HomeMy WebLinkAbout20151546.tiff HEARING CERTIFICATION
DOCKET NO. 2015-52
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR15-0028, FOR ANY USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE
OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (CONFERENCE CENTER, EXECUTIVE RETREAT, WEDDING VENUE,
WEDDING OR OTHER CELEBRATORY RECEPTIONS, SEMINARS, LIFE
CELEBRATIONS, REUNIONS, BRIDAL SHOWERS, BABY SHOWERS, BAR
MITZVAHS, MUSIC RECITALS, WAKES AND COMMUNITY GATHERINGS FOR
EXAMPLE: GUEST FARMS, HUNTING LODGES, AND COMMERCIAL ROPING
ARENAS), PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN APPROVED OR
RECORDED SUBDIVISION MAP OR PART OF A MAP OR PLAN FILED PRIOR TO
ADOPTION OF ANY REGULATIONS CONTROLLING SUBDIVISIONS IN THE
A (AGRICULTURAL) ZONE DISTRICT— CHERYL FRIEDE
A public hearing was conducted on June 17, 2015, at 10:00 a.m., with the following present:
Commissioner Barbara Kirkmeyer, Chair
Commissioner Mike Freeman, Pro-Tern
Commissioner Sean P. Conway
Commissioner Julie A. Cozad - EXCUSED
Commissioner Steve Moreno
Also present:
Clerk to the Board, Esther Gesick
Assistant County Attorney, Brad Yatabe
Planning Services Department representative, Kim Ogle
Planning Services Engineer representative, Jennifer Petrik
Health Department representative, Lauren Light
The following business was transacted:
I hereby certify that pursuant to a notice dated May 15, 2015, and duly published May 20,
2015, in the Greeley Tribune, a public hearing was conducted to consider the request of Cheryl
Friede, for a Site Specific Development Plan and Use by Special Review Permit, USR15-0028,
for any Use permitted as a Use by Right, Accessory Use or Use by Special Review in the
Commercial or Industrial Zone Districts (conference center, executive retreat, wedding venue,
wedding or other celebratory receptions, seminars, life celebrations, reunions, bridal showers,
baby showers, bar mitzvahs, music recitals, wakes and community gatherings; for example:
guest farms, hunting lodges, and commercial roping arenas), provided that the property is not a
lot in an approved or recorded subdivision map or part of a map or plan filed prior to adoption of
any regulations controlling subdivisions in the A (Agricultural) Zone District. Brad Yatabe,
Assistant County Attorney, made this a matter of record.
Chair Kirkmeyer advised Cheryl "Chris" Friede, applicant, that, since Commissioner Cozad
was not able to be present, she had the option of continuing this matter to a date with the full
Board present. However, if she decides to proceed today, it will require three affirmative votes,
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or in the case of a tie vote, Commissioner Cozad will listen to the record and make the
determining vote. Ms. Friede indicated she would like to proceed.
• Kim Ogle, Department of Planning Services, presented a brief summary of the proposal
and described the location of the site. He stated the property was historically used for a dairy
operation with a single family dwelling, and he also reviewed the surrounding land uses. He
noted staff has received several letters of support from the surrounding property owners,
indicating compatibility with the area. The site is located within the three-mile mile referral areas
for the City of Greeley, the Towns of Johnstown, Milliken and Windsor, and Larimer County and
Mr. Ogle reviewed their comments for the record. He also gave a brief overview of the
proposed indoor/outdoor venue and associated improvements, entered the favorable
recommendation of the Planning Commission into the record as written and displayed
photographs of the site and surrounding area.
Ei Jennifer Petrik, Department of Public Works, provided a brief overview of the
transportation plans and requirements. She indicated the site will be accessed from County
Road (CR) 56, which is a local gravel road, with 30-150 vehicles anticipated to access the site
during planned events. Ms. Petrik stated the access permit has been granted, and she
reviewed the tracking control requirements, as well as the terms of the improvements
agreement which are somewhat unique due to the variability in traffic amounts. She further
stated the site is not located within a geologic hazard area or floodplain, the applicant has
submitted a water quality feature design, and she summarized the outstanding items which
need to be completed to address the Conditions of Approval and Development Standards.
• Lauren Light, Department of Public Health and Environment, reviewed the water and
sewer provisions. The site is serviced by the Little Thompson Water District and the applicant
will be required to install a commercial septic system. The parking areas will be hard surfaced,
noise will be restricted to the Non-specified Zone, all food vendors must have proper Retail
Food Establishment Licenses, and the standard health requirements for this type of facility are
reflected in Development Standards 6-13.
• Ms. Friede introduced the project architect, Electra Johnson, and her Economic
Development representative, Jenn Negley. She displayed a PowerPoint presentation which she
reviewed for the record, including the Site Overview and Consistency with the Comprehensive
Plan in promoting agri-tourism and history, conservation of farming practices on the remainder
of the land, and her goal to further enhance the area with wildlife habitat. The site, named the
Rockin' S Ranch, is proposed to host indoor/outdoor weddings and special events and
Ms. Friede will work with independent contractors for flowers, decorations, and catering needs.
