HomeMy WebLinkAbout20162123.tiffBEFORE THE WELD COUNTY. COLORADO. PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Joyce Smock, 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
USR 16-0011
WONDER DOG PROPERTIES LLC. C/O FORGE AND FABRICATION
CHRIS GATHMAN
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 (METAL FABRICATION SHOP AND BLACKSMITHING SHOP),
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 RECX14-0046, BEING PART NW4 SECTION 25, T1N,
R67W OF THE 6TH P M . WELD COUNTY. COLORADO
EAST OF AND ADJACENT TO CR 23 AND APPROXIMATELY 650 -FEET SOUTH
OF CR 6.
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.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 proposed use is located on a small parcel (2.61 acres) not conducive to larger scale
farming and Agricultural uses. The proposed use will be located within a building and the
applicant is proposing a separate access off of County Road 23 so that traffic associated with
this facility is not sharing the existing access with the property and residence to the south.
Section 22-2-20.I. A.Goal 9. states: -Reduce potential conflicts between varying land uses in
the conversion of traditional agricultural lands to other land uses."
Development standards and conditions of approval are attached including screening and
noise limits to reduce impacts on adjacent residences and uses in the area.
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 of the Weld County Code 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, (Metal Fabrication and Blacksmith shop), 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
C Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses. The proposed building and circulation area are located approximately
240- 200 feet from the nearest residence to the south and is approximately 450 -feet from a
residence located to the west (across County Road 23).
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC CIO FORGE AND FABRICATION
PAGE 2
Staff received a letter of concern/objection from the nearest residential property listing a
number of concerns and objections including.
Potential concerns with disposal and contamination of wastes/chemicals
associated with the business and the potential of disposal of
these wastes in the septic system along with the potential for
contamination from run-off associated with the use.
Concern that excessive noise from the business will be disruptive to the
neighboring residences (disturbance of sleep. ) along with
being disruptive to wildlife in the area.
The concern that the business has expanded beyond what was originally
discussed (up to 10 outside employees).
The potential that the applicant would be utilizing the same water well as the
neighboring property owner.
That the business does not support agricultural industry in Weld County.
The applicant has been granted a separate well permit for commercial use under permit
number AP -79876-F The applicant will not be sharing the existing well for this proposed
commercial use. Septic systems cannot be utilized for disposal of wastes and chemicals_
Additionally there is a development standard attached requiring any wastes to be disposed of
in a manner that protects against surface and groundwater contamination. A noise standard
is attached that requires the applicant to stay within the Commercial Noise limits of the Weld
County Code. Commercial noise limits require that noise cannot exceed 60 Decibels 25 -feet
from the property line_ The applicant has provided a letter of response to the surrounding
property owner letter
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 areas of Fort Lupton, Brighton and Adams
County. The site is also located within the cooperative planning area (IGA) boundary between
the Town of Fort Lupton and Weld County No referral response has been received from Fort
Lupton. Brighton or Adams County
E 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.
F 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 approximately 2.61 acres delineated as "Prime" per the
1979 Soil Conservation Service Important Farmlands of Weld County Map. The parcel is not
being farmed and the south portion of the parcel is already covered with existing
improvements.
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC 0/O FORGE AND FABRICATION
PAGE 3
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). 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 Planning Commission recommendation for approval is conditional upon the following
1 Prior to recording the plat:
A The applicant shall attempt to address the comments of the Brighton Fire Rescue District, as
stated in the referral response dated April 13. 2016. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
B The applicant indicates he is constructing a bridge across the Brighton Ditch per access permit
AP16-00075 along the north side of the property for the proposed business. The applicant shall
provide written evidence from the Brighton Ditch of a ditch crossing agreement or other form of
permission authorizing crossing of the ditch. (Department of Planning Services)
The plat shall be amended to delineate the following:
1 All sheets of the map shall be labeled USR16-0011 (Department of Planning Services)
2 The attached Development Standards (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County
Code. (Department of Planning Services)
4. 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)
5 County Road 23 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)
6 Show and label the approved access point(s) (AP16-00075). and the appropriate turning
radii on the site plan. (Department of Public Works)
7 Show and label the approved tracking control on the site plan. (Department of Public
Works)
8 Show and label the entrance gate set back a minimum of 80ft from edge of shoulder.
(Department of Public Works)
9 The map shall delineate the landscaping and/or screening. All parking and staging areas
shall be screened from the property to the south by either an opaque fence or by live
plant material or a combination of opaque fencing and landscaping that will serve to
adequately screen the area. (Department of Planning Services)
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC. O1O FORGE AND FABRICATION
PAGE 4
10. The map shall delineate the lighting. (Department of Planning Services)
11. 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)
12. The map shall delineate the parking area for the vendors. customers and/or employees.
(Department of Planning Services)
13. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (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 plat for preliminary approval to the Weld County Department of
Planning Services. Upon approval of the plat the applicant shall submit a Mylar plat along with all
other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The plat shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The
Mylar plat 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 plat
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 CAD formats are .dwg. _dxf. and .dgn (Microstation): acceptable
GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The preferred format
for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be sent to
maps(c�co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. If more than 1 acre is to be disturbed. a Weld County grading permit will be required.
(Department of Planning Services - Engineer)
B. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
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 plat 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)
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC CIO FORGE AND FABRICATION
PAGE 5
Motion seconded by Benjamin Hansford.
