HomeMy WebLinkAbout20163026.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSIO
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMIS
Moved by Jordan Jemiola, 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: USR16-0024
APPLICANT: RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
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 (MANUFACTURE/HANDCRAFT ORGANIC SKIN CARE
PRODUCTS, CATERING KITCHEN, OFFICE, EVENT CENTER FOR CLASSES,
RETREATS, WEDDINGS, DAY SPA, GREENHOUSE, RETAIL SALES, AND A
WAREHOUSE) 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, PROCESSING, ONE (1) SINGLE-FAMILY DWELLING UNIT PER
LOT OTHER THAN THOSE PERMITTED UNDER SECTION 23-3-20.A. (SECOND
SINGLE-FAMILY DWELLING UNIT), AND MULTI -FAMILY DWELLINGS FOR
PERSONS PRINCIPALLY EMPLOYED AT OR ENGAGED IN FARMING,
RANCHING OR GARDENING (6 -UNIT MULTI -FAMILY DWELLING) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: LOTA REC EXEMPT RE -4232; PART NE4 SECTION 29, T1 N, R64W OF THE 6TH
P.M., WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 6 AND WEST OF AND ADJACENT TO CR
53.
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 the manufacture and sale of organic skin care products. The
site will be also used as an event center for classes, retreats, weddings, and a day spa. The
application materials state there will be a total of 95,534.90 square feet of buildings. The primary
residence (apartment) will be part of the main building which will also include a handcrafting
(processing) area, retail, events center, and catering kitchen. The second residence, about 800
square feet in size, will be a detached single-family home. There will be a 6 -unit employee housing
shown on the USR map as building #E which will be 2,500 square feet in size. The application
materials show a spa and a pump house, both 1,000 square feet in size, and a greenhouse 2,500
square feet in size. As part of the future development of the site an 80,000 square foot warehouse is
proposed.
The application materials state that there will be 12 employees at full buildout. The hours of operation
are proposed to be 8:00 a.m. to 12:00 a.m. (midnight) 7 -days a week from March 1 to October 31 and
9:00 a.m. to 10:00 p.m. Tuesday thru Sunday from November 1 to February 28/29. Adequate parking
is being proposed and the new landscaping will consist of 11 trees along the road on either side of the
main entry. The 37 outdoor lights on the site will vary in height and shielded and downcast. Three
signs are proposed one freestanding sign and two building mounted signs.
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RESOLUTION USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
PAGE 2
The nature of the business, the shielded lighting, and the landscaping will assist in mitigating the
impacts of the facility on the adjacent properties. The subject site is in an area that can support this
development and is compatible with 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., 23-3-40.N., 23-3-40.M., and 23-3-40.X. 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
(manufacture/handcraft organic skin care products, catering kitchen, office, event center for classes,
retreats, weddings, day spa, greenhouse, retail sales, and a warehouse) 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, processing, one (1) single-family dwelling unit per
lot other than those permitted under Section 23-3-20.A. (second single-family dwelling unit), and multi-
family dwellings for persons principally employed at or engaged in farming, ranching or gardening (6 -
unit multi -family dwelling) 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 adjacent lands consist of pastures, crops, rural residences. The Wild Animal Sanctuary is north of
and adjacent and east of and adjacent to the site. The closest residence is located southeast of the
site on the east side of CR 53 approximately 150 feet east of the site and about one -quarter (1/4) mile
from the main building. The Weld County Department of Planning Services has received two letters
of objection from the surrounding property owners concerning this USR. The letters outline concerns
about traffic, litter, and the size of the business.
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 a three (3) mile referral area of Adams County and is not within an
Intergovernmental Agreement Area (IGA) of any municipality. Adams County did not respond with
referral comments.
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 29.00 acres of soils designated as "Other" and
approximately 6 acres of soils designated as "High Potential Dry Cropland - Prime if they Become
Irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The
USR will not take any "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 USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
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 Planning Commission 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 map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR16-0024. (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 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) The map shall delineate the landscaping. (Department of Planning Services)
6) The map shall delineate the lighting. (Department of Planning Services)
7) All signs shall be shown on the map. (Department of Planning Services)
8) The map shall delineate the parking area. (Department of Planning Services)
9) County Road 53 is a paved 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)
10) County Road 6 Section Line is shown to have 60 feet of unmaintained section line right-of-way
per the Weld County GIS right-of-way map. The applicant shall delineate the existing right-of-
way on the site plan. All setbacks shall be measured from the edge of right-of-way.
