HomeMy WebLinkAbout20173544.tiffBEFORE THE WELD COUNTY. COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Bruce Sparrow. 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 USR17-0038
APPLICANT MICHAEL & MARY WOODRUFF
PLANNER KIM OGLE
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT FOR A
BREWERY (SHEAF & KETTLE BREWING COMPANY. LLC) IN THE (A)
AGRICULTURAL ZONE DISTRICT
LEGAL DESCRIPTION LOT A REC EXEMPT RE -3313. PART S2NW4 SECTION 5. T7N. R65W OF THE
6TH P M . WELD COUNTY. COLORADO
LOCATION EAST OF AND ADJACENT TO CR 39. APPROXIMATELY 0 5 MILES NORTH OF
CR 84
be recommended favorably to the Board of County Commissioners for the following reasons:
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.A A Goal 1. Respect and encourage the
continuation of agricultural land uses and agricultural operations for purposes which enhance the
economic health and sustainability of agriculture.
The applicant states that beer is simply malted grain. water. hops. and yeast. and has been using
small personal batches a grain that comes out of Alamosa. Colorado called Colorado Malting
Company/Viking Malts. Longer term plans may utilize grains grown from Nunn and Fort Collins. The
applicant currently grows hops on the property for use in the small batches produced, however until
the hops crop becomes more established other sources of the hops may be utilized High Hops is a
brewery in Windsor, as well as a hops farm and may be a source in the interim. The yeast is basically
just the genetic material that would be initially bought and then breweries regrow the yeast culture. A
long-term goal would be to obtain all of the ingredients from within a 20 -mile radius
Section 22-2-20.B.2. A.Policy 2 2. Allow commercial and industrial uses. which are directly related to
or dependent upon agriculture. to locate within agricultural areas when the impact to surrounding
properties is minimal or mitigated and where adequate services and infrastructure are currently
available or reasonably obtainable. These commercial and industrial uses should be encouraged to
locate in areas that minimize the removal of agricultural land from production.
The proposed facility is located on a 12.28 acre tract of land that was historically a part of a larger
farming operation. The re -purposing of the existing outbuildings and housing stock retains the
agricultural history of the property.
Section 22-6-20 A. 2 ECON Policy 1.2. Promote the expansion and diversification of the commercial
economic base to achieve a well-balanced commercial sector in order to provide a stable tax base
and a variety of job opportunities for County citizens
The applicant is proposing a Brewery with a taproom having tables and chairs to be located within an
existing agricultural building that will be re -purposed and permitted for commercial use. The large
shed building is 1600 SF in area with 375 SF utilized for the initial brewery component with plans to
eventually expand to include the entire structure A second agricultural shed will be converted to a
taproom with a lavatory and will be 351 SF in area initially with plans to expand to approximately 650
SF An approximate 470 SF outdoor deck and walk adjacent to the tap room is proposed in the initial
construction and operational phase.
EXHIBIT
N
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D
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 2
As stated in the application. beers brewed on site can be purchased for sale on site. Also. beers can
be pre -bottled and available for sale for anyone who would want to take it home with them. The lure
is to have people come out to rural Weld County and enjoy the beauty. get away from the city for a
while (or a place for locals to call their own). explore our quaint local towns that often get overlooked,
and provide a small agriculture setting to relax with a beer in. The beers are meant to be rustic styles
that were produced for and by agriculture communities in Europe.
The activity of utilizing the existing agricultural buildings and re -purposing their use. the growing of the
materials utilized in the creation of the beverage is directly related to the existing agriculture near the
property and in Colorado_ The brewery promotes the diversification of agriculture in the County.
Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District. Section 23-3-40 FF of the Weld County Code provides for a Brewery as a Use by Special
Review in the A (Agricultural) 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 site is surrounded by large tract agriculture holdings many having an irrigated pivot or filed
irrigation There is limited residential development in the immediately adjacent area. The property
was likely the homestead for the adjacent property created via the Recorded Exemption process_ The
land on the west has a center pivot with no residential structures or development: the land to the north
is field irrigated in crop production; Lands to the east are in agricultural production and have three
183 -foot in height radio towers permitted under USR-1491 located to the northeast of the property;
and lands to the south are also in agricultural production with a center pivot and no residential
structurers or development.
