval will assist in mitigating the impacts of the facility
on the adjacent properties and ensure compatibility with surrounding land uses and the
region. The proposed use is required to be screened and meet the Dacono, Firestone and
Frederick Uniform Baseline Standards in regards to screening and landscaping.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section
23-3-40.S which allows for a Site Specific Development Plan and Use by Special Review
Permit for any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special
Review in the Commercial or Industrial Zone Districts (outdoor Recreational Vehicle storage)
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.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existin
surrounding land uses.
RESOLUTION USR17-0039
SHARON MCDONALD TRUST, CIO DAVID GORACKE
PAGE 2
The proposed facility is adjacent to approximately ten (10) residential lots (zoned (A)
Agricultural) and created through the Recorded Exemption process. Undeveloped parcels are
located immediately to the east and south of the property. A platted subdivision (not yet built
out) located within the town limits of Frederick is located approximately 650 feet to the east of
the site.
The Town of Frederick has annexed one (1) parcel to the west of the site and the parcel to
the south of the site.
Conditions of approval and development standards requiring screening, limiting hours of
operation and requiring lighting to be shielded and not shine onto adjacent roads and
properties will address potential impacts make the use compatible with the surrounding area.
No letters, phone calls or correspondence has been received from surrounding property
owners in regarding this USR request.
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.
The site is located within the three (3) mile referral area of the Town of Frederick, Town of
Firestone, Town of Erie and City of Dacono. The property is located within the
Intergovernmental Agreement/Cooperative Planning Area boundary for the Town of
Frederick. The Town of Frederick indicated in an e-mail dated August 8, 2017, indicated that
they had discussed the proposal with the applicant and were foregoing their ability to require
annexation as RV and Boat storage is not allowed in the Town of Frederick. The Town of
Frederick in their referral comments, dated August 8, 2017, has requested that the proposed
facility provide a paved access from Tipple Parkway (County Road 16) to reduce mud and dirt
tracking from the project onto the road. Additionally, the Town of Frederick had requested the
right to require turn lanes to and from the site if the need arises based on safety concerns.
The development will be required to adhere to the Dacono, Firestone and Frederick Uniform
Baseline Standards in regards to landscaping, screening, lighting...
The City of Dacono and the Town of Firestone indicated no conflicts with their interests in
their referrals dated August 11, 2017 and August 5, 2017 respectively.
No referral response has been received from the Town of Erie.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The property is not within the Geologic Hazard Overlay District, a Special Flood Hazard Area
or the Airport Overlay District.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee 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.
RESOLUTION USR17-0039
SHARON MCDONALD TRUST, C/O DAVID GORACKE
PAGE 3
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 40 acres delineated as "Prime if Irrigated"
and "High Potential Dry Cropland" per the 1979 Soil Conservation Service Important
Farmlands of Weld County Map.
The site is not in crop production. Existing oil and gas wells are on site and phase I of the
proposed facility is already enclosed by a metal fence on three (3) sides.
