HomeMy WebLinkAbout20172143.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Terry Cross, 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:
USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
CHRIS GATHMAN
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 (AN OUTDOOR RV, BOAT AND VEHICLE STORAGE
FACILITY ALONG WITH AN OFFICE AND DUMP STATION), 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.
PART OF THE S2NE4 OF SECTION 22. T1 N. R68W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
WEST OF AND ADJACENT TO WEST 1-25 FRONTAGE ROAD AND 0.5 MILES
NORTH OF CR 6.
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 adjacent to a USR to the south (USR-1315) and is located within 1/3 mile of the
County Road 6 and 1-25 intersection and is located directly to the west of the west 1-25 Frontage
Road.
The proposed use is in an area that can support this development and the required screening, 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.
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 (an outdoor RV, boat, vehicle storage facility along with an office and dump
station) 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 existing
surrounding land uses.
EXHIBIT
OCin
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 2
The proposed use is located in close proximity to the Interstate 25 and County Road 6 intersection.
The site accesses directly onto the West 1-25 Frontage Road. Two single-family residences are
located immediately to the south of the site.
The attached development standards (not allowing derelict and commercial vehicles) and conditions
of approval (landscaping/screening requirements) will adequately mitigate the impacts of the use from
existing surrounding land uses.
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 3 -miles of the Town of Dacono, Town of Erie, Town of Frederick, City of
Northglenn, Adams County and the City and County of Broomfield. The City of Dacono, Town of
Frederick and City of Northglenn have indicated no conflict with their interests. No referral response
has been received from the Town of Erie, Adams County and the City and County of Broomfield.
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 located within the Geologic Hazard Overlay District. The Colorado Geological Survey,
in their referral dated June 12, 2017, indicated no concerns but recommended proposed future
structures be located in the northeastern (low subsidence) area of the site. It is not located in 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.
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 33.97 acres delineated as "Prime (Irrigated)" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. The site is located
adjacent to 1-25 and is adjacent to a USR to the south. The location of the property (in proximity to l-
25 and other municipalities and uses makes it an appropriate location for a commercial use.
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. 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)
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 3
B. The applicant shall attempt to address the requirements of the Mountain View Fire Protection District
as stated in their referral dated April 5, 2017. Written evidence of such shall be provided to the
Department of Planning Services. (Mountain View Fire Protection District)
C. The applicant shall attempt to address the requirements of the Boulder Valley Soil Conservation
District as stated in their referral received April 18, 2017. Written evidence of such shall be provided to
the Department of Planning Services. (Boulder Valley Soil Conservation District)
D. The applicant shall attempt to address the requirements of the Farmers Reservoir & Irrigation
Company. Written evidence of such shall be provided to the Department of Planning Services.
(Farmers Reservoir & Irrigation Company)
E. The applicant shall attempt to address the requirements of the RE -1J School District as stated in their
referral dated March 21, 2017. (RE -1J School District)
F. The applicant shall submit a screening plan for the facility for review and approval by the Department
of Planning Services. The facility shall be enclosed by an opaque fence (either wood, vinyl or metal)
or a combination of an opaque fence or landscaping. (Department of Planning Services)
G. The plat shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0017 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section 23-3-350.H of the
Weld County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5. The map shall delineate the landscaping and fencing. (Department of Planning Services)
6. The map shall delineate the lighting. (Department of Planning Services)
7 All approved signs shall be shown on the map. (Department of Planning Services)
8. Show the approved Colorado Department of Transportation (CDOT) access(es) on the site plan
and label with the approved access permit number if applicable. (Department of Public Works)
9. 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)
10. 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)
11. Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Department of Planning Services -Engineer)
12. The approved screening. (Department of Planning Services)
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 4
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)
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 550.00 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 maps)sco.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 Bruce Johnson.
VOTE:
For Passage
Bruce Johnson
Bruce Sparrow
Cherilyn Barringer
Jordan Jemiola
Joyce Smock
Michael Wailes
Terry Cross
Tom Cope
Gene Stille
Against Passage Absent
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 5
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 June 20, 2017.
Dated the 20th of June, 2017
`13\thail& eaftelttikt..
