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Home My WebLink About20172158.tiffSUMMARY 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: USR17-0011 MICHEAL & BROOKE MORELOCK MICHAEL HALL A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT FOR ONE (1) SINGLE-FAMILY DWELLING UNIT PER LOT OTHER THAN THOSE PERMITTED UNDER SECTION 23-3-20.A (SECOND SINGLE- FAMILY DWELLING UNIT) IN THE A (AGRICULTURAL) ZONE DISTRICT. LOT 2 BLOCK 2 NELSON SUBDIVISION; PART OF SECTION 24, TIN, R66W OF THE 6TH P.M., WELD COUNTY, COLORADO. WEST AND ADJACENT TO APPALOOSA AVENUE; APPROXIMATELY 0.1 MILES SOUTH OF SHETLAND STREET. • Michael Hall, Planning Services, presented Case USR17-0011, 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. • Micheal Morelock, 2375 Appaloosa Avenue, Brighton, Colorado, stated that he would like to build a home for his parents to stay on site as they need help with their healthcare. The Chair asked if there was anyone in the audience who wished to speak for or against this application. No one wished to speak. The Chair asked the applicant if they have read through the Development Standards and Conditions of Approval and if they are in agreement with those. The applicant replied that they are in agreement. • Motion: Forward Case USR17-0011 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 Michael Wailes. Vote: Motion carried by unanimous roll call vote (summary: Yes = 9). 1 2017-2158 Yes: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Gene Stille, Jordan Jemiola, Joyce Smock, Michael Wailes, Terry Cross, Tom Cope. 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. DE.' 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. 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. 2 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 Stille, 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. CASE NUMBER: APPLICANT: PLANNER: REQUEST: LEGAL DESCRIPTION: LOCATION: USR17-0023 DCP MIDSTREAM, LP, C/O DCP OPERATING COMPANY, LP KIM OGLE THE SITE SPECIFIC DEVELOPMENT PLAN AND A SPECIAL REVIEW PERMIT FOR MINERAL RESOURCE DEVELOPMENT, OIL AND GAS SUPPORT AND SERVICE INCLUDING OIL AND GAS PROCESSING FACILITIES AND RELATED EQUIPMENT, INCLUDING, BUT NOT LIMITED TO, COMPRESSORS ASSOCIATED WITH GAS PROCESSING OR WHICH COMPRESS GAS TO ENTER A PIPELINE FOR TRANSPORT TO MARKET AND ONE (1) ONE HUNDRED FOOT IN HEIGHT COMMUNICATIONS TOWER IN THE A (AGRICULTURAL) ZONE DISTRICT PART OF SECTION 18, T4N, R64W OF THE 6TH P.M., WELD COUNTY, COLORADO. NORTH OF AND ADJACENT TO CR 44; EAST OF AND ADJACENT TO CR 49. D"Kim Ogle, Planning Services, presented Case USR17-0023, 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. Ms. Balzano stated that the applicant has submitted a final drainage report therefore, she recommended that Condition of Approval 1.6 be removed. • Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements, on - site dust control, and the Waste Handling Plan. Commissioner Smock stated that she knows some of the parties involved and feels that she will have an impartial judgment. • Patrick Groom, 822 7th Street, Suite 716, Greeley, Colorado, stated that this facility will be to compress the gas collected from the oil and gas wells to be delivered to the pipeline and then delivered to the processing plant. He said that this site is ideal to compress gas that is collected from area operators and then delivered to the O'Connor and Mewborn Gas Plants. 3 Mr. Groom said that there are two (2) property owners that are primarily affected. DCP has met with both property owners. He added that Mr. Timmerman didn't express any concerns regarding this application, however, Mr. Morris does have some concerns and plans to make a presentation to the Planning Commission. After discussions with Mr. Morris, DCP redesigned the site and moved their plant further west away from Mr. Morris's residence. He added that the distance from the plant to the eastern property line shared with Mr. Morris is approximately 1300 feet. Additionally, DCP is proposing to add screening along the east side of the plant to minimize the impact on Mr. Morris. Mr. Groom said that he has had communications directly with Mr. Hellerich, who is an attorney representing Mr. Morris. An option would be to build a fence along the eastern border along with landscaping and berming installed and DCP is prepared to discuss these options with Mr. Morris. Commissioner Cope said that the site is fairly large and asked if there are any plans for further expansion. Mr. Groom said that DCP bought this parcel to install a processing plant, which would have been a much larger footprint. However, that plan changed with the plan to expand the Mewborn facility so the compressor station is the only improvement intended for this property. Commissioner Johnson asked if the concern is primarily noise or visual. Mr. Groom said he believes it is a visual concern; however, he will let Mr. Morris answer that. Commissioner Stille asked about the lay of the land and the height of the structures on site. Mr. Groom said that the land has a decreasing contour somewhat to the south and east. He