HomeMy WebLinkAbout20152714.tiff SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, August 4, 2015
r 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 Vice Chair, Jordan Jemiola, at 1:30 pm.
Roll Call.
Present: Benjamin Hansford, Bruce Johnson, Bruce Sparrow, Jordan Jemiola, Joyce Smock, Nick
Berryman, Terry Cross and Gene Stille.
Absent: Michael Wailes
Also Present: Kim Ogle and Chris Gathman, Department of Planning Services; Wayne Howard,
Department of Planning-Engineering Division; Lauren Light, Department of Health; Brad Yatabe, County
Attorney, and Kris Ranslem, Secretary.
Motion: Approve the July 21, 2015 Weld County Planning Commission minutes, Moved by
Benjamin Hansford, Seconded by Joyce Smock. Motion passed unanimously.
Motion: Appoint Jordan Jemiola as Chair for Planning Commission, Moved by Benjamin Hansford,
Seconded by Terry Cross. Motion passed unanimously.
Motion: Appoint Nick Berryman as Vice-Chair for Planning Commission, Moved by Joyce Smock,
Seconded by Benjamin Hansford. Motion passed unanimously.
ID` CASE NUMBER: USR14-0046
APPLICANT: THE ESTATE OF WINDON DAVIS, C/O RICK DAVIS
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR AN AGRICULTURAL SERVICE ESTABLISHMENT PRIMARILY
ENGAGED IN PERFORMING AGRICULTURAL, ANIMAL HUSBANDRY OR
HORTICULTURAL SERVICES ON A FEE OR CONTRACT BASIS, INCLUDING
USES SIMILAR TO THE USES LISTED IN SECTION 23-3-40 AS USES BY
SPECIAL REVIEW AS LONG AS THE USE (GRINDING AND STORAGE OF
WOOD CHIPS AND LOGS FOR LIVESTOCK BEDDING) COMPLIES WITH
THE GENERAL INTENT OF THE A(AGRICULTURAL)ZONE DISTRICT
LEGAL DESCRIPTION: LOT B OF RECX15-00070, BEING PART OF THE E2 OF SECTION 33, T6N,
R66W; LYING SOUTH OF GREELEY CANAL #3 EXC LOT A RE-783 OF THE
6TH P.M.,WELD COUNTY, COLORADO.
LOCATION: WEST OF AND ADJACENT TO CR 31; NORTH OF AND ADJACENT TO CR
62.
Kim Ogle, Planning Services, presented Case USR14-0046, stated that the applicant would like to
request a continuance to the September 15`h Planning Commission hearing so that adequate mineral
notification can be provided to the mineral interest owners and lessees. Staff is in support of this request.
The Chair asked if there was anyone in the audience who wished to speak for or against the continuation
of this application.
Motion: Continue Case USR14-0046 to the September 15, 2015 Planning Commission hearing,
Moved by Nick Berryman, Seconded by Benjamin Hansford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Benjamin Hansford, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock, Nick Berryman,
Terry Cross.
Absent: Bruce Johnson, Michael Wailes.
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CASE NUMBER: USR15-0031
APPLICANT: HARMS RANCH LLC, C/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT FACILITY
INCLUDING OPEN PIT MINING AND MATERIALS PROCESSING (GRAVEL
MINING OPERATION) IN THE A(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: ALL OF SECTION 34, T11 N, R58W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 127 AND IMMEDIATELY TO THE SOUTH
AND EAST OF THE INTERSECTION OF CR 124 AND CR 127.
Commissioner Smock noted that she knows both applicants and feels that she can be fair and impartial in
this case.
ID` Chris Gathman, Planning Services, presented Case USR15-0031, 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.
ID° Wayne Howard, Engineering, reported on the existing traffic, access and drainage conditions and
the requirements on site.
DID' Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on-
site dust control, and the Waste Handling Plan.
Lonnie Graves, Pine Bluffs Gravel and Excavating, stated that the Harms Pit has been in operation
since late 2012 under a 110 Permit. He added that they would like to expand this operation.
Commissioner Sparrow asked what product will come from the site. Mr. Graves said that there is river
rock; however they will run it through a crusher located on site. Mr. Sparrow asked how many years will
this supply. Mr. Graves replied that the life of the mine will be for another 10 years.
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.