VOTE:
For Passage
Benjamin Hansford
Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Joyce Smock
Nick Berryman
Terry Cross
Against Passage
Absent
Michael Wailes
Gene Stille
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 June 21. 2016.
Dated the 21st of June, 2016
13\ithrit-- 124th/1u/it
Kristine Ranslem
Secretary
Digitally signed by Kristine Ranslem
Date: 2016.06.24 13:46:38 -06'00'
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Wonderdog Properties, LLC
USR16-0011
A Site Specific Development Plan and Use by Special Review Permit. USR16-0011. 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 (Metal Fabrication Shop and blacksmithing shop), 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 hours of operation are TOO a.m. - 7.00 p.m. Monday - Sunday. (Department of Planning Services)
4. The maximum number of on -site employees shall be 10. (Department of Planning Services)
5. The Metal Fabrication and Blacksmithing shop shall utilize the access approved under access permit
number AP16-00075. No other access shall be utilized with this USR (Department of Planning
Services/Department of Public Works)
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. The landscaping/screening on the site shall be maintained. (Department of Planning Services)
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 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)
13. The 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. at all times. For
employees or contractors on site for less than 2 consecutive hours a 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)
15. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems. (Department of Public Health and Environment)
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC C/O FORGE AND FABRICATION
PAGE 7
16. A permanent. adequate water supply shall be provided for drinking and sanitary purposes (Department of
Public Health and Environment)
17 Process wastewater (such as floor drain wastes) shall be captured in a watertight vault and hauled off for
proper disposal. Records of installation, maintenance. and proper disposal shall be retained. (Department
of Public Health and Environment)
18. 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)
19 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)
20. The property owner shall control noxious weeds on the site. (Department of Public Works)
21. The access to the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
22. There shall be no parking or staging of vehicles on public roads On -site parking shall be utilized.
(Department of Public Works)
23. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services - Engineer)
24. 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)
25. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code_
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.
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 states
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
RESOLUTION USR16-0011
WONDER DOG PROPERTIES LLC C1O FORGE AND FABRICATION
PAGE 8
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 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.
"?c ?Lit i nu+CS
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. June 21, 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,
Jordan Jemiola, at 12:47 pm.
Roll Call
Present: Benjamin Hansford. Bruce Johnson. Bruce Sparrow, Jordan Jemiola, Joyce Smock, Nick
Berryman. Terry Cross.
Absent: Michael Wailes. Gene Stifle.
Also Present: Kim Ogle. Chris Gathman, and Diana Aungst, Department of Planning Services: Hayley
Brown. Department of Planning Services — Engineering Division; Lauren Light and Ben Frissell. Department
of Health. Janet Lundquist. Public Works; Bob Choate, County Attorney. and Kris Ranslem. Secretary.
Motion: Approve the June 7. 2016 Weld County Planning Commission minutes, Moved by Benjamin
Hansford. Seconded by Joyce Smock. Motion passed unanimously.
CASE NUMBER:
APPLICANT
PLANNER
REQUEST
LEGAL DESCRIPTION.
LOCATION
U S R 16-0011
WONDER DOG PROPERTIES LLC. 0/O FORGE AND FABRICATION
CHRIS GATHMAN
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 (METAL FABRICATION SHOP AND BLACKSMITHING
SHOP). 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 RECX14-0046. BEING PART NW4 SECTION 25. T1 N,
R67W OF THE 6TH P.M WELD COUNTY COLORADO.
EAST OF AND ADJACENT TO CR 23 AND APPROXIMATELY 650 -FEET
SOUTH OF CR 6
Chris Gathman. Planning Services. presented Case USR16-0011, reading the recommendation and
comments into the record. Mr. Gathman noted that one (1) letter of opposition was received citing concerns
of disposal and contamination of wastes and chemicals associated with the business, potential disposal of
these wastes into the septic system. excessive noise. and use of same water well as neighboring property
owner. Mr. Gathman noted that the applicant has been granted a separate well permit for a commercial
use. Additionally, Commercial noise limits (60 db during AM hours and 55 db during PM hours) are
attached. The applicant is proposing to use a separate access for commercial vehicles onto County Road
23 (they would not share the access with the neighboring property owner) and is also proposing to screen
the proposed business from the adjacent property to the south. The Department of Planning Services
recommends approval of this application with the attached conditions of approval and development
standards.
Janet Lundquist. Public Works. reported on the existing traffic and access to the site.
Hayley Brown, 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.
Billy Enyart stated that he operates a metal fabrication and blacksmithing company. primarily with
architectural iron work. His current business location in Denver is expanding and he needs to relocate for
expansion. He said that he talked with all the neighbors and initially they all were in support provided he
screen the use and utilize a separate access for the business: however the Carrasco's letter was a surprise
and he agreed to proceed with screen their view of his proposed operation.
Commissioner Berryman asked if he spoke with the neighbors since receiving the letter. Mr. Enyart said
that he has attempted to meet with them but hasn't been able to receive a response from them.
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 USR16-0011 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 Joyce Smock. Seconded by Benjamin Hansford
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Benjamin Hansford, Bruce Johnson, Bruce Sparrow. Jordan Jemiola, Joyce Smock, Nick Berryman,
Terry Cross
Meeting adjourned at 3:21 pm
Respectfully submitted,
abbrul Y'jGU 4& n
Kristine Ranslem
Secretary
Digitally signed by Kristine Ranslem
Date: 2016.06.24 10:41:30 -06'00'
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