HomeMy WebLinkAbout20171696.tiffHEARING CERTIFICATION
DOCKET NO. 2017-48
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR17-0016, FOR ANY USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE,
OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (RV AND BOAT STORAGE, A DUMP STATION, ENCLOSED
SELF -STORAGE AND THE PARKING AND STAGING OF TRASH CONTAINERS,
ROLL -OFFS, AND VEHICLES AND/OR EQUIPMENT TO PICK UP AND DELIVER SAME
AND FOUR (4) INDIVIDUAL FLEX OFFICE BUILDINGS) PROVIDED THAT THE
PROPERTY IS NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT
OR PART OF A MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT — WW,
LLC
A public hearing was conducted on June 21, 2017, at 10:00 a.m., with the following present:
Commissioner Julie A. Cozad, Chair
Commissioner Steve Moreno, Pro -Tern
Commissioner Sean P. Conway
Commissioner Mike Freeman
Commissioner Barbara Kirkmeyer
Also present:
Acting Clerk to the Board, Tisa Juanicorena
Assistant County Attorney, Bob Choate
Planning Services Department representative, Kim Ogle
Public Works Department representative, Evan Pinkham
Planning Services Engineer representative, Hayley Balzano
Health Department representative, Lauren Light
The following business was transacted:
I hereby certify that pursuant to a notice dated May 18, 2017, and duly published
May 23, 2017, in the Greeley Tribune, a public hearing was conducted to consider the request of
WW, LLC, for a Site Specific Development Plan and Use by Special Review Permit, USR17-0016,
for any Use permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (RV and boat storage, a dump station, enclosed
self -storage and the parking and staging of trash containers, roll -offs, and vehicles and/or
equipment to pick up and deliver same and four (4) individual flex office buildings) provided that
the property is not a lot in an approved or recorded subdivision plat or part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Bob Choate, Assistant County Attorney, made this a matter of record.
Chair Cozad stated there was a request this morning for someone to accommodate a
member of the public with sign language services and the Board and staff have made multiple
attempts to locate services without success. (Clerk's Note: However, staff is accommodating said
person with a laptop to view the related documents and is sitting next to the person transcribing
the conversation and ready and available to intercede regarding questions.)
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El Kim Ogle, Department of Planning Services, presented a brief summary of the proposal
and described the location of the site in relation to relevant County roads and surrounding
municipalities. He reported the site location to be within the three (3) mile referral area of the Town
of Dacono, City of Northglenn, and Adams County; however, he stated it is not in any
Intergovernmental Agreement areas or Coordinated Planning Agreement area of any
municipality. Mr. Ogle reviewed the referrals returned by surrounding municipalities and described
the proximity of surrounding residences and adjacent businesses and relevant land uses. He
reviewed the proposed construction plans, RV and boat storage, dump station, self -storage, roll
off dumpster storage and hauling, truck parking, and the four (4) flex buildings with no planned
use at this time. He mentioned staff had received eight (8) letters of opposition from surrounding
property owners (SPOs) with concerns including: compatibility, property values, eyesore, traffic
volume and safety, staging vehicles, nuisance with debris, trash and varmints, and crime to
include theft and vandalism. He stated staff sent out 18 referrals and received eight (8) referral
responses with comments. Mr. Ogle reviewed the following Code references in support of the
proposal: Section 22-2-20.B (A.Policy 2.2), Sections 22-2-20, 22-2-10.F, and
22-2-20.G (A.Goal 7). Furthermore, he reviewed the reasons for the 6-1 denial from the Planning
Commission. Mr. Ogle displayed images of the site and surrounding views and stated should the
Board approve the application, the Planning Commission has some recommended conditions. In
response to Commissioner Conway, Mr. Ogle pointed out other RV Storage places in the area.
In response to Commissioner Kirkmeyer, Mr. Ogle stated the proposal application did not start as
a violation as there is an existing business on the lot. In response to Chair Cozad, Mr. Ogle
explained roll -offs as commercial property trash containers.