DI" Motion: Forward Case USR15-0031 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 Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock, Nick Berryman,
Terry Cross.
Absent: Bruce Johnson, Michael Wailes.
D CASE NUMBER: USR15-0030
APPLICANT: SILICON RANCH CORPORATION
PLANNER: CHRIS GATHMAN
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, (SOLAR ARRAY FARM) 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
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ADOPTION OF ANY REGULATIONS CONTROLLING SUBDIVISIONS IN THE
A(AGRICULTURAL)ZONE DISTRICT
LEGAL DESCRIPTION: LOT D REC EXEMPT RECX13-0049; PART NW4 SECTION 17, T3N, R68W OF
THE 6TH P.M.,WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 34 AND IMMEDIATELY SOUTHEAST OF
AND ADJACENT TO THE INTERSECTION OF CR 3 AND CR 34.
Chris Gathman, Planning Services, presented Case USR15-0030, 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.
Wayne Howard, Engineering, reported on the existing traffic, access and drainage conditions and
the requirements on site.
it' Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on-
site dust control, and the Waste Handling Plan. Ms. Light suggested deleting Development Standard 8 as
noise is regulated through the existing Weld County Noise Code.
Pete Candelaria, 801 Vivians Way, Brentwood, Tennessee stated that they are proposing a solar
array. There is minimal on-site maintenance and low impact to the land. The system is designed for
remote monitoring and operation. With this project, and the Silicon Ranch's other solar projects, Weld
County will be one of the top solar communities in Colorado. Silicon Ranch is committed to using local
service providers and hiring from the local labor pool as much as possible.
Mr. Candelaria said that the modules are designed to capture the light so that there is no glare. He
added that they have installed these arrays near some airports as well as military runways.
Troy Spraker, Lamp, Rynearson and Associates, said that the overall property is 214 acres. The footprint
of the solar array will take up approximately 45 acres of the 214 acres. Each tracker measures 8 feet
wide by 60 feet long and will be paired up to be anywhere from 116 to 600 feet long. He added that there
will be 24 feet of open space between each tracker. He added that the construction phase will be 3 to 4
months and the operation of the facility will be 20 plus years. Mr. Spraker said that there will be a dark
colored 7 foot high security fence around the perimeter of the solar arrays.
Mr. Spraker said that according to Mead's referral they were asked to keep traffic to the facility outside of
the Main Street of Mead. Therefore they have tried to accommodate their concerns and routed traffic on
highways or county roads.
Commissioner Hansford asked how many panels are in the 8 by 60 foot array. Mr. Candelaria said that
there will be 75,000 modules on site. The facility will generate 6.5 Megawatts of electricity.
Commissioner Berryman asked if this is in response to meeting the state renewable mandate. Mr.
Candelaria said that they respond to the market as it is demanded.
Commissioner Sparrow asked how many homes will be served by this. Mr. Candelaria said that he
doesn't have that information but can provide that prior to the Board of County Commissioner's hearing.
Commissioner Sparrow asked if this site was irrigated. John Marcorelli, 1420 Stratton Avenue, Nashville,
Tennesee, said that utilities are doing solar as there has been a RPS standard that they were following
which was driving a lot of the renewable resources and added that the utilities have met that requirement
under the RPS. With regard to the question of how many homes this will serve, Mr. Marcorelli said that
this will generate power for a third of the 24 hour day. Mr. Marcorelli stated that this property was farmed
and was irrigated by the adjacent ditches. He added that the remaining undeveloped site will be available
for farming.
Commissioner Stille asked if there are any plans to use storage in the future and how they plan to get the
power into the grid. Mr. Marcorelli said that at this time they do not have any storage planned for this
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facility. He added that they are looking into that technology. Mr. Candelaria said that there will not be
any disruption with getting power into the grid.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
r" The Chair referred to the recommended change to Development Standard 8.
Motion: Delete Development Standard 8, as recommended by staff, Moved by Benjamin Hansford,
Seconded by Terry Cross.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Benjamin Hansford, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock, Nick Berryman,
Terry Cross.
Absent: Bruce Johnson, Michael Wailes.
The Chair asked the applicant if they have read through the amended Development Standards and
Conditions of Approval and if they are in agreement with those. The applicant replied that they are in
agreement.
DID' Motion: Forward Case USR15-0030 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 Benjamin Hansford, Seconded by Nick Berryman.
