HomeMy WebLinkAbout20170285.tiffHEARING CERTIFICATION
DOCKET NO. 2017-05
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND MAJOR AMENDMENT,
4MJUSR16-03-1405, TO MUSR15-0019 (A MINOR AMENDMENT TO SITE SPECIFIC
DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT 2ND AMUSR-1405)
TO INCLUDE ADDITIONAL PARKING, ADDITIONAL EXPANSION OF THE EXISTING
MILK PROCESSING PLANT ALONG WITH THREE (3) ADDITIONAL FUTURE
PROCESSING BUILDINGS, EXPANSION OF EXISTING PLANT SUPPORT BUILDINGS
ALONG WITH FUTURE PLANT SUPPORT BUILDINGS, AND MORE THAN THE
NUMBER OF CARGO CONTAINERS ALLOWED AS A USE BY RIGHT PER LEGAL LOT
OR PARCEL IN THE A (AGRICULTURAL) ZONE DISTRICT - PLATTEVILLE DAIRY,
LLC, AND AURORA DAIRY CORPORATION AND RADEMACHER FARMS, LLC
A public hearing was conducted on February 1, 2017, at 10:00 a.m., with the following present:
Commissioner Julie A. Cozad, Chair - RECUSED
Commissioner Steve Moreno, Pro-Tem
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, Chris Gathman
Public Works Department representative, Evan Pinkham
Planning Services Engineer representative, Hayley Balzano
Health Department representative, Lauren Light
The following business was transacted:
El Chair Cozad stated although she does not have a direct conflict of interest, she will recuse
herself due to being the consultant for this applicant on many of their projects while serving in the
private sector and prior to becoming a County Commissioner.
I hereby certify that pursuant to a notice dated December 29, 2016, and duly published
January 4, 2017, in the Greeley Tribune, a public hearing was conducted to consider the request
of Platteville Dairy, LLC, and Aurora Dairy Corporation and Rademacher Farms, LLC, for a Site
Specific Development Plan and Major Amendment, 4MJUSR16-03-1405, to MUSR15-0019 (a
Minor Amendment to Site Specific Development Plan and Use By Special Review Permit 2nd
AMUSR-1405) to include additional parking, additional expansion of the existing milk processing
plant along with three (3) additional future processing buildings, expansion of existing plant
support buildings along with future plant support buildings, and more than the number of cargo
containers allowed as a Use by Right per legal lot or parcel in the A (Agricultural) Zone District.
Bob Choate, Assistant County Attorney, made this a matter of record.
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2017-0285
PL1673
HEARING CERTIFICATION - PLATTEVILLE DAIRY, LLC, AND AURORA DAIRY
CORPORATION AND RADEMACHER FARMS, LLC (4MJUSR16-03-1405)
PAGE 2
• Chair Pro -Tern Moreno gave the applicant notice and reviewed for the public the procedures
to follow should the case result in a tie vote due to four Commissioner's being present and one
Commissioner excused.
• Chris Gathman, Department of Planning Services, presented a brief summary of the
proposal and reviewed the history of amendments to the original USR-1405 approved in 2003.
He reviewed the intent to expand the existing milk processing plant and construct three (3) new
processing plants allowing the company to introduce new operations to include additional services
such as the production and sales of ice cream, butter and other products. He clarified the
expansion will also enlarge the maintenance shop and employee parking and include the
construction of a guard house, additional landscaping and cargo containers and the relocation of
the waste water treatment plant. Mr. Gathman stated the existing access will be utilized onto State
Highway 66 and they are coordinating with the Colorado Department of Transportation (CDOT)
to potentially add an access on the east boundary of the site. He reported the hours of operations
and number of employees at full buildout, displayed a map referencing the access points and
clarified that the applicant is working with the St. Vrain Sanitation District to pay for the relocation
of an existing sewer line. He mentioned the applicant is pursuing the application for an amended
Recorded Exemption to combine lots to create one large parcel to prevent encroaching on
boundary lines as the expansion is developed. Mr. Gathman displayed photos and stated no
correspondence or objections have been received regarding this application. He reported 18
referrals were sent out and ten (10) referral responses were received and he entered the favorable
recommendation of the Planning Commission into the record as written. In response to
Commissioner Kirkmeyer, Mr. Gathman confirmed, per the application, there would be up to six
(6) cargo containers.
