HomeMy WebLinkAbout20170902.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Michael Wailes, 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
USR17-0003
DELBERT & ROSALIE WERTZ. C/O WINTER SEED & AG SERVICES LLC
DIANA AUNGST
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 (OFFICE AND STORAGE FACILITY FOR A SEED
DEALERSHIP AND INDOOR AND OUTDOOR STORAGE OF RVS BOATS.
CONSTRUCTION EQUIPMENT. COMMERCIAL VEHICLES, TRAILERS. AND
SEMI -TRUCKS ) 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
LOT A REC EXEMPT RECX17-0013; PART SW4 SECTION 12, T4N, R66W OF
THE 6TH P.M., WELD COUNTY. COLORADO.
NORTH OF AND ADJACENT TO CR 46 AND APPROXIMATELY 0.25 MILES
WEST OF CR 35.5.
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 applicant is requesting a USR for indoor and storage of RVs. boats. and trailers, an office, and
storage building for a seeds. The application materials state that the storage facility will accept RV's.
boats, cars, trucks, trailers, agricultural equipment. construction equipment, semi -trucks and semi-
trailers for storage. The seed business will store seeds only. No fertilizers or other agricultural
chemicals.
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 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 (office and storage facility for a seed dealership
and indoor and outdoor storage of RV's, boats, construction equipment, commercial vehicles. trailers,
and semi -trucks) 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.
RESOLUTION USR17-0003
DELBERT & ROSALIE WERTZ, 0/O WINTER SEED & AG SERVICES LLC
PAGE 2
C Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent lands consists primarily of pastures and crops. The UPRR is on the north and west
boundary and there is a dairy south of the site (SUP -31). The closest residence is located on the
same parcel as the dairy and is approximately 550 feet from the site.
There are six (6) USRs within one mile of the site. With about half of them being located west of
Highway 85, the site is located east of Highway 85. USR11-0010 for an oil and gas support and
service facility, USR13-0012 for agricultural services. USR-1053 for seed production. and USR11-
0016 for a 12" natural gas pipeline are located north of the site.
The Weld County Department of Planning Services has not received any correspondence from the
surrounding property owners that object to 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 the Towns of Gilcrest and LaSalle and the
City of Evans. The site is also located within the Intergovernmental Area (IGA) for the Town of
LaSalle. The City of Evans did not respond with any referral agency comments. The Town of Gilcrest
in their referral agency comments dated February 9, 2017 indicated no concerns. The Town of
LaSalle in their referral comments, dated January 24, 2017 indicated that:
"This property is located within the LaSalle Planning Area, along the HWY 85 corridor. It appears
from the map that the applicants are proposing to use a portion of the RR ROW for outdoor storage.
Please consider a requirement to provide landscaping/screening around the entire perimeter of this
activity including the outdoor storage area within the RR ROW. This site is located at the southern
gateway to the LaSalle Planning Area along this important transportation corridor."
The applicant has since remove the outdoor storage of the RVs in the railroad right-of-way (RR
ROW).
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.
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.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 6.94 acres of soils designated as Prime (Irrigated)" per the 1979
Soil Conservation Service Important Farmlands of Weld County Map. The proposed USR will take
approximately 6.94 acres of Prime (Irrigated) Farmland out of production.
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.
RESOLUTION USR17-0003
DELBERT & ROSALIE WERTZ. O/O WINTER SEED & AG SERVICES LLC
PAGE 3
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 Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
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)
B. The applicant shall record RECX17-0013. (Department of Planning Services)
C. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0003. (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 of the Weld County Code. (Department of
Planning Services)
4) The applicant shall delineate 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) 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)
6) The map shall delineate the screening from public rights -of -way and surrounding property
owners. (Department of Planning Services)
7) The map shall delineate the lighting, if applicable. (Department of Planning Services)
8) County Road 46 is a gravel road and is designated on the Weld County Road Classification
Plan as a local road which requires 60 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing right-of-way. All setbacks shall be measured from the
edge of right-of-way. This road is maintained by Weld County. (Department of Public Works)
9) Show and label the approved access (AP17-00070), and the appropriate turning radii (60 feet)
on the site plan. (Department of Public Works)
10) Show and label the approved tracking control on the site plan. (Department of Public Works)
11) Show and label the entrance gate set back a minimum of 100 feet from edge of shoulder.
(Department of Public Works)
12) The applicant shall show and label the accepted drainage features. 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)
RESOLUTION USR17-0003
DELBERT & ROSALIE WERTZ, C/O WINTER SEED & AG SERVICES 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 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)
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. 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)
Motion seconded by Gene Stille.
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 USR17-0003
DELBERT & ROSALIE WERTZ. 0/O WINTER SEED & AG SERVICES 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 March 21. 2017.
