HomeMy WebLinkAbout20153671.tiff HEARING CERTIFICATION
DOCKET NO. 2015-109
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR15-0045, FOR ANY USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE,
OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (RV, BOAT AND TRAILER STORAGE, OFFICE/CARETAKER BUILDING
AND A GARAGE), PROVIDED THAT THE PROPERTY IS NOT A LOT IN AN
APPROVED OR RECORDED SUBDIVISION PLAT OR PART OF A MAP OR PLAN
FILED PRIOR TO ADOPTION OF ANY REGULATIONS CONTROLLING SUBDIVISIONS
IN THE A (AGRICULTURAL) ZONE DISTRICT - WARREN WOODWARD AND
DAVIDSON COMPANY, C/O CENTENNIAL STORAGE, LTD.
A public hearing was conducted on November 25, 2015, at 10:00 a.m., with the following present:
Commissioner Barbara Kirkmeyer, Chair
Commissioner Mike Freeman, Pro-Tem
Commissioner Sean P. Conway
Commissioner Julie A. Cozad
Commissioner Steve Moreno
Also present:
Acting Clerk to the Board, Tisa Juanicorena
County Attorney, Bruce Barker
Planning Services Department representative, Diana Aungst
Planning Services Engineer representative, Wayne Howard
Health Department representative, Lauren Light
The following business was transacted:
I hereby certify that pursuant to a notice dated October 19, 2015, and duly published
October 22, 2015, in the Greeley Tribune, a public hearing was conducted to consider the request
of Warren Woodward and Davidson Company, c/o Centennial Storage, Ltd., for a Site Specific
Development Plan and Use by Special Review Permit, USR15-0045, for any Use permitted as a
Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone
Districts (RV, boat and trailer storage, office/caretaker building and a garage), provided that the
property is not a lot in an approved or recorded subdivision plat or part of a map or plan filed prior
to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District. Bruce
Barker, County Attorney, made this a matter of record.
Diana Aungst, Department of Planning Services, presented a brief summary of the proposal
and stated 16 referrals were sent out and 11 agencies either did not respond or indicated no
concerns. She described the site plan, hours of operation, number of employees and also
reviewed the proposed plans for waste, lighting, screening and parking. Ms. Aungst clarified the
existing adjacent land uses and mitigation efforts. She stated the site is within the three (3) mile
referral areas of the Cities of Northglenn and Broomfield and the Town of Erie and she reported
that the City of Northglenn had no concerns, Broomfield did not respond, and Erie responded with
suggestions that were being addressed by the applicant. She displayed images of the site and
surrounding properties and entered the favorable recommendation of the Planning Commission
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into the record as written. In response to Commissioner Moreno, Ms. Aungst stated the basic
hours of operation and as to the specific office hours, she deferred to the applicant.
le Wayne Howard, Planning Services Engineer representative, provided a brief overview of
the transportation plans and requirements, stating the access (AP#15-00430) has been approved
from County Road (CR) 7, which is a paved arterial with an average daily traffic count of 1,047
vehicles per day with 90% of those being trucks. Mr. Howard reviewed the traffic narrative stating
approximately 20 passenger vehicles are expected daily and approximately five (5) RVs per week.
He reviewed the anticipated traffic routes, provided the tracking control requirement, and stated
an Improvements Agreement will not be necessary and the final drainage report is still pending
approval.
Lauren Light, Department of Public Health and Environment, reviewed the water and sewer
provisions stating there is a residence on-site, there will be an office with a customer restroom
serviced by Left Hand Water District and there is a condition that the septic must be installed prior
to issuing a Certificate of Occupancy for the office. She addressed the typical Development
Standards related to Environmental Health regarding storage facilities.
Greg Fantle, applicant, gave the history of the company and expressed the desire to expand
due to the demand for these types of facilities, as most home communities are presently refusing
storage of RVs. He reviewed the site plan proposal to include storage, buildings, parking,
drainage and landscaping and screening. Mr. Fantle reported his efforts to speak to all the
surrounding property owners and receiving positive support. He further stated his offer to repair
and maintain the road, post a speed limit sign, apply dust control product as needed, and to
replace the irrigation ditch with an irrigation pipe to better serve his agricultural neighbors to the
north who use the water. Mr. Fantle discussed the easement for his private access with no
restrictions and went into further detail regarding development and daily operations, office hours,
number of employees, and his desire to promote an agricultural feel to the property to blend in
with the neighbors. In response to Commissioner Conway, Mr. Fantle explained his efforts
regarding screening and fencing at the request of the Town of Erie and explained, in detail, his
plans to include no off-site signage, only a flagstone sign at the gate and a minimal amount of
lighting.
Sandy Rice, surrounding property owner, stated she is concerned with noise, traffic, lights
and fire. She conveyed that at the planning meeting, it was stated that 100-120 vehicles would be
ingressing and egressing off the private road and she reported there are already problems with
parking along the road which prevent farm equipment and emergency vehicles from being able
to get through. Ms. Rice expressed her frustrations related to lights, noise, and dust from this
increase in traffic and stated the applicant's offer to apply dust abatement twice a year is not
sufficient. She further suggested limiting the hours of operation, requiring different access point,
and constructing something other than slatted fencing as mitigation. She also emphasized that it
is not true that the neighbors are in support.
In response to Commissioner Cozad, Ms. Rice described how the private easement is
currentlymaintained by the neighbors and reiterated her concern regarding an increase in traffic.