• Evan Pinkham, Department of Public Works representative, provided a brief overview of the
transportation plans and requirements stating the applicant will utilize the existing access on to
State Highway 66 and is coordinating a second access with CDOT.
• Hayley Balzano, Planning Services Engineer representative, presented the drainage and
grading requirements. She stated the applicant submitted a drainage letter stating they will meet
the exception for parcels connected to the FEMA Floodplain Channel. Ms. Balzano reviewed the
items to be shown on the Plat map and explained that Development Standard (DS) #21 can be
deleted. In response to Commissioner Conway, Ms. Balzano clarified the floodplain is not close
in proximity.
• Lauren Light, Department of Public Health and Environment, reviewed the water and sewer
provisions stating water is provided by the Little Thompson Water District and sewer is provided
by the St. Vrain Sanitation District. She stated DS #8-17 address typical Environmental Health
items.
• Anne Johnson, TetraTech, represented the applicant and introduced a team of individuals
available to answer questions. She began with a PowerPoint Presentation and reviewed the intent
to perform at the highest of standards in both milk production and being a good neighbor. She
detailed the strides taken to communicate with surrounding municipalities and adjacent property
2017-0285
PL1673
HEARING CERTIFICATION - PLATTEVILLE DAIRY, LLC, AND AURORA DAIRY
CORPORATION AND RADEMACHER FARMS, LLC (4MJUSR16-03-1405)
PAGE 3
owners prior to pursuing the application process. Ms. Johnson explained the intent to combine
the two parcels into one lot and maximize the buildout by amending the USR to include more
acreage which includes a revised entrance with turn lanes, landscaping, parking lot, and two
deceleration lanes designed with CDOT and a signalized entrance when it becomes necessary.
The amendment will also include a 12 -acre area being reseeded for pasture with a limited number
of cattle, not to exceed the Use by Right, four (4) total plant buildings, a maintenance shop, trailer
parking to south, drainage improvements, a fueling station, vehicle maintenance, equipment
repair and up to six (6) conex storage containers. Ms. Johnson also reviewed the visual impacts,
hours of operation, number of employees, truck access, security and compliance.
El No public testimony was offered concerning this matter.
In response to Commissioner Kirkmeyer, Ms. Johnson stated the number of cattle will not
exceed the Use by Right limit. She further stated they had no concerns with the Conditions of
Approval or Development Standards. Commissioner Kirkmeyer suggested adding a new DS to
limit the number of cargo containers to six (6) and reminded the Board of staff's request to delete
DS #21. The Board agreed to these changes.
In response to Chair Pro-Tem Moreno, Ms. Johnson indicated the applicants have reviewed,
and agree to abide by, the Conditions of Approval and Development Standards, as amended.
Commissioner Kirkmeyer moved to approve the request of Platteville Dairy, LLC, and Aurora
Dairy Corporation and Rademacher Farms, LLC, for a Site Specific Development Plan and Major
Amendment, 4MJUSR16 03-1405, to MUSR15-0019 (a Minor Amendment to Site Specific
Development Plan and Use By Special Review Permit 2nd AMUSR-1405) to include additional
parking, additional expansion of the existing milk processing plant along with three (3) additional
future processing buildings, expansion of existing plant support buildings along with future plant
support buildings, and more than the number of cargo containers allowed as a Use by Right per
legal lot or parcel in the A (Agricultural) Zone District, based on the recommendations of Planning
staff and the Planning Commission, with the Conditions of Approval and Development Standards
as amended and entered into the record. The motion was seconded by Commissioner Conway
who thanked the applicant for their outreach to the surrounding municipalities. There being no
further discussion, the motion carried unanimously and the hearing was completed at 11:48 a.m.
2017-0285
PL1673
HEARING CERTIFICATION - PLATTEVILLE DAIRY, LLC, AND AURORA DAIRY
CORPORATION AND RADEMACHER FARMS, LLC (4MJUSR16-03-1405)
PAGE 4
This Certification was approved on the 6th day of February, 2017.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:d4 J to;e1
Weld County Clerk to the Board
BY: •
ty Clerk to the Board
oun Attorney
Date of signature: CYWl(oIIi
RECUSED
Julie A. Cozad, Chair
Steve Moreno, Pro -Tern
EXCUSED DATE OF APPROVAL
Sean P. Conway
arbara Kirkmeye
2017-0285
PL1673
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