added that Mr. Morris's property is below the crest on the east side. Mr. Groom stated that the facility will be visible from Mr. Morris's property as well as Mr. Timmerman's property. The tallest structure would be the antenna which will be 70 feet, but could be up to 100 feet. He added that there will be a couple of vent stacks that will reach 40 feet in height. Commissioner Wailes asked what the plans are for the land that will not be used. Mr. Groom said it will be kept in natural grass. They are not opposed to renting it to a farmer but they intend to leave it to natural grasses. Commissioner Stille asked what the noise level is from the compressors. Mr. Groom said that these compressors will be gas fired and will be enclosed in buildings. He added that he does not have the readings at the actual location of what those decibel levels will be. At the property line, DCP will need to meet whatever the noise standard is for that location. He added that they don't believe these compressors will have a significant increase from the noise generated from the traffic along County Road 49. Mr. Groom indicated that he has some requests with regard to the development standards. The Chair asked if there was anyone in the audience who wished to speak for or against this application. Michael Morris, 24505 CR 44, LaSalle, Colorado, stated that he has lived there for 15 years. He expressed concerns regarding noise and safety from the multiple gas lines running all over the property. He added that no one can tell them how loud these compressors will be. He said that he received a call from the applicant offering to put a fence up to eliminate lights from the access and is concerned with how many people will be accessing this site for the next eight to 12 months. Additionally, Mr. Morris expressed concern with future projects on this site and encroaching closer to his property. Commissioner Johnson said that there are criteria regarding noise compliance and it is the applicant's responsibility to ensure that they are complying within the noise levels. Commissioner Jemiola asked staff to remind everyone what the levels are. Mr. Frissell stated that from 7 am to 7 pm 60 decibels 25 feet off the property line and 55 decibels from 7 pm to 7 am 25 foot off the property line. Mr. Morris clarified that his concerns are aesthetics, entrance, noise and safety. 4 Deb Morris, 24505 CR 44, LaSalle, Colorado, said that she understands that they have a right to do what they want with their property; however, DCP bought land in an agricultural zone district for industrial use and it is not compatible. She doesn't believe that road noise will drown out the noise from the compressors as she doesn't see County Road 49 from her property. The Chair called a recess at 2:27 pm and reconvened the hearing at 2:40 pm. Mr. Groom indicated that he has communicated with Mr. Hellerich and added that he did not raise the noise issue. The fence is not intended to mitigate noise but used as a screening device; however, they don't want to build something that the Morris's do not want. DCP has asked the Morris's for their input and a communication of what their preference is. He added that they will continue to work with them and will try to address their concerns. Mr. Groom said that they feel the fence will be adequate screening on this site. Safety was also an issue that was raised. He said that DCP is concerned with safety as well and given the proximity to the highway they don't feel that 280 feet from the property line to the compressor station poses any risk; however, if it does DCP will analyses that and address that issue to any car traffic. DCP builds their facilities to comply with the noise standards. Once that plant is built DCP is committed to taking noise measurements and if they are not in compliance they will retrofit that compressor station to ensure that it is in compliance. Mr. Groom said that he has represented DCP for 10 years and added that he is not aware of DCP having violated the noise standards. He said that DCP takes those obligations seriously and they are confident that it will comply with the noise standards along the eastern boundary. He said that he cannot tell you what the noise levels are at the compressor station. At the Mewborn Plant, DCP took recent sampling and those standards were met and that was with a lot more equipment. These compressors will be in insulated buildings to mitigate noise. If DCP would propose to install more equipment the permit would need to be amended and heard again with the surrounding property owners having the opportunity to voice their concerns. Mr. Groom said that this plant will be visited by one (1) employee daily for two (2) hours. There are approximately three to four semi -trucks that will visit that site per week after construction is complete. He added that they are proposing the fence as a screening device to prevent the lights from shining into the Morris's property. Commissioner Cope asked why the access was chosen where it's at now. Mr. Groom said it is an existing access and that is what Public Works wanted DCP