She also explained how the restrictions with the private easement were nullified after the
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operation be limited to
Cambodian Cultural Center was approved and she requested the hours of o p
7:00 a.m. to 9:00 p.m. In response to Commissioner Conway, she stated she was not contacted
by the applicant. In response to Commissioner Moreno, Ms. Rice stated she supports the
application but it needs to be done right to prevent the residents from bearing the burden of poor
choices. She stated she found out when she received a postcard in the mail and saw the notice
sign posted. In response to Chair Kirkmeyer, Ms. Rice explained her suggestions regarding the
retaining wall on north side to abate noise and lights, as well as details surrounding the changes
to the easement agreement. Ms. Rice stated the offer to repair and maintain the road has not
been documented with her and she further explained that the Town of Erie does not want to allow
the applicant to access from Sheridan Parkway.
El Warren Woodward, applicant, stated he has owned this property for 46 years and he built
the original road and maintained it for several years. He explained the neighbors maintaining the
road presently grade it with a flat blade which promotes further damage and he is proposing to
improve the road, maintain it, pipe the ditch, put in berming and landscaping so it has a rural
setting which will improve the present appearance of the neighborhood that consists of several
declining properties.
El Mr. Fantle stated he is proposing to re-crown the road, rebuild the ditches, provide adequate
drainage, and to maintain the road and perform dust abatement as needed. He explained the
product application instructions for dust abatement according to the manufacturer, stated he
cannot control the Cambodian Cultural Center activities or parking, and stated the screening will
mitigate the lights and noise. Mr. Fantle reviewed his positive meetings with several neighbors
and stated there has been support which is reflected in the new easement agreement signed by
these neighbors. He clarified this proposal is not an impactful or negative use and he requested
the 24/7 hours of operation remain due to the occasional afterhours access needed by clientele.
el In response to Chair Kirkmeyer, Mr. Fantle on behalf of Warren Woodward and Davidson
Company, do Centennial Storage, Ltd., indicated they have reviewed the Conditions of Approval
and Development Standards and have no concerns.
le Commissioner Cozad suggested changing the language on Condition of Approval (COA)
#1.B from, "shall address"to "shall attempt to address", and the Board concurred. She further
recommended adding language to COA#1.C.9 to update the easement agreement with verbiage
to reflect the applicant's commitment to improve and maintain the road including dust abatement,
and on COA #1.C.12, change "Volume=?"to "Label with required volume". The Board agreed
with these changes.
In response to Commissioner Cozad, Ms. Aungst stated these suggestions were made per
the Town of Erie and are not a requirement. Chair Kirkmeyer suggested adding language to COA
#1.C.6 regarding the north boundary only. The Board agreed. Lastly, Commissioner Cozad
offered her discouragement regarding slatted fencing and stated she is fine with the hours of
operation staying the same. Chair Kirkmeyer agreed. The Board discussed the fencing
culminating with adding language to Development Standard (DS)#8 to read, "Fencing on the site
shall not include slats, fabric or barbed wire."The Board agreed.
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In response to Chair Kirkmeyer, Mr. Barker confirmed if everyone does not sign off on the
new easement, there is no new easement. Following the easement discussion and relevant to
the road maintenance commitment by the applicant, the Board deemed it necessary to make the
following additions to the Resolution: add a new COA #7 to read, "Prior to Operations: The
applicant shall improve the access road, including a crown and drainage from CR 7 to the access
point of the site."Also, add a new DS #12 to read, "The access road from CR 7 to the access
point shall be maintained by the applicant to include dust control and grading as needed."Lastly,
in consideration of the additions, renumber as necessary.
In response to Chair Kirkmeyer, Mr. Fantle asked for clarification regarding the slatted fencing
and stated he disagrees with this limitation as this is a long-lasting and attractive product that
provides a background palette to add landscaping. He insisted this is a critical product to use for
screening and requested the Board reconsider this limitation as he wants the property to look
professional and screening is an important aspect. Commissioner Cozad recommended leaving
the possibility of the fence slats to the approval of the Planning Department. After further
discussion, an agreement was not met.
th
In response to Chair Kirkmeyer, Mr. Fantle on behalf of Warren Woodward and Davidson
Company, c/o Centennial Storage, Ltd., indicated they have reviewed, and agree to abide by, the
Conditions of Approval and Development Standards, as amended.
Commissioner Moreno moved to approve the request of Warren Woodward and Davidson
Company, c/o Centennial Storage, Ltd., for a Site Specific Development Plan and Use by Special
Review Permit, USR15-0045, for any Use permitted as a Use by Right, Accessory Use, or Use
by Special Review in the Commercial or Industrial Zone Districts (RV, boat and trailer storage,
office/caretaker building and a garage), provided that the property is not a lot in an approved or
recorded subdivision plat 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 amended and entered into the record. The motion was seconded by Commissioner
Freeman, and it carried unanimously. There being no further discussion, the hearing was
completed at 12:27 p.m.
2015-3671
PL2381
HEARING CERTIFICATION - WARREN WOODWARD AND DAVIDSON COMPANY, C/O
CENTENNIAL STORAGE, LTD. (USR15-0045)
PAGE 5
This Certification was approved on the 30th day of November, 2015.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:W. je ►:e i, EXCUSED DAY OF APPROVAL
Barbara Kirkmeyer, Chair
Weld County Clerk to the Board
_ /n� `` Mike Freeman, Pro-Tern
D0 ,41_,
y Clerk to the oard,r I '�►
-► Sean P. Conway
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ulie A. ozad '
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Steve Moreno
2015-3671
PL2381
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