Evan Pinkham, Department of Public Works representative, provided a brief overview of the
transportation plans and requirements, stating the applicant will need to work with Adams County
regarding an Access Permit and any maintenance requirements. He reviewed a prior traffic study
for information purposes only and stated the average daily vehicle count on County Road (CR) 2
reflected 3,121 vehicles with 14% trucks. In response to Commissioner Kirkmeyer, Mr. Pinkham
considered the information she presented and agreed the Access Permit would need to be applied
for through the Weld County Department of Public Works. In response to Commissioner Conway,
Mr. Ogle reiterated the Town of Dacono and City of Northglenn presented no objections during
the referral process.
Hayley Balzano, Planning Services Engineer representative, presented the drainage and
grading requirements and stated a final drainage will be required and she reviewed relevant
Conditions of Approval (COA) and Development Standards (DS).
Lauren Light, Department of Public Health and Environment, reviewed the water and sewer
provisions and stated an on -site commercial well provides water and a new septic system may
be installed, or the applicant may use the current system which will require a Commercial Permit,
including upgrades to current commercial standards. She explained the types of businesses in
the flex buildings determines whether portable toilets may be used. Ms. Light reviewed the State
drinking water regulations and noise standards, and clarified many Development Standards have
been added to address any type of business that may occur in the aforementioned flex buildings.
She reported DS# 15-31 address Environmental Health items.
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• In response to Chair Cozad, Mr. Ogle stated regarding certain future uses for the flex
buildings, the applicant would be required to apply for an amendment to the USR or may have to
apply for a new USR. In response to Commissioner Kirkmeyer, Mr. Ogle stated referrals were not
sent to the City of Brighton or the Town of Fort Lupton because they are outside the three (3) mile
referral area. Commissioner Kirkmeyer clarified there are Intergovernmental Area Agreements in
place and they should have been sent referrals.
• Julie Coleman, represented the applicant and reviewed the history of the purchase, uses
and permits, and stated the current request is for additional uses necessary to the business. She
stated the use for the business has not changed, other than using the office, and she provided a
Powerpoint presentation to reflect the proposed plans to include landscaping, fencing, cameras,
an on -site management resident, security, site plan of improvements, existing oil and gas uses,
concepts of covered storage, and storage buildings. Ms. Coleman reported the area is growing
rapidly and the use will fit nicely with the growth. She reviewed the Code requirements and how
the applicant has met them and she pointed out many other commercial uses and other storage
facilities in the area. She stated the road infrastructure in the area is expanding as well.
Ms. Coleman described mitigation efforts to address impeding views of SPOs and the plan to
utilize landscaping and fencing to screen views and noise from neighbors. She reviewed the
distance to the nearest residential property line and reminded everyone of the large compressor
facility planned for the future. Ms. Coleman provided photos of the surrounding residences and
pointed out family -owned businesses and storage facilities and reported that many surrounding
properties are being marketed commercially as development is coming to the area. Furthermore,
she stated the applicant purposely located the proposed development as far away from the
neighbors as possible, the design and landscaping will add to the community and be nice to look
at, and the facility will create jobs. Ms. Coleman reiterated safety and security measures to assure
the SPOs of their effort to make this a secure location and that the applicant wishes to do things
correctly by attaining the necessary permits and meeting all requirements. She demonstrated how
the application meets the Weld County Code requirements and stated they would love to meet
with the neighbors and work with them to mitigate any concerns. In response to Commissioner
Moreno, Ms. Coleman explained the hours of operation and peak times. She also explained the
construction will be phased and the proposal includes approximately 35-40 spaces per acre once
built out. In response to Commissioner Kirkmeyer, Ms. Coleman stated the property size is 76
acres in total, with 20 acres for the RV and boat storage and the rest of the property left open,
aside from the self -storage. In response to Commissioner Conway, Ms. Coleman stated there
were five (5) residents that attended the community meeting and she reported crime as the main
concern and stated the applicant is mitigating with installing cedar fencing and cameras. She
clarified the invitation for the community meeting was sent to every property owner within 500
feet.