to use. Mr. Cope said it appears that it is not at the top of the crest of the hill and it seems like it would make more sense if the access would be located closer to the existing AT&T tower at the crest of the hill and it would also provide more separation from the existing neighbors. Mr. Groom said that they could certainly move that but assumed, based from Public Works, it is a safe access. Commissioner Wailes asked if there is an estimate of what those sound levels would be at for the compressors. Mr. Groom said that they estimate it based on the standard itself and added that they are confident it will be below that standard. He said that the exact decibel reading is impossible to determine until the plant is actually built and the topography changes. Mr. Wailes said that there has to be some sort of acoustic value to a fence and/or landscaping that could be available at the County Commissioners hearing to share. Mr. Groom said that based on information from a sound engineer those have minimal effects on sound. He added that the real sound mitigation is at the plant and what technology you use at the plant, such as insulated buildings, to reduce that sound. Commissioner Johnson asked what is implemented to ensure safety of the facility. Mr. Groom said that a processing plant and a compressor station do not store gas. Gas is piped into this facility, processed and 5 piped out continually. If there is an emergency, the facility will automatically shut down and is done through sensors on site as well as the through the proposed communication tower. Commissioner Smock asked how long construction will last. Mr. Groom replied that construction will last approximately six to eight months for this site. Mr. Groom reminded everyone that the noise standard is measured at the property line. He added that they shifted this facility to the west to have less effect on the Morris's. He said that they have concerns if that noise level could be met on the west property line and it would be preference to have a different sound standard along County Road 49. Commissioner Cope said that he doesn't anticipate noise will be a problem on the eastern property line; however, he believes that there will be a problem on the west side. He asked if there is a way of getting a baseline noise or getting some sort of idea of what is typically the noise from the road and then noise in addition to that. Mr. Frissell said that according to the Weld County Code there is a maximum noise limit and speed limits over 35 mph for different gross weight vehicles. He added that a gross weight vehicle over 10,000 pounds would be at 90 decibels and any other motor vehicle would be at 84 decibels, so that would be your baseline. Commissioner Cope said that when he submitted land planning applications it was always required to provide screening on their plans and how they were going to mitigate aesthetics and noise and he is not seeing those requirements on these plans and asked why that is. Mr. Ogle said that in the application materials they said that they are willing to install a berm with landscape materials or fencing to address the concerns of the adjacent property owner. He added that the applicant will work with the property owner to make that determination, therefore, Mr. Ogle said that staff didn't ask for anything. Commissioner Wailes asked if there is an operating procedure that allows staff to go out and take baseline readings on an application like this. Mr. Frissell replied that they currently do not and given the number of USR's and staff availability it would be a hindrance on every single case that would produce noise. He added that the property lines and topography will make a difference. Mr. Groom added that it might make sense for DCP to take their own readings and if Mr. Morris would like that he can request that. Commissioner Jemiola asked Mr. Groom what changes to the development standards they would like to request. Mr. Groom stated that there are a number of duplicate development standards that they would like to clean up. Additionally, they are concerned with the noise standard on the western property boundary along County Road 49 and asked if it would be possible to have dual standards. Commissioner Cope said that he fully understands the situation; however, he doesn't believe two standards are appropriate. Mr. Groom referred to the development standards and said that Development Standards 14 and 27 are duplicate as well as 5 and 30 and 21 and 28. Mr. Ogle recommended removing Development Standards 5, 14 and 21. Motion: Remove Development Standards 5, 14, and 21 as stated by Staff, Moved by Tom Cope Seconded by Bruce Johnson. Motion carried unanimously. 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. Commissioner Cope is concerned with the noise and aesthetics. In previous work history, it was fairly common for Staff to ask for some sort of berm around a facility like this, which will help mitigate noise and aesthetics. However, the idea of landscaping it is wonderful but it never survives unless there is a water source for irrigation. He believes a berm around this facility would be beneficial. Commissioner Sparrow agreed. Commissioner Johnson likes the idea of berms but is concerned that the soil is fairly unstable and should be further studied. 