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Surprise Property Development, LLC
USR17-0017
1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0012, 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 (an outdoor RV, boat, vehicle storage facility along with an office and dump station), 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 number of full time on -site employees shall be limited to two (2). (Department of Planning Services)
4. The hours of operation are 24 -hours a day / 7 -days a week. (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. No hazardous materials shall be stored on site. (Department of Planning Services)
9. The parking area on the site shall be maintained. (Department of Planning Services)
10. 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)
11. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
12. 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)
13. 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)
14. 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)
15. 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)
16. 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)
17. 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 USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 7
18. RV dump stations shall be connected to an appropriately engineer designed individual sewage disposal
system which complies with all provisions of the Weld County Code. pertaining to Individual Sewage
Disposal Systems. (Department of Public Health and Environment)
19. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department
of Public Health and Environment)
20. 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)
21. 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)
22. The property owner shall control noxious weeds on the site. (Department of Public Works)
23. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services - Engineer)
24. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services - Engineer)
25. This property lies within a known Geologic Hazard Area as defined by the Colorado Geological Survey.
Future development may require a Geological Hazard Development Permit. (Planning and Engineering)
26. 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)
27. 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)
28. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
29. 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.
30. 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.
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 8
31. 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.
32. 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.
33. 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.
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.
RESOLUTION USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
PAGE 9
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.
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. June 20, 2017
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley. Colorado. This meeting was called to order by Chair,
Bruce Sparrow, at 12:30 pm.
Roll Call.
Present: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Gene Stille, Jordan Jemiola, Joyce Smock,
Michael Wailes, Terry Cross. Tom Cope.
Also Present: Kim Ogle, Chris Gathman, Diana Aungst, and Michael Hall, Department of Planning
Services: Hayley Balzano. Department of Planning Services — Engineering Division; Lauren Light and Ben
Frissell, Department of Health: Evan Pinkham, Public Works; Bob Choate, County Attorney. and Kris
Ranslem, Secretary.
Motion: Approve the June 6. 2017 Weld County Planning Commission minutes. Moved by Joyce Smock,
Seconded by Gene Stille. Motion passed unanimously.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR17-0017
SURPRISE PROPERTY DEVELOPMENT LLC
CHRIS GATHMAN
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 (AN OUTDOOR RV, BOAT AND VEHICLE STORAGE
FACILITY ALONG WITH AN OFFICE AND DUMP STATION), 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.
PART OF THE S2NE4 OF SECTION 22. T1 N. R68W OF THE 6TH P.M.. WELD
COUNTY, COLORADO.
WEST OF AND ADJACENT TO WEST 1-25 FRONTAGE ROAD AND 0.5 MILES
NORTH OF CR 6.
Chris Gathman, Planning Services. presented Case USR17-0017, 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.
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.
Bill Young. 157 Home Place. Glenwood Springs, Colorado, stated that this property has been in his family
for 82 years and has been dryland farmed as long as he can remember. He added that for many years the
taxes have been higher than the share crop farming revenue. Upon family discussion. he said that they
decided to utilize this property as an outdoor storage facility.
Commissioner Smock asked what kind of security the applicant has planned for the site. Mr. Young said
that along three sides of the property they will install a fence with barbed wire. along with some other
security measures that he would rather not make public. He added that there will be lights and security
cameras on site as well.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
1
Clay Rickers, 2507 1-25 Frontage Road, Erie, Colorado, state that he lives to the south of this project. He
referred to the entrance of the facility and said that he is concerned with all the lights as they come in. He
doesn't have a problem with the RV units as long as the fence is high enough to hide it. He inquired where
the house and office will be located on site.
Rick Hulstrom, 2716 CR 7, Erie, Colorado, stated that he owns the farm directly to the west of the project
site. He said that they don't have a problem or concern with this project. He added that they already have
a storage unit to the north of them in the Town of Erie that has been there for 25 years.
Mr. Young said that the access for the property has been permitted through CDOT. He provided the layout
of the facility on a visual slide. Mr. Young said that he would like to discuss with Mr. Rickers alternatives
for lighting on the site.
Commissioner Jemiola asked the applicant what type of screening he is proposing. Mr. Young said that
they would have vertical slats or provide an opaqueness that goes through chain link fencing. Mr. Jemiola
asked if any natural vegetation would be included. Mr. Young said that trying to get water there is difficult
but he would look at doing that.
Commissioner Barringer asked where the dump station will be located on site. Mr. Young said the
dumpstations will be near the entrance road and will be hidden by landscaping
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 USR17-0017 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 Terry Cross, Seconded by Bruce Johnson.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 9).
Yes: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Gene Stifle, Jordan Jemiola, Joyce Smock,
Michael Wailes, Terry Cross, Tom Cope.
Commissioner Jemiola encouraged the applicants to speak with his neighbors and address the screening
and lighting issues prior to the County Commissioner's hearing.
Meeting adjourned at 5:30 pm.
Respectfully submitted,
AiSASS-I& Randal.
Kristine Ranslem
Secretary
2
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