HomeMy WebLinkAbout20170103BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Jordan Jemiola, 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
USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
DIANA AUNGST
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT INCLUDING OPEN PIT
MINING (SAND, GRAVEL AND STONE) AND MATERIALS PROCESSING
INCLUDING STOCKPILING CRUSHING. SCREENING. RECYCLING
OPERATIONS AND IMPORTING OF RAW AND RECYCLED MATERIALS IN THE
1-3 (INDUSTRIAL) ZONE DISTRICT
SW4NE4/NW4SE4. N2SW4, S2NW4, ALL LOCATED IN SECTION 20. Ti N R66W
OF THE 6TH P M.. WELD COUNTY, COLORADO
NORTH OF AND ADJACENT TO CR 6 25 AND APPROXIMATELY 0.25 MILES
WEST OF CR 29.
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 22-5-80.B - CM. Goal 2 states. "Promote the reasonable and orderly development of
mineral resources.
Mining will progress through four conceptual mining cells. Each cell will take between one and
three years of continuous active mining to complete recovery of sand and gravel. The duration of
active mining is expected to be between 4 and 12 years. According to the Weld County Sand,
Gravel Resources map dated July 1, 1975, the property is classified as T-3 (Stream Terrace
Deposits — fine aggregates). The life of the mine is expected to be less than 20 years, including
start-up and reclamation.
Section 22-5-80.D.1 - CM. Policy 4.1 and Section 22-5-80.C - CM. Policy 3.8 state. 'Require all
mining operations conform to federal. state and local environmental standards." And Section 22-
2-80. E - I. Goal 5 states. "New industrial uses or expansion of existing industrial uses should meet
existing federal. state and local policies and legislation.
The Applegate Group is representing the applicant for the state mining permit through DRMS,
permit #M-2016-030. Applegate Group will complete a geotechnical analysis and verify the
stability of open cut slopes and nearby structures. The applicant is required to meet all existing
federal, state. and local policies and legislation_
Section 22-2-80.A.2 - l.Policy 1.2 states. Encourage new industrial development within existing
industrial areas...
The site is a former feedlot and pastureland located along the U.S. Highway 85 corridor between
Brighton and Fort Lupton_ The land has been largely vacant since 2005. The life of the mine is
expected to be less than 20 years, including start-up and reclamation. The final reclamation will
result in land suitable for industrial and commercial users.
Section 22-2-80. F - I. Goal 6 states. "Minimize the incompatibilities that occur between industrial
uses and surrounding properties."
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 2
The land uses surrounding the site include a mining operation west of and adjacent to the site on
the west side of CR 27 in the City of Fort Lupton and Halliburton north of and adjacent to the site
also in the City of Fort Lupton. Vestas is south of the site on the south side of CR 6 (E. Crown
Prince Blvd.) in the City of Brighton. The land uses to the east are crop land and rural
residences. The use is compatible with a majority of the surrounding land uses and the hours of
operation, dust suppression, and the lack of blasting will assist in mitigating the impacts of the
facility on the surrounding residential properties.
Section 22-2-80. D - I. Goal 4 states. "All new industrial development should pay its own way."
The applicant will be required to pay for any improvements associated with this mining operation.
The proposed facility is in an area that can support this development. The Development
Standards and 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 1-3 (Industrial) Zone
District, Section 23-3-330.0.7. allows for a Site Specific Development Plan and Use by Special
Review Permit for a Mineral Resource Development including open pit mining (sand, gravel and
stone) and materials processing including stockpiling, crushing, screening, recycling operations
and importing of raw and recycled materials in the 1-3 (Industrial) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent properties are mainly commercial, industrial land uses including the Union Pacific
railroad tracks. There is also some vacant land and crops. Halliburton is north and adjacent to
the site and Vestas is about one quarter mile to the south. The closest residence is about 500 feet
north of the site
There are nine (9) USRs located within one mile of the site. USR-1259, AmUSR-905. and USR-
968 all for gravel mining are located to the west of the site_ USR-1402 for a maintenance shop
and storage, AmUSR-1458 for mineral resource development. USR-1676 for research. repair,
and manufacture. and USR-1535 for storage and maintenance of equipment are all located south
of the site. SUP -218 for a dairy is located northeast of the site. USR-896 for vehicle sales and
salvage is locate north of the site.
The Weld County Department of Planning Services has not received any correspondence from
surrounding property owners concerning this USR
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 three (3) mile referral area of Adams County, the Town of Lochbuie
and the Cities of Fort Lupton and Brighton_ Adams County and Lochbuie did not respond with
referral agency comments. The City of Fort Lupton in their referral agency comments dated
October 10. 2016 requested that the application enter into a Pre -Annexation Agreement. The City
of Brighton submitted referral agency comments dated October 6, 2016 that object to this USR.
