HomeMy WebLinkAbout20173556.tiffHEARING CERTIFICATION
DOCKET NO. 2017-88
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR17-0038, FOR A BREWERY IN THE A (AGRICULTURAL) ZONE DISTRICT —
MICHAEL AND MARY WOODRUFF
A public hearing was conducted on November 8, 2017, at 10:00 a.m., with the following present:
Commissioner Julie A. Cozad, Chair
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, Kim Ogle
Public Works Department representative, Evan Pinkham
Planning Services Engineer representative, Hayley Balzano
Health Department representative, Lauren Light
The following business was transacted:
I hereby certify that pursuant to a notice dated September 29, 2017, and duly published
October 4, 2017, in the Greeley Tribune, a public hearing was conducted to consider the request
of Michael and Mary Woodruff, for a Site Specific Development Plan and Use by Special Review
Permit, USR17-0038, for a Brewery in the A (Agricultural) Zone District. Bob Choate, Assistant
County Attorney, made this a matter of record.
Kim Ogle, Department of Planning Services, presented a brief summary of the proposal and
stated the location of the site in relation to relevant County roads and jurisdictions within the
three (3) mile referral area to include the Towns of Ault and Pierce. He reviewed the referral
responses from the aforementioned jurisdictions and described the adjacent land uses. Mr. Ogle
stated the applicant communicated with the adjacent landowners regarding the proposed
application and staff has received minimal correspondence in opposition to the tap room only,
with concerns to include increased traffic and trash. He reviewed the proposed brewery and tap
room to include the site plan, repurposing the on -site buildings, sale of brews, and locations of
grains grown or purchased within twenty miles of the site. Mr. Ogle stated lighting and signage
will comply with the Code requirements. He further reported 16 referrals were sent out and four (4)
responses were received which have been incorporated into the Conditions of Approval and
Development Standards as needed. He displayed photos of the site and surrounding views and
entered the favorable recommendation of the Planning Commission into the record as written. In
response to Commissioner Conway, Mr. Ogle stated the applicant initially plans to operate the
brewery and tap room with no additional employees.
GG'PLcmo/m(YM), PECHI. (Lc). CT$CTT)
(SI I9 i t7
2017-3556
PL2501
HEARING CERTIFICATION - MICHAEL AND MARY WOODRUFF (USR17-0038)
PAGE 2
le Evan Pinkham, Public Works Department representative, provided a brief overview of the
transportation plans and requirements to include approval of an Access Permit, AP17-00441,
which stipulates to utilize the existing upgraded access point on County Road 39. He provided
the traffic counts to include truck percentages and stated the traffic information submitted by the
applicant indicated approximately 20 daily round trips to the site. Mr. Pinkham stated tracking
control and an Improvements Agreement are required.
Hayley Balzano, Planning Services Engineer representative, presented the drainage and
grading requirements, stating the site meets the exception for drainage report and detention pond
design. She reviewed the Conditions and Development Standards related to Engineering.
arm
,---a Lauren Light, Department of Public Health and Environment, reviewed the water and sewer
provisions and stated the existing home on -site is served by the North Weld County Water District
and sewer is provided by septic. She clarified a new septic system will be installed for the Tap
Room and there is a Condition of Approval requiring the installation of that system be designed
by an engineer and be completed prior to issuing the Certificate of Occupancy. Ms. Light reviewed
the Development Standards related to dust abatement, waste, and noise standards. She stated
the requirements relevant to retail food regulations and clarified the applicant will need a permit
from the Colorado Department of Public Health and Environment (CDPHE) to discharge water
from cleaning the equipment. Ms. Light reported Development Standards 9-17 address items
typical to Environmental Health.
MI Michael Woodruff, applicant, stated he and Mary Woodruff are proposing to add a brewery
and taproom to their property to provide handcrafted products in an agricultural setting. He
described the property and surrounding uses. Mr. Woodruff cited benefits of the location,
advertising potential and economic collaboration with other local small businesses, and their
desire to preserve their homestead farm and to provide a unique and family friendly atmosphere.
He explained his effort to address surrounding property owner concerns and reviewed the hours
of operation, signage to respect farmers and additional trash receptacles.
El No public testimony was offered concerning this matter.
Ell In response to Commissioner Conway, Mr. Woodruff stated, if possible, he would prefer to
add four (4) employees to the application.
IE In response to Commissioner Moreno, Mr. Woodruff stated they will not provide food service
other than prepackaged chips and pretzels; however, they plan to allow retail food trucks with
their separate licensing to come onto the property.
itg In response to Commissioner Kirkmeyer, Mr. Woodruff stated he brews the beer himself and
has been brewing for the last two (2) years. He clarified the traffic will be passenger vehicles
visiting the site and all deliveries are made by himself with a pickup truck.
Commissioner Kirkmeyer recommended deleting Condition of Approval (COA) #1.A.
Following discussion with the Board and Counsel, the Board agreed. Commissioner Kirkmeyer
2017-3556
PL2501
HEARING CERTIFICATION - MICHAEL AND MARY WOODRUFF (USR17-0038)
PAGE 3
further suggested COA #1.D.5 be amended to reflect one access, and deleting COA #1.D.6,
#1.D.7, #1.D.14, and COA #5.A. Chair Cozad clarified COA #1.D.10. Commissioner Freeman
suggested COA #1.B and #1.C be deleted. Commissioner Kirkmeyer suggested amending
COA #1.D.11 to remove, "...as approved by the Department of Planning Services."
Commissioner Kirkmeyer reminded the Board of the applicant's request to amend the
Taproom hours of operation to 11:00 a.m. to 9:00 p.m., Monday thru Sunday, on Development
Standard (DS) #5; and to increase the number of employees to four (4) on DS #6. Lastly, she
recommended deleting DS #19 and #21. Chair Cozad reviewed the changes for the applicant.
In response to Chair Cozad, Mr. Woodruff indicated he has reviewed, and agrees to abide
by, the Conditions of Approval and Development Standards, as amended.
'. = Commissioner Freeman moved to approve the request of Michael and Mary Woodruff, for
a Site Specific Development Plan and Use by Special Review Permit, USR17-0038, for a Brewery
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 Moreno, and it carried
unanimously. There being no further discussion, the hearing was completed at 2:10 p.m.
This Certification was approved on the 13th day of November, 2017.
BOARD OF COUNTY COMMISSIONERS
WELD CO NTY, COLOF3QDO
ATTEST: datiwv i Jdp' &k,
Weld County Clerk to the Board
BY:
APP
Cou Attorney
Date of signature: va r Si ri
Julie A. ozad, Chair
Steve Moreno, Pro-Tem
C -
can P. Conway
e Freeman
‘IAA-LA(iY1(:
arbara Kirkmeyer
2017-3556
PL2501
Hello