• Steve Neal, SPO, stated he bought his land because it was zoned Agricultural and they
were looking for the peaceful life. He explained there never were break-ins until the other RV
Storage Facility, also located in close proximity, was opened and since then, there have been
several just in their neighborhood. He stated the quality of life has decreased because of that
facility and he is opposed to another one. Mr. Neal expressed his frustration with the Agricultural
zoning getting whittled away and how it is affecting the property values. He requested the Board
protect the Agricultural zoning. In response to Commissioner Kirkmeyer, Mr. Neal pointed out his
property on the map and explained his intent to build a home. In further response to Commissioner
Kirkmeyer, he stated he has not had anything stolen because they do not have anything of value
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stored on the property yet but he has had conversations with his neighbors regarding break-ins
and theft. In response to Commissioner Conway, he stated he purchased the property 10-12
years ago and has not built on the property because he was paying college tuition for his daughter.
In response to Commissioner Moreno, Mr. Neal stated he did not know about the meeting until a
neighbor shared the notice with him and he didn't even have time to write a letter.
A.J. Goddard, SPO, submitted maps (Exhibit N) and explained the history of his property
purchase and the changes in the last 15 years to include 24 homes in the immediate area of this
proposed use. He explained they are very nice homes and there are three (3) more under
construction right now. He explained his own small business USR for a small machine and welding
shop and how there are small "mom and pop" type businesses but nothing large scale and he
disagrees with the comments made by the applicant that there is a lot of industry in the area. Mr.
Goddard also explained the historic use of the site in question and stated it was a small operation
with only two to four dumpsters at any one time and they allowed him to do test shooting on their
property. He displayed a map of the area and expressed his concern with the unknown use of the
flex use buildings. He further stated he is concerned with property values, the height of the RV
canopies, and the overall impact to the neighborhood. Lastly, he mentioned he has plans to sell
another lot but it is adjacent to the site and it does negatively impact property values. He stated
he has sold other lots and folks have built million dollar homes and now this business will be in
their backyard.
Bill Wycoff, SPO, submitted maps and a Powerpoint presentation (Exhibit O), and began by
explaining the topography and slope of the landscape and utilized another map identifying the
parcels by number, as he spoke. He stated he purchased an 80 -acre parcel and over the years
had operated a kennel, trained dogs and horses, and harvested hay. Mr. Wycoff explained that
since the original farm was broken into 80 -acre parcels, buying land, building houses, and
enjoying the agriculture way of life was the norm and he displayed photos of the homes in the
area to further explain why this proposed use is not compatible. He clarified the land can still grow
grass and can still be irrigated, the land is agriculture focused and the future should be consistent
with the past. In response to Commissioner Kirkmeyer, Mr. Wycoff pointed out the adjacent
subdivisions and rural urbanization area. He stated he did not go to the neighborhood meeting.
In response to Commissioner Conway, Mr. Wycoff explained he divided and sold a portion of his
property which was later subdivided again.
Rusty Knels and wife, Sarah Knels, SPOs, stated they are the most impacted as they are
adjacent and he is very concerned about property values. He expressed his frustration regarding
the applicant's claims that the proposed use would increase the values as there is no validation
for that. He also stated the neighborhood concern regarding the crime is not regarding the
proposed property but that the business will draw crime to the neighborhood as evidenced by the
similar operation that is also in close proximity which caused the crime rate to triple in the last
year. Mr. Knels stated Mr. Walker purchased three (3) roll -off businesses and relocated them to
the property and it is a large-scale dumpster and painting operation without permitting and it
continues to fly under the radar without being addressed. He further stated the sites with no
purposes means they can do anything commercial in the future and he reported the traffic issue
is already terrible in that area and the access to that location is on top of a hill with a blind spot as
the sun rises and sets. He mentioned the applicant's effort to provide visual mitigation with a cedar
fence and landscaping is a good idea but questioned its maintenance. Mr. Knels requested a
denial. In response to Commissioner Kirkmeyer, Mr. Knels stated they did not attend the meeting,
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as they were out of state and he mentioned several neighbors did not even receive a notice. In
response to Chair Cozad, he stated they were never contacted and they received information at
the Planning Commission hearing.
El Chair Cozad adjourned the meeting with plans to reconvene at 1:15 p.m.
El Chair Cozad reconvened the hearing at 1:15 p.m. and invited the public to continue their
input.
• David Campbell, SPO, pointed out his residence on the map and stated his agreement with
what has already been stated by his neighbors and voiced his disagreement with the applicant's
statement that this facility adds value to the community as it does not fit the community, will create
traffic and is not compatible. In response to Commissioner Moreno, he stated he did not attend
the meeting due to illness.
