HomeMy WebLinkAbout20172892.tiffSUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, August 15, 2017
DD 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: USR17-0026
APPLICANT: K & M COMPANY, LLLP
PLANNER: RYDER REDDICK
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR ONE (1) SINGLE-FAMILY DWELLING UNIT (SECOND DWELLING
UNIT) PER LOT OTHER THAN THOSE PERMITTED UNDER SECTION 23-3-
20.A IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: BEING PART OF THE SE4 SECTION 16, T7N, R67W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 80.5 AND WEST OF AND ADJACENT TO
CR 19.
Ryder Reddick, Planning Services, presented Case USR17-0026, 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 access to the site.
teD Michelle Martin, Engineering, reported on the drainage conditions for the site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements.
Tom Moore stated that he represents the family partnership K & M Company, LLLP. He said that the
second home is for their employee. He added that they farm about 1000 acres.
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 he has read through the Development Standards and Conditions of
Approval and if he is in agreement with those. The applicant replied that he is in agreement.
Motion: Forward Case USR17-0026 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 Bruce Sparrow.
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.
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2017-2892
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR17-0029
LOWELL THREE LLC, C/O BERT GARCIA, PRO LAWN LANDSCAPING, LLC
CHRIS GATHMAN
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A HOME BUSINESS (PARKING AND STAGING OF TRUCKS,
TRAILERS AND EQUIPMENT FOR A LANDSCAPE BUSINESS) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
PART SW4SE4 SECTION 34, T6N, R66W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATED APPROXIMATELY 2,600 FEET EAST OF 59TH STREET AND
APPROXIMATELY 120 FEET SOUTH AND EAST OF F STREET.
Chris Gathman, Planning Services, presented Case USR17-0029, 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.
Mr. Gathman noted that because this is a home business there is a stricter standard on the amount of
equipment; therefore, there is a Development Standard limiting the number of employees as well as listing
the number and type of equipment on site.
Evan Pinkham, Public Works, reported on the existing traffic and access to the site.
• 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, and the Waste Handling Plan.
• Bert Garcia, Pro Lawn Landscaping, stated that he has operated this business for 11 to 12 years and
has lived at this residence for nine years. He wasn't aware that he needed a land use permit until he was
notified; therefore, he submitted his application to be in compliance.
Commissioner Cope asked the applicant if he plans to expand in the future. Mr. Garcia said that he does
not plan to expand his business.
'° The Chair asked if there was anyone in the audience who wished to speak for or against this
application.
Lloyd Rogge, 303 N 50th Avenue, said he lives in Coyote Run and asked where the applicants trucks will
be parked with respect to his property. He expressed concern regarding the noise and the visual view of
the equipment from where he lives. After staff pointed out where the impact will be on the applicant's
property, Mr. Rogge said he had no concerns and just wanted to ensure that the trees on the property
would be a buffer.
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 USR17-0029 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 Jordan Jemiola, Seconded by Tom Cope.
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.
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
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LEGAL DESCRIPTION:
LOCATION:
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.
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.
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.
l4' 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 67th 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
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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.
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.
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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 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,
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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".
D. 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.
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.
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Gathman said that this development standard was added by the applicant at a previous horse match racing
case hearing. Mr. Jemiola said that it is great for an applicant to make that offer; however 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
EMT's 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
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 Stille, 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
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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.
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 Standard, as recommended by Staff Moved by Jordan Jemiola, Seconded by
Michael Wailes. Motion carried unanimously.
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Kristine Ranslem
Secretary
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 Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
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 4:08 pm.
Respectfully submitted,
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