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), 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 plat:
A. The applicant shall attempt to address the requirements of the Frederick -Firestone Fire
Protection District, as stated in the referral response dated August 9, 2017. Written evidence of
such shall be submitted to the Weld County Department of Planning Services. (Department of
Planning Services)
B. The applicant shall attempt to address the requirements of the Longmont Conservation District,
as stated in the referral response dated August 8, 2017. Written evidence of such shall be
submitted to the Department of Planning Services. (Department of Planning Services)
C. The applicant shall address the requirements of the Town of Frederick, as stated in the referral
response dated August 8, 2017. Written evidence of such shall be submitted to the Weld
County Department of Planning Services. (Department of Planning Services)
D. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required. (Department of Planning Services -
Engineer)
E. A Lighting Plan shall be provided to the Department of Planning Services for review and
approval. The Lighting Plan shall adhere to the lighting requirements for off-street parking
spaces per Section 23-4-30.E of the Weld County Code and shall adhere to the lighting
standards, in accordance with Section 23-3-360.F and Section 23-2-250.D of the Weld County
Code. Further, the approved Lighting Plan shall be delineated on the plat. (Department of
Planning Services)
F A landscape and screening plan shall be submitted for review and approval by the Department
of Planning Services. The plan shall adhere to the Dacono, Firestone and Frederick Uniform
Baseline Standards for all site development plans, pursuant to Chapter 19, Article III, of the
Weld County Code. (Department of Planning Services)
G. A letter requesting the vacation of USR-443 (airport, hangar and sky -diving school) and USR-
537 (amending development standard #6 of USR-443) shall be submitted to the Department of
Planning Services. (Department of Planning Services)
RESOLUTION USR17-0039
SHARON MCDONALD TRUST, C/O DAVID GORACKE
PAGE 4
H. The plat shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0031 (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 adhere to the Dacono, Firestone and Frederick Uniform Baseline
Standards for all site development plans, pursuant to Chapter 19, Article III, of the Weld
County Code. (Department of Planning Services)
5. 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)
6. The approved screening plan shall be delineated. (Department of Planning Services)
7 The map shall delineate the lighting. (Department of Planning Services)
8. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2
and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of Planning
Services)
9. The map shall delineate the parking area for the vendors, customers and/or employees.
(Department of Planning Services)
10. Show the approved Town of Frederick access(es) on the site plan and label with the
approved access permit number if applicable. (Department of Public Works)
11. County Road 16 (Tipple Parkway) has been annexed by the Town of Frederick. The
applicant shall verify the right-of-way and delineate the right-of-way on the site plan. All
setbacks shall be measured from the edge of right-of-way. (Department of Public Works)
12. 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)
13. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Planning Services -Engineer)
14. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy or
one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County Department of
Planning Services. Upon approval of the plat the applicant shall submit a Mylar plat 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 plat shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The
Mylar plat 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)
RESOLUTION USR17-0039
SHARON MCDONALD TRUST, CIO DAVID GORACKE
PAGE 5
3. 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)
4. 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 rnaps@co.weld.co.us.
(Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required.
(Department of Planning Services — Engineer)
6. 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 Tom Cope.
VOTE:
For Passage
Bruce Sparrow
Jordan Jemiola
Michael Wailes
Terry Cross
Tom Cope
Gene Stille
Against Passage Absent
Bruce Johnson
Lonnie Ford
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 October 17, 2017.
Dated the 17th of October, 2017
A6thant-- 'Pat
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Sharon McDonald Trust CIO David Goracke
USR17-0039
1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0039, for Permit for a use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
industrial Zone Districts (outdoor Recreational Vehicle storage (boats, campers and 5th wheels), provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District, subject to
the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The hours of operation are 7:00 a.m. - 9:00 p.m. Monday - Sunday. (Department of Planning Services)
4. The number of on -site employees shall be 1 full-time employee during summer months and 1 part-time
employee during other times of the year. (Department of Planning Services)
5. No derelict vehicles, as defined in Section 23-1-90 of the Weld County Code, shall be stored on the site.
(Department of Planning Services)
6. All vehicles located within the RV storage area must be operational with current license plates and tags.
(Department of Planning Services)