• Jeffry Korbe, SPO, pointed out his residence on the map and explained their investment in
the purchase of this property and that he is currently building a home. He expressed his frustration
with the unknown element of the four (4) flex buildings and not knowing what these buildings will
be used for. In response to Commissioner Kirkmeyer, Mr. Korbe stated he did not receive any
notification for the USR or for the community meeting, even though his property is adjacent;
therefore, he did not attend the meeting.
• Sheila Morelli, SPO, pointed out her property on the map and stated they are adjacent to the
proposed USR location. She clarified the applicant did disclose there would be an RV Storage
Facility; however, they did not realize the size of the facility and she disagreed with the assumption
that there is no traffic or crime associated with these facilities. Ms. Morelli explained the items that
have been stolen from her property due to the storage facility on the other side of her property.
She shared her frustration with traffic, crime, and the landscaping that has been allowed to die,
and the applicant's effort to display all the outbuildings of the residences to dishonestly show
compatibility. Ms. Morelli made the point that agricultural land in Weld County is priced lower than
commercial property and corporations are taking advantage of those prices instead of purchasing
commercial land. In response to Commissioner Kirkmeyer, Ms. Morelli explained her issues with
the change of use and stated people don't always follow the rules.
• Shirley Amerin, SPO, pointed out her property and explained how her well was contaminated
by the oil and gas in the area. She shared she is now homeless, sold her farm in Keenesburg to
purchase this property, and can't even build there because there is no good source of water.
Ms. Amerin provided a poster board with photos (Exhibit P). She discounted the applicant's claims
that it would increase the value, as there are facts of properties being sold for much less. She
provided the real estate comparable sales examples (Exhibit Q) to show the value was decreased
and explained how she had requested proof that this establishment would increase the values
and Mr. Walker never provided any proof. She also expressed her fear of living there because of
the crime. She stated the roll -offs have been there supposedly for painting, and she claimed they
are still there and not on job sites. Ms. Amerin explained traffic would be early morning and
evening and she knows two families who have lost family members in traffic accidents because
of the sunrise and sunset and where the access is. She cited concerns with noise, RV Storage
areas that are not full, flex office, different answers regarding the number of employees and the
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general disregard for the neighborhood and adjacent properties. Ms. Amerin stated she does not
spread her agriculture manure in someone's residence in the city and asks that the city folk not
bring their commercial uses to her backyard. She reiterated her concerns regarding theft, traffic
accidents, not conforming, and that all this is to the applicant's benefit and to the SPO's expense.
Lastly, she stated she spoke to Adams County regarding the expansion of CR 2 and they stated
it won't happen in the next 20-30 years. In response to Commissioner Moreno, she stated she
attended the community meeting.
El Mike McDonough, SPO, pointed out his residence on the map, and expressed his frustration
with the height of the proposed canopies used to cover the RVs. He stated the presentation was
misleading with an effort to show all kinds of industrial equipment in the area and he clarified the
equipment being shown is not even in their quadrant; it is in surrounding quadrants. He further
stated there are 24 homes in their quadrant which is more than any quadrant in the area and they
are trying to build a community out there. Mr. McDonough stated this use is not compatible and
trying to put a commercial business in an agricultural zone is not the right fit. He expressed
agreement with the aforementioned concerns to include: theft, noise, and decreased property
value, and in response to the neighborhood meeting, he was not notified.
• Chair Cozad, on behalf of James Torgerson, SPO, read his statement for the record
(Exhibit R) and stated he looked for land for the benefit of their kids in 4H. He did not realize this
was planned, and he asked where is the protection for the homeowners? Esther Gesick, Clerk to
the Board, provided assistance and stated that Mr. Torgerson wrote his response that he was
working and did not attend the meeting but that he did receive a notice. He further indicated that
he agreed with all the comments stated by his neighbors and he is very concerned regarding
property values.
• In response to Commissioner Kirkmeyer, Ms. Amerin provided the real estate comparable
prices to the County Attorney (Exhibit Q).