Vote: Motion carried by unanimous roll call vote(summary: Yes = 7).
Yes: Benjamin Hansford, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock, Nick Berryman,
Terry Cross.
Absent: Bruce Johnson, Michael Wailes.
Commissioner Sparrow noted that this is another case where we are removing prime farmland.
Bruce Johnson entered the meeting at 1:32 pm
ID" CASE NUMBER: USR15-0032
APPLICANT: SILICON RANCH CORPORATION
PLANNER: CHRIS GATHMAN
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, (SOLAR ARRAY FARM) 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.
LEGAL DESCRIPTION: LOT B REC EXEMPT RE-3992; PART NE4 SECTION 16, T7N, R67W OF THE
6TH P.M.,WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO STATE HIGHWAY 14 AND 0.5 MILES EAST
OF STATE HIGHWAY 257.
Chris Gathman, Planning Services, presented Case USR15-0032, 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.
Wayne Howard, Engineering, reported on the existing traffic, access and drainage conditions and
the requirements on site.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on-
site dust control, and the Waste Handling Plan.
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ID' Pete Candelaria stated that this site will have 47,500 modules. The facility will generate a total of 4
Megawatts of electricity. Troy Spraker, Lamp, Rynearson and Associates, stated that this site is similar to
the previous case. The overall size of the parcel is 74 acres. The foot print of the facility is 27 of the 74
acres and there will be a 7 foot security fence. He added that the construction phase will be 3 to 4
months and the operation of the facility will be 20 plus years.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
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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 USR15-0032 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 Terry Cross, Seconded by Bruce Johnson.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Benjamin Hansford, Bruce Johnson, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock,
Nick Berryman, Terry Cross.
Absent: Michael Wailes.
Commissioner Sparrow asked the applicants to look for dryland property in the future.
D" CASE NUMBER: USR15-0017
APPLICANT: WPD STORAGE LLC
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR A USE BY RIGHT, AN ACCESSORY USE, OR A USE BY SPECIAL
REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS
(STORAGE AND SALES OF NEW AND USED OILFIELD EQUIPMENT,
PRIMARILY GAS/OIL SEPARATORS AND COMBUSTORS AND LIMITED
EQUIPMENT MAINTENANCE, PRIMARILY OIL/TIRE CHANGES AND MINOR
MECHANICAL MAINTENANCE) 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; TWO (2)
WAREHOUSE/STORAGE BUILDINGS; TWO (2) MODULAR OFFICES AND A
35 FOOT IN HEIGHT COMMUNICATIONS TOWER IN THE A
(AGRICULTURAL)ZONE DISTRICT
LEGAL DESCRIPTION: LOT B REC EXEMPT RE-2689 BEING PART N2SE4 SECTION 32, T4N, R66W
OF THE 6TH P.M.,WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 38.5; WEST OF AND ADJACENT TO
HWY 85.
D`" Kim Ogle, Planning Services, presented Case USR15-0017, 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.
Ds' Wayne Howard, Engineering, reported on the existing traffic, access and drainage conditions and
the requirements on site.
I'' Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on-
site dust control, and the Waste Handling Plan.
D Ethan Watel, Baseline Corporation, 1950 Ford Street, Golden, Colorado, stated that he is
representing the applicant. The site is proposed to be used for storing of new oilfield equipment, primarily
separators, combustors, and tanks. Anadarko Petroleum Corporation will lease the property and operate
the yard to receive, store and dispatch its equipment to oil and gas locations.
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The facility will contain an office and a warehouse along with supporting equipment. In the future there
may be an additional office and warehouse building. The applicants are including a buffer zone from the
nearest residence located to the west of the facility. The buffer area is approximately three (3) acres and
will include landscaping. He added that they have talked with this residence and worked with them to
protect their concerns.
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 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 Nick Berryman, Seconded by Bruce Johnson.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Benjamin Hansford, Bruce Johnson, Bruce Sparrow, Gene Stille, Jordan Jemiola, Joyce Smock,
Nick Berryman, Terry Cross.
Absent: Michael Wailes.
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 2:13 pm.
Respectfully submitted,
Digitally signed by Kristine Ranslem
45\.(bf3/1 4,l. Date:2015.08.06 08:06:40 06'00'
Kristine Ranslem
Secretary
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