There are five property owners on seven parcels of land within five hundred feet of the proposed
brewery site. The applicant contacted the immediate adjacent property owner to discuss the project
on June 10, 2017.
Planning staff has received two letters from adjacent land owners. In a letter dated July 31, 2017
several issues are raised including the community meeting dialog. the number of customers on site
versus the number of available parking spaces available, the hours of operation and issues of safety
and security for adjacent equipment and real property This land owner was not objecting to the
brewery but was not in support of the taproom to accompany the brewery
A second letter dated August 2. 2017 also took issue with the community meeting and lack of direct
contact. Additional comments include the number of customers on site versus the number of
available parking spaces available and the potential for paper products and trash to get into the
irrigation ditch causing problems with the delivery of water. This land owner was not objecting to the
brewery but was not in support of the taproom to accompany the brewery.
The proposed Development Standards address disposal of wastes generated on site, blowing debris
and other potential nuisance conditions and the requirement of confining fugitive dust to the property.
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 effector the adopted Master Plans of affected municipalities.
The brewery is within the three mile referral areas for the Towns of Ault and Pierce. The Town of
Pierce returned the referral request stating no conflict with their interests on July 25, 2017 The Town
if Ault did not respond
Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County Code.
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 3
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee: County Facility Fee and Drainage Impact Fee Programs.
The property is not within the Geologic Hazard Overlay District, a Special Flood Hazard Area or the
Airport Overlay District
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 site is designated as "Prime" by the USDA
Soil Conservation Service The proposed use will not remove any additional agricultural land from
production and serves as the base of operations. utilizing the existing building stock and residence for
the applicants_
G. Section 23-2-220.A.7 -- 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 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. An Improvements and Road Maintenance Agreement is required for offsite improvements at this
location. Road maintenance including. but not limited to dust control. damage repair, specified haul
routes and future traffic triggers for improvements will be included. (Department of Public Works)
B The applicant shall submit a Lighting Plan to the Department of Planning Services for review and
approval. (Department of Planning Services)
C. The applicant shall submit a Sign Plan to the Department of Planning Services for review and
approval. (Department of Planning Services)
D. The map shall be amended to delineate the following.
1) All sheets of the map shall be labeled USR17-0038. (Department of Planning Services)
2) The map shall be prepared per Section 23-2-260 D of the Weld County Code (Department of
Planning Services)
3) The attached Development Standards. (Department of Planning Services)
4) County Road 39 is a gravel road and is designated on the Weld County Functional Classification
Map 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)
5) Show and label the approved access(es) (APXX-XXXXX), and the appropriate turning radii (60')
on the site plan. (Department of Public Works)
6) Show and label the approved tracking control on the site plan. (Department of Public Works)
7) Show and label the entrance gate if applicable. An access approach that is gated shall be
designed so that the longest vehicle (including trailers) using the access can completely clear the
traveled way when the gate is closed. In no event, shall the distance from the gate to the edge of
the traveled surface be less than 35 feet_ (Department of Public Works)
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 4
8) The applicant shall show the drainage flow arrows. (Department of Planning Services -Engineer)
9) Show and label the parking area for the vendors, customers and/or employees (Department of
Planning Services. (Department of Planning Services -Engineer)
10) A graphic key and or symbol serving to identify each component that is located within the USR
Boundary. The key and corresponding component shall be summarized in tabular format and be
clearly delineated on the map. (Department of Planning Services)
11) The applicant shall delineate all exterior lights associated with the Brewery. Taproom Room
structures and parking area as approved by the Department of Planning Services (Department
of Planning Services)
12) 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)
13) The applicant shall delineate on the map 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)
14) The map shall delineate the existing landscaping. (Department of Planning Services)
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 maps(a�co.weld.co.us. (Department of
Planning Services)
5. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
6. Prior to the issuance of the Certificate of Occupancy
A_ An onsite wastewater treatment system is required for the proposed facility and shall be installed
per the Weld County Onsite Wastewater Treatment System Regulations. (Department of Public
Health and Environment)
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 5
B. The applicant shall submit evidence of a Colorado Discharge Permit System (CDPS) from the
Water Quality Control Division of the Colorado Department of Health and Environment for any
proposed discharge into State Waterways. if applicable_ (Department of Public Health and
Environment)
7. In accordance with Weld County Code Ordinance 2005-7 approved June 1. 2005, should the map not be
recorded within the required thirty (30) days from the date of the Board of County Commissioners
resolution a $50.00 recording continuance charge shall be added for each additional 3 month period.