• Ms. Coleman stated she appreciates the opportunity to hear from the neighbors and address
the objections and stated the applicant's desire to be a good neighbor. She offered their
willingness to put up an eight (8) -foot privacy fence, deleting the flex buildings, and removing the
roll -offs. She clarified the applicant did purchase three (3) roll -off companies, but they are being
operated at other locations. Ms. Coleman stated they are willing to work with the neighbors and
the Commissioners to come to some sort of agreement. She reiterated they want to have a good,
secure business to lessen the impacts on surrounding property neighbors and she expressed a
desire to operate a good company and offer storage opportunities. She stated they are willing to
submit to traffic studies and anything needed.
In response to Commissioner Conway, Ms. Coleman stated the canopies were only a
proposal for screening and they are willing to get rid of them. She stated they would be attractive
but if the neighbors don't like them they can get rid of them.
• Commissioner Kirkmeyer stated the burden of proof is on the applicant and she read the
intent of the Agricultural Zone District and asked how is the application consistent with the intent
of the Agricultural Zone District? Ms. Coleman stated their proposed use is consistent with the
other like businesses in the area. Commissioner Kirkmeyer repeated her question with the
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emphasis on how is their proposed use consistent with the intent of the Agricultural Zone, not how
the proposed use is consistent with other uses in the area. She asked Ms. Coleman again, how
does a RV Storage Facility or a roll -off commercial business meet the intent of the zone? Ms.
Coleman responded that their use meets it the same way the other approved uses do and stated
she understands they aren't farming but would reiterate no one is farming out there. Ms. Coleman
stated she cannot answer the question as desired. In further response to Commissioner
Kirkmeyer, Ms. Coleman explained where she obtained the information regarding road
infrastructure increasing in the area and that there is no timeline but it is designated for the future.
She also clarified she did not say the business would increase the value in the area, but that if
done nicely with landscaping and the canopies it would be an added value to the community.
Ms. Coleman confirmed she is not an appraiser. She further stated they are not painters and do
not have a painting business. When asked about the access, Ms. Coleman stated it would be off
of CR 2 and it would not access the road used to access oil and gas. She also stated they had
plans to put a fence all around the north border. Regarding the notices to the neighborhood, she
stated they sent them to everyone on the list provided by Kim Ogle.
• In response to Chair Cozad, Ms. Coleman stated they would be willing to reduce the number
of rolloff containers to four (4) at any time on the property and they are willing to remove the flex
buildings from the application. In response to Chair Cozad, Ms. Coleman stated they would get
the list of plants most recommended by the County and utilize a landscaper to prepare a plan to
include maintenance for the long term. Regarding the existing berms, she explained there is a
large berm that runs in mostly an east/west direction and yes they are willing to work with Planning
staff and the neighbors to accommodate as they want to be there long term.
ei In response to Commissioner Conway, Ms. Coleman stated the community meeting was
held before Planning Commission. She stated the timeframe was too short between the meetings
to provide another meeting in light of the lack of attendance at the first meeting. She explained
there are some things they cannot change the neighbors' minds on, such as crime; however, they
are willing to educate and change the plans as much as possible to offer mitigation.
• In response to Chair Cozad, Mr. Pinkham stated he had an opportunity to meet with staff
over the lunch hour and it has been determined that the applicant will be required to work with
Weld County for an Access Permit and to complete an Improvements Agreement and a Traffic
Study, with the results of the Traffic Study being the basis for off -site improvements and potential
auxiliary lanes. Mr. Pinkham clarified the document regarding the infrastructure expansion was
the Crossroads Alignment Study completed with Adams County and the Cities of Northlenn and
Thornton. He stated the study provides the ultimate size of each particular roadway as growth
continues; however, there is no timeline for construction. In response to Commissioner Kirkmeyer,
Mr. Pinkham reiterated there would be an ultimate buildout of four (4) lanes; however, there is no
date set. Commissioner Cozad stated it could be developed as development occurs and as things
change.
• In response to Chair Cozad, Ms. Light reviewed the requirements for an Air Emissions Permit
through the State. She confirmed deleting the flex buildings is helpful.
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• In response to Chair Cozad, Mr. Ogle responded that the application has a buffer setback
from future right-of-way that shows grasses and trees, and when the application came in there
was no landscape treatment along the north or south property lines.
