HomeMy WebLinkAbout20173993.tiffSUMMARY 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 Stille, 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 Stille. Motion passed unanimously.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR17-0038
MICHAEL & MARY WOODRUFF
KIM OGLE
A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT FOR
A BREWERY (SHEAF & KETTLE BREWING COMPANY, LLC) IN THE (A)
AGRICULTURAL ZONE DISTRICT
LOT A REC EXEMPT RE -3313; PART S2NW4 SECTION 5, T7N, R65W OF THE
6TH P.M., WELD COUNTY, COLORADO.
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.
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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 existing buildings they intend to
use. He added that the floor drain would go to a vault.
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 Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
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CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR17-0039
SHARON MCDONALD TRUST, C/O DAVID GORACKE
CHRIS GATHMAN
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A USE PERMITTED AS A USE BY RIGHT, AN ACCESSORY USE,
OR A USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL
ZONE DISTRICTS, PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN
APPROVED OR RECORDED SUBDIVISION PLAT OR LOTS PARTS OF A MAP
OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS (OUTDOOR RECREATIONAL VEHICLE
STORAGE INCLUDING BOATS, CAMPERS AND 5TH WHEELS) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
E2W2SW4 SECTION 25, T2N, R68W OF THE 6TH P. M., WELD COUNTY,
COLORADO.
NORTH OF AND ADJACENT TO TIPPLE PARKWAY (CR 16) AND
APPROXIMATELY 640 FEET EAST OF SILVER BIRCH BOULEVARD (CR 11).
Chris Gathman, Planning Services, presented Case USR17-0039, reading the recommendation and
comments into the record. Mr. Gathman noted that this property is located within the three-mile referral
area for the Towns of Frederick, Firestone, Erie and City of Dacono. It is also located within the
Intergovernmental Agreement or Cooperative Planning Area for the Town of Frederick. The Town of
Frederick indicated in an email that they had discussed the proposal with the applicant and were foregoing
their ability to require annexation as these particular facilities are not allowed in the Town of Frederick. The
Town of Frederick, in their referral dated August 8, 2017, did not object/recommend denial of the application
but did provide referral comments which included that the proposed facility provide a paved access from
CR 16 to reduce mud and dirt tracking and also the right to require turn lanes to and from the site in the
future, if the need arises. The applicant has been in discussion with the Town of Frederick and they have
reached an agreement in regard to the turn lanes. 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.
David Goracke, 2105 Baguette Drive, Castle Rock, Colorado, stated that he is the manager of the
Sharon McDonald Trust. He is proposing to operate a storage facility for recreational vehicles, boats,
campers, etc. He said that the reason they picked the center of the property for the storage facility is so
that there are buffer areas on each side and so no one knows about the facility but the clients because of
the risk of theft.
Commissioner Cope referred to the Town of Frederick's request of paving the access and asked the
applicant if they intend to pave the access. Mr. Goracke said that they have signed an agreement with the
Town of Frederick to pave the access as well as if there is a need for a turn lane based on traffic hazards.
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 USR17-0039 to the Board of County Commissioners along with the Conditions
of Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Jordan Jemiola, Seconded by Tom Cope.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
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Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
The Chair called a recess at 1:35 pm and reconvened the hearing at 1:50 pm.
CASE NUMBER:
APPLICANT:
PLANNER:
REQUEST:
LEGAL DESCRIPTION:
LOCATION:
USR17-0040
GREEN RIVER DEVCO LP
KIM OGLE
A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A GREATER THAN 12 -INCH HIGH PRESSURE NATURAL GAS
PIPELINE CONNECTING INTO THE GREEN RIVER DEVCO, LP NATURAL GAS
PIPELINE (USR17-0034) IN TWO SEGMENTS, THE NORTH SEGMENT IS
APPROXIMATELY ONE (1.0) MILES IN LENGTH AND THE SOUTH SEGMENT
IS APPROXIMATELY FOUR AND ONE-HALF (4.5) MILES IN LENGTH IN THE A
(AGRICULTURAL) ZONE DISTRICT
SOUTH SEGMENT: ORIGINATING IN SECTION 35, T2N, R64W HEADING
WEST SECTION 34, HEADING NORTHWESTERLY INTO SECTION 27 THEN
NORTH INTO SECTION 22, T2N, R64W AND TERMINATING.
NORTH SEGMENT: ORIGINATING IN SECTION 11, T2N, R64W HEADING
WEST INTO SECTION 10 T2N, R64W AND TERMINATING, ALL IN THE 6TH
P.M., WELD COUNTY, COLORADO
TWO PIPELINE SEGMENTS, GENERALLY LOCATED SOUTH OF CR 24; WEST
OF CR 55; NORTH OF CR 14 AND EAST OF CR 59.
Kim Ogle, Planning Services, presented Case USR17-0040, 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 right-of-way permits and access to the locations for any
permanent valve sites or laydown yards.
• Hayley Balzano, Engineering, reported on the drainage conditions and floodplain areas for the
corridor.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -
site dust control, and the Waste Handling Plan.
• Ryan Kacirek, Tetra Tech, 1900 South Sunset Street, Longmont, Colorado. He said that this is a
Phase II installation of the South Area Gas Pipeline. He added that Phase I was recently approved by the
Board of County Commissioners last week. He said that Phase I was the core portion of the pipeline that
carries gas to a compressor station and Phase II are add-ons that carry gas from econodes, or production
wells, to Phase I. He added that Phase II is comprised of two separate 12 -inch natural gas pipelines of
which both connect to the South Area Gas Pipeline Phase I.
Commissioner Jemiola referred to the statement that all the easements have not yet been acquired. He
asked if a landowner does not want to sell property would the applicants threaten eminent domain. Robert
Smetana, Noble Midstream Partners, 1625 Broadway, Denver, Colorado, stated that he is the Project
Manager and said that when they can't come to an agreement they will go through a re-route. He added
that they can't threaten eminent domain on these types of projects as they are not DOT regulated lines
where eminent domain could be imposed; therefore, they implement a re-route. He added that for this
specific alignment nearly all of the right-of-way has been secured. He indicated that the missing piece is
between the main trunk and the specific econodes, which is about 150 to 200 feet of remaining right-of-way
to be captured.
The Chair asked if there was anyone in the audience who wished to speak for or against this
application.
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Ann Stonebraker , 26986 CR 18, stated that she owns property at County Road 5 and County Road 18.
She is concerned with the safety as this line is under pressure and the potential of the line breaking.
Judy Fulkerson, 26536 CR 18, asked about the dates of construction as it affects the water runoff onto
her mother's (Ms. Stonebraker) property. Commissioner Cope asked for clarification of where the runoff is
coming from. Ms. Fulkerson said it comes from the field on the east side of her access road.
Mr. Smetana said that they will monitor wall thickness of the pipeline to ensure there is no corrosion.
He added that normal inspections are performed on the pipeline and visual inspections are done on the
pipelines as well. There are manual valves so if there is ever any kind of leak they can isolate it.
Mr. Smetana said that they do not have construction dates at this time for this pipeline. However, there will
be construction in this corridor for a produced water line which is not part of this USR and will be occurring
in approximately two (2) weeks to be completed by March 2018.
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 USR17-0040 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 Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Bruce Sparrow, Gene Stille, Jordan Jemiola, Michael Wailes, Terry Cross, Tom Cope.
The Chair asked the public if there were other items of business that they would like to discuss. No one
wished to speak.
The Chair asked the Planning Commission members if there was any new business to discuss. No one
wished to speak.
Meeting adjourned at 2:15 pm.
Respectfully submitted,
Kristine Ranslem
Secretary
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