7. There shall be no outside storage of industrial and/or commercial vehicles, equipment or materials.
(Department of Planning Services)
8. The parking area on the site shall be maintained. (Department of Planning Services)
9. 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)
10. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
11. 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)
12. 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)
13. 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)
14. 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)
15. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and Environment)
16. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to Onsite Waste Water Treatment Systems. A permanent, adequate water supply shall be
provided for drinking and sanitary purposes. (Department of Public Health and Environment)
RESOLUTION USR17-0039
SHARON MCDONALD TRUST, O/O DAVID GORACKE
PAGE 7
17. In the event the applicant intends to utilize the existing septic system, permitted as G19850226, for
business use the septic system shall be reviewed by a Colorado registered professional engineer. The
review shall consist of observation of the system and a technical review describing the system's ability to
handle the proposed hydraulic load. The review shall be submitted to the Environmental Health Services
Division of the Weld County Department of Public Health and Environment. In the event the system is
found to be inadequately sized or constructed, the system shall be brought into compliance with current
regulations. (Department of Public Health and Environment)
18. RV dump stations shall be connected to an appropriately engineer designed On Site Wastewater
Treatment System which complies with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
19. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of the
facility, at all times. For 10 or less customers or visitors per day, and 2 or less full time employees on site,
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)
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. The property owner shall control noxious weeds on the site. (Department of Public Works)
22. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services - Engineer)
23. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services - Engineer)
24. 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)
25. 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)
26. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
27. 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 USR17-0039
SHARON MCDONALD TRUST, CIO DAVID GORACKE
PAGE 8
28. 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.
29. 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.
30. 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.
31. 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 USR17-0039
SHARON MCDONALD TRUST, CIO DAVID GORACKE
PAGE 9
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.
y C Mtwks
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, October 17, 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 Sparrow, Gene Stifle, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
Absent: Bruce Johnson, Lonnie Ford.
Also Present: Kim Ogle and Chris Gathman, 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 October 3, 2017 Weld County Planning Commission minutes, Moved by Bruce
Sparrow, Seconded by Gene Stille. Motion passed unanimously.
CASE NUMBER: USR17-0039
APPLICANT: SHARON MCDONALD TRUST, CIO DAVID GORACKE
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A 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 (OUTDOOR RECREATIONAL VEHICLE
STORAGE INCLUDING BOATS, CAMPERS AND 5TH WHEELS) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: E2W2SW4 SECTION 25, T2N, R68W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: NORTH OF AND ADJACENT TO TIPPLE PARKWAY (CR 16) AND
APPROXIMATELY 640 FEET EAST OF SILVER BIRCH BOULEVARD (CR 11).
Chris Gathman, Planning Services, presented Case USR17-0039, reading the recommendation and
comments into the record. Mr. Gathman noted that this property is located within the three-mile referral
area for the Towns of Frederick, Firestone, Erie and City of Dacono. It is also located within the
Intergovernmental Agreement or Cooperative Planning Area for the Town of Frederick. The Town of
Frederick indicated in an email that they had discussed the proposal with the applicant and were foregoing
their ability to require annexation as these particular facilities are not allowed in the Town of Frederick. The
Town of Frederick, in their referral dated August 8, 2017, did not object/recommend denial of the application
but did provide referral comments which included that the proposed facility provide a paved access from
CR 16 to reduce mud and dirt tracking and also the right to require turn lanes to and from the site in the
future, if the need arises. The applicant has been in discussion with the Town of Frederick and they have
reached an agreement in regard to the turn lanes. The Department of Planning Services recommends
approval of this application with the attached conditions of approval and development standards.
Evan Pinkham, Public Works, reported on the existing traffic and access to the site.
Hayley Balzano, Engineering, reported on the drainage conditions for the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
David Goracke, 2105 Baguette Drive, Castle Rock, Colorado, stated that he is the manager of the Sharon
McDonald Trust. He is proposing to operate a storage facility for recreational vehicles, boats, campers,
etc. He said that the reason they picked the center of the property for the storage facility is so that there
1
are buffer areas on each side and so no one knows about the facility but the clients because of the risk of
theft.
Commissioner Cope referred to the Town of Frederick's request of paving the access and asked the
applicant if they intend to pave the access. Mr. Goracke said that they have signed an agreement with the
Town of Frederick to pave the access as well as if there is a need for a turn lane based on traffic hazards.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case USR17-0039 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 Tom Cope.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
Meeting adjourned at 2:15 pm.
Respectfully submitted,
Kristine Ranslem
Secretary
2
ATTENDANCE RECORD
PLEASE legibly write or print your name and complete address.
NAME
ADDRESS
John Doe
123 Nowhere Street, City, State, Zip
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