• Commissioner Kirkmeyer stated the burden of proof lies with the applicant and they must
meet all of the criteria to be able to approve the application according to State Statutes; however,
if they do not meet all of the criteria, the Board must deny the application. She emphasized she
is in agreement with the recommendation for denial from the Planning Commission and Planning
Staff. She provided her findings, stating the application is not consistent with the following Weld
County Code references regarding Section 23-2-230.B1: Section 22-2-20 Agriculture Goals and
Policies (A.Goal 1, A.Goal 2, A.Policy 2.3, A.Goal 4, A.Goal 9); Section 22-2-40 Urban
Development Goals and Policies (UD.Goal 1); Section 22-2-80 Industrial Development Goals and
Policies (I.Goal 1, (.Goal 6); Section 22-2-100 Commercial Development Goals and Policies
(C.Goal 1, C.Goal 2, C.Goal 5); Section 22-2-140 Regional Urbanization Area Goals and Policies
(RUA.Goal 7). Regarding Section 23-2-230.6.2, Commissioner Kirkmeyer explained meeting the
intent of the Agricultural Zone does not mean being compatible with other USRs in the area, which
is what the applicant demonstrated. She clarified the intent as directly related to agriculture and
there is nothing about an RV storage or roll -off business that maintains or supports agriculture.
Regarding Sections 23-2-230.B.3 and B.4, she stated it is not consistent with the Regional
Urbanization Area or compatible with the rural residential area regarding existing surrounding land
uses or future development as projected by Chapter 22. Regarding Section 23-2-230.6.7,
Commissioner Kirkmeyer stated the drop in property values is very real and the increase in crime
and traffic does not provide for the adequate provisions for the health, safety and welfare of the
inhabitants of the neighborhood and the County. Lastly, she stated the access is dangerous and
she feels the applicant has not met the burden of proof and the Board should uphold the denial
as recommended by Planning Staff and the Planning Commission.
Commissioner Freeman stated his agreement with some portions of what Commissioner
Kirkmeyer stated; however, he clarified the USR process is often because the application is not
related to agriculture. He agreed the application is not compatible with existing surrounding uses
due to the number of residential locations in the quadrant and to approve the request, the
application must meet all the requirements.
• Commissioner Conway stated he concurs with Commissioner Freeman, and agrees with
most of what Commissioner Kirkmeyer said. He emphasized the residents clearly demonstrated
the agricultural components of their rural residential neighborhood. Commissioner Conway
agreed this proposal is not compatible and, based on the public input, it seems impossible to get
to compatibility.
• Commissioner Moreno expressed his agreement with his fellow Commissioners regarding
the lack of compatibility.
El Mr. Choate explained the motion to deny.
Chair Cozad stated the Board tries to find a way to mitigate and approve applications if
possible; however, the burden of proof is on the applicant. She stated there was a lack of dialogue
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between the applicant and the neighbors concerning cooperative mitigation to make it more
compatible. She noted the applicant did not pursue an opportunity to request a continuance at
this hearing to provide more time. Chair Cozad stated the land use patterns demonstrate a lot of
residential development which supports the importance of mitigation for SPOs; also the applicant
did not address the consistency with the Comprehensive Plan or consistency with the Agricultural
Zone District.
Commissioner Conway expressed his appreciation for the neighbors participating in the
process and, in light of the denial at the Planning Commission hearing, there wasn't an effort to
continue the dialogue and that was problematic.
Commissioner Kirkmeyer moved to deny the request of WW, LLC, for a Site Specific
Development Plan and Use by Special Review Permit, USR17-0016, for any Use permitted as a
Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone
Districts (RV and boat storage, a dump station, enclosed self -storage and the parking and staging
of trash containers, roll -offs, and vehicles and/or equipment to pick up and deliver same and four
(4) individual flex office buildings) provided that the property is not a lot in an approved or recorded
subdivision plat or part of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District, based on the recommendations of Planning staff
and the Planning Commission along with the findings as incorporated by all the Commissioners
and as entered into the record. The motion was seconded by Commissioner Conway, and it
carried unanimously. There being no further discussion, the hearing was completed at 2:43 p.m.
This Certification was approved on the 26th day of June, 2017.
ATTEST: d6ttite,0 ...(1 144;
Weld County Clerk to the Board
BY
APP
County Attorney
Date of signature: "71 `1O0(t"1
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
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