(Department of Public Works)
11) Show and label the approved accesses (AP16-00315), and the appropriate turning radii on the
site plan. (Department of Public Works)
12) Show and label the approved tracking control on the site plan. (Department of Public Works)
13) Show and label the entrance gate set back a minimum of 100 feet from edge of shoulder.
(Department of Public Works)
14) Show and label the section line Right -of -Way as "CR 6 Section Line Right of Way, not County
maintained". (Department of Public Works)
RESOLUTION USR16-0024
RENTCO LLC, CIO LILY FARM FRESH SKIN CARE
PAGE 4
15) The applicant shall show and label the accepted drainage features and drainage flow arrows.
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)
16) Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (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 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 mapseco.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)
B. 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 Tom Cope.
VOTE:
For Passage
Bruce Johnson
Bruce Sparrow
Cherilyn Barringer
Jordan Jemiola
Joyce Smock
Michael Wailes
Terry Cross
Tom Cope
Against Passage Absent
Gene Stille
RESOLUTION USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
PAGE 5
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 September 20, 2016.
Dated the 20'° of September, 2016
Digitally signed by Kristine Ranslem
db6n,...,Anda L /-Date: 2016.09.21 14:24:51 -06'00'
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
RENTCO, LLC do Farm Fresh Skin Care
USR16-0024
1. A Site Specific Development Plan and Use by Special Review Permit, USR16-0024, 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 (manufacture/handcraft organic skin care products, catering kitchen, office,
event center for classes, retreats, weddings, day spa, greenhouse, retail sales, and a warehouse)
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, processing, one (1) single-
family dwelling unit per lot other than those permitted under Section 23-3-20.A. (second single-family
dwelling unit), and multi -family dwellings for persons principally employed at or engaged in farming,
ranching or gardening (6 -unit multi -family dwelling) 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 employees shall be 12. (Department of Planning Services)
4. The hours of operation are 8:00 a.m. to 12:00 a.m. (midnight) 7 -days a week from March 1 to October
31 and 9:00 a.m. to 10:00 p.m Tuesday thru Sunday from November 1 to February 28/29. (Department
of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. All signs shall adhere to proposed signage shown on the USR map. (Department of Planning Services)
7. The landscaping on the site shall be maintained. (Department of Planning Services)
8. The property owner shall control noxious weeds on the site. (Department of Public Works)
9. 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)
10. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
11. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
12. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of
Planning Services -Engineer)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20100.5;
C.R.S., as amended) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination. (Department of Public Health and Environment)
14. 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., as amended. (Department of Public Health and Environment)
15. 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)
RESOLUTION USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
PAGE 7
16. 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)
17. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone
District, as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
18. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the
facility, at all times. 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)
19. In the event the septic system requires a design capacity of 2,000 gallons or more of sewage per day
the applicants shall adhere to the requirements of the Colorado Department of Public Health and
Environment, Water Quality Control Division's (WQCD) Regulations. (Department of Public Health and
Environment)
20. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. The facility
shall utilize the existing private water supply (permit 79178). (Department of Public Health and
Environment)
21. In the event the facility's water system serves more than 25 persons on a daily basis the water system
shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). If not subject to
these requirements, the Weld County Department of Public Health and Environment strongly
encourages well users to test their drinking water prior to consumption and periodically thereafter.
(Department of Public Health and Environment)
22. 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)
23. 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)
24. 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)
25. 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)
26. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
27. 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.
RESOLUTION USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
PAGE 8
28. 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.
29. 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.
30. 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.
31. 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
RESOLUTION USR16-0024
RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
PAGE 9
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, September 20, 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,
Bruce Sparrow, at 12:30 pm.
Roll Call.
Present: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Jordan Jemiola, Joyce Smock, Michael
Wailes, Terry Cross, Tom Cope.
Absent: Gene Stille
Also Present: Kim Ogle and Diana Aungst, Department of Planning Services; Hayley Brown, 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 September 6, 2016 Weld County Planning Commission minutes, Moved by Michael
Wailes, Seconded by Joyce Smock. Motion passed unanimously.