(Department of Planning Services)
8. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the
property until the Special Review map is ready to be recorded in the office of the Weld County Clerk and
Recorder (Department of Planning Services)
Motion seconded by Michael Wailes.
VOTE
For Passage
Bruce Sparrow
Jordan Jemiola
Michael Wailes
Terry Cross
Tom Cope
Gene Stille
Against Passage Absent
Bruce Johnson
Lonnie Ford
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 October 17. 2017.
Dated the 179' of October, 2017
-e)Vekint 1944"-141424-L
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Michael and Mary Woodruff dba Sheaf & Kettle Brewing Company, LLC
USR17-0038
A Site Specific Development Plan and Special Review Permit for a Brewery (Sheaf & Kettle Brewing
Company. LLC), in the (A) Agricultural Zone District. as indicated in the application materials on file and
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 facility shall maintain compliance with Title 12. Article 47. Section 402 C.R.S. Brewery at all times.
(Department of Planning Services)
4. The Brewery hours are 24 hours/day, 7 days a week (Department of Planning Services)
5. The Taproom hours of operation are:
Friday: 5 00 P.M. to 8:00 P.M
Saturday and Sunday: 1:00 P.M. to 8:00 P.M. (Department of Planning Services)
6. No employees as stated in the application. (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. The historic flow patterns and runoff amounts on site will be maintained. (Department of Planning
Services - Engineer)
9. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act. 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)
10, 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. 30-20-100.5. C R.S. (Department of Public Health and Environment)
11 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)
12 Fugitive dust shall 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)
13. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25-12-103 C.R.S (Department of Public Health and Environment)
14 Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the
facility Sewage disposal for the facility shall be by septic system Any septic system located on the
property must comply with all provisions of the Weld County Code, pertaining to Onsite Wastewater
Treatment Systems. (Department of Public Health and Environment)
15 A permanent. adequate water supply shall be provided for drinking and sanitary purposes. (Department of
Public Health and Environment)
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 7
16. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations governing the
regulation of food service establishments (Department of Public Health and Environment)
17. 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)
18. The property owner shall control noxious weeds on the site. (Department of Public Works)
19. 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)
20. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
21. Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way. (Department of Public Works)
22. 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)
23. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the following
have been adopted by Weld County: 2012 International Codes, 2006 International Energy Code, and 2014
National Electrical Code. A Building Permit Application must be completed and two (2) 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 Colorado registered engineer shall be
required or an Open Hole Inspection. (Department of Building Inspection)
24. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code
25. 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
26. 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
27. 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.
28. 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.
RESOLUTION USR17-0038
MICHAEL & MARY WOODRUFF
PAGE 8
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
29. 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.
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.
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. October 17, 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,
Terry Cross. at 12:30 pm.
Roll Call.
Present. Bruce Sparrow. Gene Stifle. Jordan Jemiola. Michael Wailes. Terry Cross. Tom Cope_
Absent: Bruce Johnson, Lonnie Ford
Also Present: Kim Ogle and Chris Gathman. 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 October 3. 2017 Weld County Planning Commission minutes, Moved by Bruce
Sparrow. Seconded by Gene Stifle. Motion passed unanimously.