The City of Brighton referral agency comments are included in the file and are part of the record.
The applicant submitted a copy of a letter dated November 30. 2016, which outlines the
applicant's meetings with the Cities of Brighton and Fort Lupton and responds to the referral
agency comments submitted by the City of Brighton.
Section 23-2-220.A 5 -- The application complies with Chapter 23. Articles V and XI, of the Weld
County Code.
The site is not in a floodplain
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 3
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.
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). Article 4 -Division 4 — Open Mining. Conditions of Approval. and
Development Standards 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 map:
A. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR16-0034. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260. D and 23-4-270 of the Weld County Code.
(Department of Planning Services)
4) All signs shall be shown on the map and 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)
5) The map shall delineate site and equipment lighting, if applicable. (Department of Planning
Services)
6) Show the approved City of Fort Lupton access(es) on the site plan and label with the approved
access permit number, if applicable. (Department of Public Works)
7) The applicant shall show the drainage flow arrows. (Department of Planning Services - Engineer)
8) Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Department of Planning Services - Engineer)
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 map for preliminary approval to the Weld County Department of Planning
Services Upon approval of the map the applicant shall submit a Mylar map along with all other
documentation required as Conditions of Approval The Mylar map shall be recorded in the office of the
Weld County Clerk and Recorder by the Department of Planning Services. The map shall be prepared in
accordance with the requirements of Section 23-2-260 D of the Weld County Code_ The Mylar map 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 map not
be recorded within the required one hundred twenty (120) days from the date of the Board of County
Commissioners Resolution. a $50.00 recording continuance charge shall added for each additional three
(3) month period (Department of Planning Services)
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 4
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 mapsco.weld.co.us. (Department of
Planning Services)
5. Prior to Construction:
A. If more than one (1) acre is to be disturbed for construction of non -gravel pit items such as roads,
driveways, buildings, parking areas. accesses. drainage facilities. landscaping or other construction
not directly in the mined area, 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 map 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)
7. Prior to Mining:
The applicant shall submit written evidence that the Financial and Performance warranty has been
submitted and accepted by the Division of Mining Reclamation and Safety. (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
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 December 6. 2016_
Dated the 6th of December, 2016
‘616eirst- `74trialifku
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Brannan Sand and Gravel Company. LLC
USR16-0034
A Site Specific Development Plan and Use by Special Review Permit. USR16-0034, for a Mineral
Resource Development including open pit mining (sand, gravel and stone) and materials processing
including stockpiling, crushing, screening. recycling operations and importing of raw and recycled
materials in the 1-3 (Industrial) 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 employees associated with the daily operations of mining and processing operations is
limited to ten (10) persons. (Department of Planning Services)
4. The hours of operation shall be in accordance with Section 23-4-290 B of the Weld County Code which
states that all sand and gravel operations shall be conducted during the hours of daylight except in the
case of public or private emergency. or to make necessary repairs to equipment. This restriction shall
not apply to operation of administrative and executive offices or repair facilities located on the property.
The hours of operation for the offices and repair facilities shall be 6:00 a.m. to 7:00 p.m. Monday
through Saturday. (Department of Planning Services)
5. The operation shall comply with all applicable rules and regulations of the Colorado Division of
Reclamation Mining and Safety. (Department of Planning Services)
6. The operation shall comply with the Mine Safety and Health Act (MSHA). (Department of Planning
Services)
7. The operation shall comply with the Occupational Safety and Health Act. (OSHA) (Department of
Planning Services)
8. 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)
9. Technical Revisions as approved by Colorado Division of Reclamation Mining and Safety Technical
Revisions may require an amendment to this Weld County USR permit. (Department of Planning
Services)
10. All gravel trucks transporting materials out of the area on county roads shall ensure that their loads are
covered, thus reducing loose materials on the roadway and the amount of damage to vehicles.
(Department of Planning Services)
11. The importation and beneficial use of waste materials for reclamation shall comply with Section 8 —
Recycling & Beneficial Use provisions of the Regulations Pertaining to Solid Waste Sites and Facilities 6
CCR 1007-2. PART 1 (Department of Planning Services)
12. The property owner or operator shall be responsible for controlling noxious weeds on the site. pursuant
to Chapter 15, Article I and II. of the Weld County Code (Department of Public Works)
13. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
14. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services -Engineer)
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 6
15. 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)
16. 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)
17. 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 applicant shall
operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public
Health and Environment)
18. 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)
19. The facility shall comply with the Air Pollution Emission Notice (A.P.E.N.) permit requirements as
stipulated by the Air Pollution Control Division. Colorado Department of Public Health and Environment,
as applicable. (Department of Public Health and Environment)
20. The facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in 25 12 103 C R.S. (Department of Public Health and Environment)
21. Adequate drinking, hand washing and toilet facilities shall be provided for employees and the public, at
all times. 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)
22. 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)
23. The property owner or operator shall be responsible for complying with the Open Mining Standards of
Chapter 23, Division 4. of the Weld County Code.
24. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties.
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)
25. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2012 International Codes: 2006 International Energy
Code, 2014 National Electrical Code; A building permit application must be completed and two 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 registered State of Colorado
engineer shall be required or an open hole inspection (Department of Building Inspection)
26. 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.
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 7
27. 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.
28. 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.
29. 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.
30. 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
RESOLUTION USR16-0034
BRANNAN SAND AND GRAVEL COMPANY LLC
PAGE 8
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.
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.
a. N i N n -re -S
t2 -to -\c
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. December 6, 2016
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 Diana Aungst. Department of Planning Services; Hayley Balzano. 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 November 15, 2016 Weld County Planning Commission minutes. Moved by Tom
Cope, Seconded by Joyce Smock. Motion passed unanimously.
CASE NUMBER: USR16-0034
APPLICANT BRANNAN SAND AND GRAVEL COMPANY LLC
PLANNER DIANA AUNGST
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT INCLUDING OPEN PIT
MINING (SAND. GRAVEL AND STONE) AND MATERIALS PROCESSING
INCLUDING STOCKPILING, CRUSHING. SCREENING. RECYCLING
OPERATIONS AND IMPORTING OF RAW AND RECYCLED MATERIALS IN
THE 1-3 (INDUSTRIAL) ZONE DISTRICT
LEGAL DESCRIPTION SW4NE4/NW4SE4: N2SW4; S2NW4, ALL LOCATED IN SECTION 20. T1 N,
R66W OF THE 6TH P M.. WELD COUNTY, COLORADO
LOCATION NORTH OF AND ADJACENT TO CR 6 25 AND APPROXIMATELY 0 25 MILES
WEST OF CR 29
Diana Aungst, Planning Services. presented Case USR16-0034. reading the recommendation and
comments into the record. Ms. Aungst noted that no letters were received from surrounding property
owners regarding the proposed project; however a phone call was received inquiring about this proposed
land use. 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.
Tim Naylor, AGPROfessionals, 3050 67111 Avenue. Greeley, Colorado. stated that he is representing
Brannon Sand and Gravel Company. Mr. Naylor stated that they are requesting to operate a mining
operation on approximately 213 acres in the 1-3 Zone District. The access to the site will be from County
Road 8. The site will be reclaimed to industrial use. as it was intended. The mining operation will last
approximately 10 to 20 years. depending on the demand of the material.
Commissioner Stille asked if they have considered reclaiming the site into a water reservoir. Mr. Naylor
stated that the City of Fort Lupton would like to see this developed as an industrial site rather than a water
storage site
Alex Schatz, Brannon Sand and Gravel, stated that Brannon Sand and Gravel Company has experience
developing water storage reservoirs: however that particular need has tapered off. The ability to deliver
water into this site is pretty limited and would require multiple pumping . ilities. In discussion with the
1
Cities of Brighton and Fort Lupton, they understood the intention was to clean up the site and reclaim it to
industrial for potential employment.
Commissioner Sparrow commented that if you are hauling for 10 to 20 years, you will end up with a hole.
He asked if they will haul in material to fill it back in. Mr. Schatz said that they do intend to fill it with borrow
material to reclaim it to its original grade to be developed.
Mr. Schatz briefly explained that they will borrow from the overburdened adjacent cell and as they will move
into pastureland they will take off the topsoil, which has the composted manure material and what will end
up in the pit bottom, where there is groundwater, is clean native subsoil. Mr Schatz added that they have
been working closely with Central Colorado Water Conservancy District
Commissioner Stille said that the Railroad is conducive to hauling aggregate and asked if there is any
concerns with noise. Mr. Schatz said that the railroad was attractive to them; however he added that they
would need to go through land use permits to utilize the railroad. He added that rail access may happen in
the future but he indicated it would be unlikely.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Richard Schara stated that he owns land south of this site He expressed concern with all the tumbleweeds
that end up on his property and requested that the site be maintained regularly.
Mr. Naylor said that according to Development Standard 12 they are required to maintain the weeds on
site.
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 USR16-0034 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 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.
Meeting adjourned at 2:19 pm.
Respectfully submitted.
A61.46+1,11--• 44"61.42.4,t_
Kristine Ranslem
Secretary
2
Hello