6 Motion: Forward Case USR17-0023 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 Bruce Johnson. Vote: Motion passed (summary: Yes = 7, No = 2, Abstain = 0). Yes: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Gene Stille, Jordan Jemiola, Terry Cross, Tom Cope. No: Joyce Smock, Michael Wailes. Commissioner Stille suggested installing a sound barrier to mitigate noise during construction as well as bollards used for safety. He also recommended a fence or something to help with the traffic lights at the entrance. Commissioner Johnson understands the neighbor's concerns and said that Weld County has adopted criteria for a use like this to be allowed in the agricultural zone. He added that in this case there are 35 criteria that the applicant will need to comply with to maintain this permit. He believes that the applicant has met that criteria. Commissioner Jemiola commended the applicant for trying to move the facility closer to County Road 49 and maintaining the remaining land in agricultural production. He said that the applicant is willing to do screening, berming and vegetation and encouraged them to work with the applicants prior to the County Commissioner hearing. Commissioner Wailes cited Section 23-2-220.A.7 regarding adequate provision for the protection of the health, safety and welfare of the inhabitants of the neighborhood and the County. He said that he has always known DCP to be well above the board and provide a good product in Weld County, unfortunately he cannot take that into consideration with his decision. He believes that there are a lot of unanswered questions. Commissioner Smock cited Section 23-2-220.A.3 regarding compatibility with the existing surrounding land uses. She believes that there are many unanswered questions and hopes that both parties will meet and come to some solutions prior to the County Commissioners meeting. Commissioner Sparrow hopes that these problems can be solved prior to the County Commissioner's hearing. CASE NUMBER: APPLICANT: PLANNER: REQUEST: LEGAL DESCRIPTION: LOCATION: USR17-0010 WILLIAM WORRELL, C/O BOOTH MOTORS 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, 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 (SHOP FOR LIGHT BODY WORK AND STORAGE OF PARTS ALONG WITH THE OCCASIONAL OUTDOOR PAINTING OF BUMPERS AND FENDERS, ETC.) IN THE A (AGRICULTURAL) ZONE DISTRICT. LOT B RECORDED EXEMPTION RE -1137; LOCATED IN PART OF THE NE4 OF SECTION 17, T3N, R68W OF THE 6TH P.M., WELD COUNTY, COLORADO. WEST OF AND ADJACENT TO CR 5 AND APPROXIMATELY 1,250 FEET SOUTH OF CR 34. The Chair Called a recess at 3:46 pm and reconvened the hearing at 4:00 pm. Gene Stille left the meeting. Chris Gathman, Planning Services, presented Case USR17-0010, 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. 7 • 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. • Ben Frissell, Environmental Health, reviewed the public water and sanitary sewer requirements, on - site dust control, and the Waste Handling Plan. • Nick Booth, 1444 Vista View Drive, Longmont, Colorado, stated that he was under the impression that the building was approved for commercial use; however, it wasn't and so they are here to bring it into compliance. Mr. Booth said that he owns a car dealership in the Longmont area and this building only serves as an area to do cosmetic repairs to vehicles. Commissioner Johnson asked if he has talked with the Fire Department and their concerns. Mr. Booth said that they need more water and added that the Fire Department feels that there is a risk of combustion due to painting. He added that the landowner is currently out of state but will be working with the Fire Department on their concerns. The Chair asked if there was anyone in the audience who wished to speak for or against this application. No one wished to speak. The Chair asked the applicant if they have read through the Development Standards and Conditions of Approval and if they are in agreement with those. The applicant replied that they are in agreement. • Motion: Forward Case USR17-0010 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 Cherilyn Barringer, Seconded by Terry Cross. Vote: Motion carried by unanimous roll call vote (summary: Yes = 8). Yes: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Jordan Jemiola, Joyce Smock, Michael Wailes, Terry Cross, Tom Cope. Absent: Gene Stille. CASE NUMBER: APPLICANT: PLANNER: REQUEST: LEGAL DESCRIPTION: LOCATION: USR17-0024 JACOB VARRA, C/O ANA ORNELAS DIANA AUNGST A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL USE PERMIT FOR RECREATIONAL FACILITIES AND USES INCLUDING, RACE TRACKS AND RACE COURSES (MATCH HORSE RACING) IN THE A (AGRICULTURAL) ZONE DISTRICT. PART W2SW4 SECTION 6, T8N, R65W OF THE 6TH P.M., WELD COUNTY, COLORADO. NORTH OF AND ADJACENT TO CR 96 AND EAST OF AND ADJACENT TO CR 37. • Diana Aungst, Planning Services, presented Case USR17-0024, 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. Mr. Pinkham said that the traffic narrative was submitted and indicated that there would be up to 400 daily round trips with occasional larger events with a higher amount of trips. Therefore, Public Works is requiring the applicant to submit a Traffic Impact Study completed by a Colorado Registered Engineer. Commissioner Smock referred to the three access points on the property and recalled that in past cases the accesses were limited. Mr. Pinkham said that the determination was made because of the size of the parcel and the spacing requirements. 