CASE NUMBER USR17-0038
APPLICANT MICHAEL & MARY WOODRUFF
PLANNER. KIM OGLE
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT FOR
A BREWERY (SHEAF & KETTLE BREWING COMPANY. LLC) IN THE (A)
AGRICULTURAL ZONE DISTRICT
LEGAL DESCRIPTION LOT A REC EXEMPT RE -3313 PART S2NW4 SECTION 5. T7N. R65W OF THE
6TH P M WELD COUNTY. COLORADO
LOCATION EAST OF AND ADJACENT TO CR 39 APPROXIMATELY 0.5 MILES NORTH OF
CR 84
Kim Ogle. Planning Services, presented Case USR17-0038, reading the recommendation and comments
into the record. Mr Ogle noted that two (2) letters were received from adjacent landowners citing concerns
regarding the community meeting dialogue, number of customers to available parking spaces, hours of
operation. issues of safety and security for adjacent equipment and real property. and the potential for
paper products and trash to get into the irrigation ditch and causing problems with the delivery of water.
These letters were not in objection of the brewery: however, they are not in support of the proposed
taproom. 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. An Improvements
Agreement will be required.
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.
Michael Woodruff, 41640 CR 39, Ault, Colorado. stated that they are proposing to add a brewery and
taproom to their property. This agricultural component is meant to be a customer draw for the business.
Mr Woodruff said that they hope to be a small batch, handcrafted brewery and added that they would like
to use grains within a 20 mile radius. He said that they intend to have a family friendly agricultural setting
with company hours no later than 8 pm.
Commissioner Sparrow asked what kind of cliental they expect to have (individual or groups). Mr Woodruff
said it would be individual customers. He said that initially they will be open on Fridays from 5 pm to 8 pm
and Saturdays from Noon to 8 pm.
Commissioner Jemiola asked if floor drains are required in breweries or food establishments. Mr Woodruff
said that he believes it is and added that there is a floor drain in one of the existin• buildin•s they intend to
use. He added that the floor drain would go to a vault
1
Commissioner Stille clarified if this property would remain zoned agricultural. Mr. Ogle replied yes and
added that through the Use by Special Review process there can be uses similar to commercial uses.
Commissioner Cope asked what the occupancy is for the taproom. Mr. Woodruff said that there is room
for 14 people in the taproom and they will have open deck area to seat approximately 20 additional people
for overflow. Mr. Woodruff said that initially he and his wife will operate the business; however, they would
like to employ residents from Weld County in the future.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Barry Reider. 325 Cedar Avenue. Eaton. Colorado. stated that he owns a 55 acre parcel directly east of the
applicant's proposed project. Mr Reider stated that he is concerned with the potential 5 acre aquifer
recharge pond and filler ditch which is located along the applicant's north and east property lines. He added
that this is an existing easement on his property and it could be developed at any time at the discretion of
East Larimer County Water District. who owns the dry -up covenant on his property.
Mr Reider is also concerned with the oil and gas extraction sites. He referred to Right to Farm Statement
and said that those incentives are part of the draw that the applicants are looking for in their business;
however. the business threatens to lessen those incentives for them to build their home. Mr. Reider is
concerned with future changes that could drastically alter their way of life. specific to hours of operation and
noise levels. He asked who enforces the limits on occupancy limits, noise. and hours of operation. He
stated that they are not opposed to the brewery component of the application: however, they do not support
the establishment of a taproom to accompany the brewery.
Mr. Ogle provided details on how the noise standard and development standards are enforced by Weld
County Staff.
Dean Woods, 20433 CR 86. Ault. asked where the access for the parking for the brewery will be. Mr. Ogle
identified on a visual slide where the access and parking for the brewery will be. Mr. Woods said that the
water he irrigates from runs down to the applicant's access and drops into a tile and he is concerned with
the amount of trash that will plug his tubes.
Mr Woods inquired what the applicants will do with the mash. Mr Woods said that he is not opposed to
the brewery: however, he is concerned with the proposed taproom.
Mr. Woodruff said that they will feed the mash directly to the animals. They will store the mash in a few 5 -
gallon bucks or within wheelbarrows for not more than a day and then fed to the animals.
In reply to Commissioner Cope's inquiry if the taproom would not be approved. the applicant stated that the
point of the brewery and taproom was to enjoy the agricultural atmosphere
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 USR17-0038 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 Bruce Sparrow. Seconded by Michael Wailes.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Bruce Sparrow, Gene Stifle. Jordan Jemiola, Michael Wailes, Terry Cross. Tom Cope.
Meeting adjourned at 2:15 pm.
Respectfully submitted,
Kristine Ranslem
Secretary
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