She then gave a brief overview of the three Phases for improving the site.
• Electra Johnson, Architect, described the historic dairy barn and proposed renovation and
parking improvements. She also displayed photographic renderings of the various phases of
the site development.
• Ms. Friede returned to give an overview of her Business Plan, including her meeting with
the neighbors, which has resulted in an agreement for certain mitigation measures, including
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fencing, noise control and traffic circulation. She stated this is a special site which she wants to
enhance by capitalizing on the agricultural feel of the area. She expressed her thanks for the
financial assistance of the Weld County Incentive Program, as well as the guidance from
Ms. Negley of the Small Business Development Center (SBDC), who assisted with developing a
solid business plan.
In response to Commissioner Moreno, Ms. Friede reviewed the indoor/outdoor areas.
Ms. Johnson added the parking area will accommodate up to 150 cars and there is room for
overflow parking. Additionally, they will be using a special web-design surface that will have the
appearance of grass and will also address the issue of erosion control.
Ei David Skarka, Attorney, represented the Brown family who own adjacent property. He
stated they were originally in opposition to the proposal; however, since the Planning
Commission hearing they have had very constructive dialogue with the applicant who is willing
to make certain accommodations. He requested the permit address the mitigation measures by
including language which states: "The music shall end at 12:00 midnight," and "The property
owner/operator shall install a fence and delineate the subject property from the neighboring
property to the southwest along the Farmer's Ditch." Commissioner Conway confirmed the
applicant did provide a copy of the letter from the Brown Family, marked Exhibit G, for their
consideration. There being no further comments, Chair Kirkmeyer closed public testimony.
El In response to Chair Kirkmeyer, Ms. Friede expressed her agreement with the proposed
Conditions of Approval and Development Standards.
Ei Chair Kirkmeyer proposed Condition of Approval (COA) #1.A be modified to state the
applicant shall "attempt to" address the requirements of the Front Range Fire Rescue, and the
Board concurred. In response to Chair Kirkmeyer, Ms. Petrik stated there is no traffic count
available for CR 56. Chair Kirkmeyer expressed concern with the requirement of an
Improvements Agreement in COA#1.B and asked staff to draft new language that would require
submittal of a traffic control plan. She also proposed the deletion of the last sentence of
COA#1.C.5 regarding the number of parking spaces and the Board concurred. Chair
Kirkmeyer referenced COA's #1.C.12-14 and inquired why drainage features are required if the
site is not within the floodplain. Ms. Petrik explained the minimum requirement is a water quality
feature to capture stormwater runoff from parking areas and protect downstream properties - the
lake in this case. The Board agreed to delete COA#1.C.12 and #1.C.14 and amend #1.C.13 by
removing "accepted drainage features, drainage flow arrows" so it will now state: "Show and
label the access turning radii, and parking and circulation on the map." The Board also agreed
to add a new COA #1.B.13 concerning the construction of a fence along the southwest property
boundary. Development Standard (DS) #3 was amended to address the neighbors' concern
regarding music ending at midnight. COA #1.B, requiring an Improvements Agreement, was
deleted and Ms. Petrik proposed language for a new DS #20 which states, "During events with
more than 350 people at any one time, the applicant shall submit a Traffic Handling Plan to the
Department of Public Works for approval."
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OD Chair Kirkmeyer reviewed all of the proposed changes, and the applicant indicated she had
reviewed all of the proposed Conditions of Approval and Development Standards and agreed to
abide by them, as amended.
lEi Commissioner Moreno moved to approve the request of Cheryl Friede, for a Site Specific
Development Plan and Use by Special Review Permit, USR15-0028, for any Use permitted as a
Use by Right, Accessory Use or Use by Special Review in the Commercial or Industrial Zone
Districts (conference center, executive retreat, wedding venue, wedding or other celebratory
receptions, seminars, life celebrations, reunions, bridal showers, baby showers, bar mitzvahs,
music recitals, wakes and community gatherings; for example: guest farms, hunting lodges, and
commercial roping arenas), provided that the property is not a lot in an approved or recorded
subdivision map or part of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District, based on the recommendations of Planning
staff and the Planning Commission, with the Conditions of Approval and Development
Standards as entered into the record and amended. The motion was seconded by
Commissioner Freeman.
Chair Kirkmeyer thanked the applicant and the neighbors for meeting and working together
to propose beneficial solutions. She expressed her support of the business plan for a quality
venue, and her appreciation of the applicant taking advantage of the incentive program and
services of the SBDC. Commissioner Conway agreed and also commended the applicant for
listening and addressing the concerns of the neighbors. Commissioners Freeman and Moreno
agreed and wish her well with the business. There being no further discussion, the motion
carried unanimously and the hearing was completed at 11:59 a.m.
This Certification was approved on the 22nd day of June, 2015.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, C LORADO
ATTEST: ditiftet) jeL 4.11 �--
rbara Kirkmeye , Chair
Weld County Clerk to the Board
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