8 Commissioner Wailes referred to the email correspondence regarding the traffic study requirement and asked when the applicant would need to complete it. Mr. Pinkham said that Public Works would like it as soon as possible; however, he understands the applicant would like to wait and make sure their site is approved before putting money into the expense of a Traffic Study. Public Works is requesting that it becomes a condition of approval. • 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. Cherilyn Barringer left the meeting at 4:41 pm. • Ana Ornelas, 6736 East 123rd Place, Brighton, Colorado, stated that they are not open daily and there are weekends that they are not open so there won't be a constant 400 vehicles daily. She said that there are usually less than 500 people on a Saturday or a Sunday. The bigger events, which are three to five times per year, may have up to 2000 people and would be split between Saturday and Sunday. She said that her parents intend to build a residence on site as well. Ms. Ornelas stated that the north access is for emergency and horse trailer exit only. The main entrance to the facility will be on the south side and the residence access will be on the west side of the property. Commissioner Wailes asked if any facilities will be used for overnight stay. Ms. Ornelas said that the people come and go so it is staggered throughout the day. Commissioner Wailes asked about veterinary care. Ms. Ornelas said that they have requested that two (2) Veterinarians be on site all day and added that they will be able to do any blood testing. Mr. Wailes asked if gambling will be allowed. Ms. Ornelas said that no gambling is allowed but there are friendly bets. Commissioner Smock referred to the application and asked about the training and conditioning of horses. Ms. Ornelas said that the training and conditioning takes place between the races. Commissioner Johnson asked about the CRP acres. Ms. Ornelas said that they will keep 40 acres in CRP so they are not in violation of that program. Commissioner Cope asked how they will handle firearms coming in. Ms. Ornelas said that they will hire security guards to pat down the individuals and confiscate any weapons. She added that alcohol is not allowed on the premises so that will be confiscated as well. Commissioner Cope clarified if anyone will be on site Monday through Friday. Ms. Ornelas replied no. • The Chair asked if there was anyone in the audience who wished to speak for or against this application. Brian Bixler, 32705 Bravo Point, Greeley, Colorado, stated that he purchased the property east of this site in December and planned to build a home and leave the remaining land in CRP. He referred to the reports from Channel 31 regarding the match horse races and drug activity, horse doping and illegal gambling. He added that this is not conducive to this area. He is concerned that the access that everyone will enter will be right next to where they planned to build their residence. Kim Butler, 3807 Drake Court, Loveland, Colorado, stated that he is the realtor that is helping the Ornelas family. He said that they talked to all the neighbors they could find. He said that the Ornelas is under contract to own the land and added that paving the one (1) mile would not be feasible for them. Ms. Ornelas apologized for not talking with the neighbor to the east but there was no building to leave any information on. She said she left the application and contact information for anyone who didn't open their doors or were not home. 9 Ms. Ornelas said that they could swap the race track and the residence on the layout to accommodate the neighbor's concern with the access. 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 USR17-0024 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, Jordan Jemiola, Joyce Smock, Michael Wailes, Terry Cross, Tom Cope. Absent: Cherilyn Barringer, Gene Stille. Commissioner Smock commented that she gets concerned with match races but felt that Staff did their due diligence. Commissioner Jemiola commended the applicant for reaching out to the neighborhood, their due diligence with site selection, and working with the neighbor to adjust the site to make it more compatible for him. 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. Commissioner Jemiola wished to speak about procedures. Discussion was held by the Planning Commission on procedures and Robert's Rules of Order. Meeting adjourned at 5:30 pm. Respectfully submitted, Arial.¢in, Kristine Ranslem Secretary 10 Hello