Dated the 21St of March, 2017
46120bw PA/lawn,
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Delbert & Rosalie Wertz, c/o Winter Seed & Ag Services, LLC
USR17-0003
1 A Site Specific Development Plan and Use by Special Review Permit, USR17-0003. 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 (office and storage facility for a seed dealership and indoor and outdoor storage
of RV's. boats. construction equipment, commercial vehicles, trailers. and semi -trucks) 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 on -site owner -operators shall be four (4). (Department of Planning Services)
4 The hours of operation -ace -7 days -a -week from 6:00 a.m. to 10:00 p.m. for the RV Storage and 7 days -
a week from 6:00 a.m. to 8:00 p.m. for the seed dealership April 1st to May 3191. The seed dealership
will not have regular office hours other times of the year. (Department of Planning Services)
5. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
6. The parking area on the site shall be maintained_ (Department of Planning Services)
7 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)
8. 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)
9. All vehicles located within the RV storage area must be operational with current license plates and tags.
(Department of Planning Services)
10. No hazardous materials shall be stored on site. (Department of Planning Services)
11. The property owner shall control noxious weeds on the site. (Department of Public Works)
12. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
13. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
15. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services -Engineer)
16. 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)
17. 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)
RESOLUTION USR17-0003
DELBERT & ROSALIE WERTZ. O/O WINTER SEED & AG SERVICES LLC
PAGE 7
18. 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)
19. 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)
20. 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)
21. 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)
22. A permanent. adequate water supply shall be provided for drinking and sanitary purposes. (Central
Weld Water District) (Department of Public Health and Environment)
23. 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)
24. 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)
25. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where
such would cause a nuisance or interfere with the use on the adjacent properties in accordance with the
plan. 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)
26. 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)
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
28. 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.
29. 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 USR17-0003
DELBERT & ROSALIE WERTZ, C/O WINTER SEED & AG SERVICES LLC
PAGE 8
30. 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.
31. 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.
32. 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 USR17-0003
DELBERT & ROSALIE WERTZ, C/O WINTER SEED & AG SERVICES 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, March 21. 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 12:35 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 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 March 7, 2017 Weld County Planning Commission minutes. Moved by Joyce Smock,
Seconded by Bruce Johnson, Motion passed unanimously.
CASE NUMBER: USR17-0003
APPLICANT DELBERT & ROSALIE WERTZ. CIO WINTER SEED & AG SERVICES LLC
PLANNER DIANA AUNGST
REQUEST. 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 (OFFICE AND STORAGE FACILITY FOR A SEED
DEALERSHIP AND INDOOR STORAGE OF RVS. BOATS, CONSTRUCTION
EQUIPMENT, COMMERCIAL VEHICLES, TRAILERS. AND SEMI -TRUCKS )
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.
LEGAL DESCRIPTION. LOT A REC EXEMPT RECX17-0013; PART SW4 SECTION 12, T4N. R66W OF
THE 6TH P.M., WELD COUNTY. COLORADO.
LOCATION: NORTH OF AND ADJACENT TO CR 46 AND WEST OF AND ADJACENT TO CR
35 5
Diana Aungst, Planning Services. presented Case USR17-0003, 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.
Jeff Winter. 1727 19th Avenue, Greeley, Colorado, stated that this project will have two (2) businesses
operating on site. Mr. Winter will operate his seed sales from the site and the second business will operate
the covered RV storage spaces. He added that they may do some future expansion of the covered storage
facility if market demands it.
Commissioner Jemiola inquired what type of landscaping will be installed. Mr. Winter provided a brief
description of the proposed landscaping which includes native grasses and decorative rock. Mr. Jemiola
said that in previous cases they have approved chain link fence with slats for screening. Ms. Aungst said
that there have been a few cases in the last couple years that have proposed no slats for security reasons
and the Board of County Commissioners have approved those facilities. Mr. Jemiola sug•ested that
landscaping should be consistent.
Commissioner Smock referred to the referral from the Town of LaSalle requesting screening and asked for
clarification as the application said there is no screening proposed. Mr. Winter said that he discussed
landscaping and the appearance of the facility with the Town of LaSalle. He added that LaSalle didn't give
any direction of what specific landscaping they wanted, rather they provided examples of what they didn't
want it to look like. He emphasized to the Planning Commission that they will maintain a clean, landscaped
facility.
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 USR17-0003 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 Michael Wailes, Seconded by Gene Stille
Ms. Aungst asked if there are any changes to Development Standard 4 regarding the hours of operation.
Commissioner Johnson was confused with the listed hours of operation. Mr. Winter said that the hours of
the RV storage facility will be 6 am to 10 pm and the seed business will operate extended hours from 6 am
to 8 pm from April 1st through May 31st. Commissioner Jemiola suggested removing Development Standard
4 as the applicant can handle the business the way he feels necessary.
Motion: Remove Development Standard 4, Moved by Jordan Jemiola. Seconded by Bruce Johnson.
Motion carried unanimously.
Michael Wailes and Gene Stille amended their motion regarding recommendation of approval to include
the amended development standards.
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 suggested adding some vegetation to make it look nice and added it might make
LaSalle happy as well.
Meeting adjourned at 2:08 pm.
Respectfully submitted,
Kristine Ranslem
Secretary
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