CASE NUMBER: USR16-0024
APPLICANT: RENTCO LLC, C/O LILY FARM FRESH SKIN CARE
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 (MANUFACTURE/HANDCRAFT ORGANIC SKIN CARE
PRODUCTS, CATERING KITCHEN, OFFICE, EVENT CENTER FOR CLASSES,.
RETREATS, WEDDINGS, DAY SPA, GREENHOUSE, RETAIL SALES, AND A
WAREHOUSE) 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, PROCESSING, ONE (1) SINGLE-FAMILY
DWELLING UNIT PER LOT OTHER THAN THOSE PERMITTED UNDER
SECTION 23-3-20A. (SECOND SINGLE-FAMILY DWELLING UNIT), AND
MULTI -FAMILY DWELLINGS FOR PERSONS PRINCIPALLY EMPLOYED AT
OR ENGAGED IN FARMING, RANCHING OR GARDENING (6 -UNIT MULTI-
FAMILY DWELLING) IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT A REC EXEMPT RE -4232; PART NE4 SECTION 29, Ti N, R64W OF THE
6TH P.M., WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 6 AND WEST OF AND ADJACENT TO CR
53.
Diana Aungst, Planning Services, presented Case USR16-0024, reading the recommendation and
comments into the record. Ms. Aungst stated that three (3) letters were received in opposition to this
request by the same individual. The letters outline concerns about traffic, litter and the size of the business.
The Department of Planning Services recommends approval of this application with the attached conditions
of approval and development standards.
Commissioner Smock asked what the occupancy load is for the wedding facility. Ms. Aungst replied that
they are expecting the facility to hold 350 people.
Evan Pinkham, Public Works, reported on the existing traffic and access to the site.
Commissioner Jemiola asked if the vehicle trips include the proposed employee housing and their family
trips as well. Mr. Pinkham replied that it is included.
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. Ms. Light requested that Development Standard 17 be
amended to replace "Weld County Code" with "Revised Statutes".EXHIBIT
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Lily Morgan (Elizabeth Cohill), 12480 East 124'h Avenue, Henderson, Colorado, stated that they have sold
organic skin care products since 1986. She added that they hand harvest and hand craft their products
and they grow their own ingredients. Ms. Morgan correctly stated that the occupancy load for the wedding
facility is 150 people. She said that they sell products to Whole Foods and Natural Grocers as well.
The facility will be phased in until completion. The First Phase will include getting the land ready for
production as well as the 5000 square foot barn for the wedding events. Phase 2 will include the spa and
employee/intern housing, which will be a five to ten year plan. She concluded with Phase Three which will
include a drying room for herbs and a canning facility. She added that this phase will be an eight to 15 year
plan.
Jane Aiello, 332 Granite Way, Johnstown, Colorado, stated that she will live on site and manage the facility
and operation. She said that they would like to include farm education in their long term plan, particularly
organic farming. The retail component will not include a store, but products will be available for sale when
people are on site.
Commissioner Jemiola asked how much parking is available on site. Chad Cox, Western Engineering
Consultants, noted that there are 46 parking spaces proposed and as the facility grows there will be an
additional 48 parking spaces near the proposed barn. He added that there is additional parking surrounding
the proposed 80,000 square foot building located to the south of the facilities.
Commissioner Jemiola referred to Mr. Rowe's letters and commended the applicant for reaching out to him.
He asked if Ms. Morgan had met with Mr. Rowe. Ms. Morgan stated that she had correspondence with him
and extended an invitation to reach out to them if he has any questions.
Commissioner Barringer asked the applicants if they are selling food for consumption or if it is only for skin
care products. Ms. Morgan said that the organic products are only for skin care products. She said they
are not selling any food for consumption at this time; however in the future they may sell pumpkins or other
products.
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 USR16-0024 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 = 8).
Yes: Bruce Johnson, Bruce Sparrow, Cherilyn Barringer, Jordan Jemiola, Joyce Smock, 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 1:33 pm.
Respectfully submitted,
//��� , Digitally signed by Kristine Ranslem
�,.1"XAeidef u ; 'Date: 2016.09.21 14:39:43 -06'00'
Kristine Ranslem
Secretary
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