HomeMy WebLinkAbout20143054.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
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: USR14-0041
APPLICANT: SCOTT KOSKIE, CIO WELD COUNTY PUBLIC WORKS
PLANNER: DIANA AUNGST
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT INCLUDING OPEN PIT
MINING (SANDS, GRAVELS AND STONES), AND MATERIALS PROCESSING
INCLUDING STOCKPILING, CRUSHING AND SCREENING, RECYCLING
OPERATIONS,AND IMPORTING OF RAWAND RECYCLED MATERIALS IN THE
A(AGRICULTURAL)ZONE DISTRICT.
LEGAL DESCRIPTION: E2 SECTION 12,T10N, R67W OF THE 6TH P.M.,WELD COUNTY,COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 120 AND APPROXIMATELY ONE-HALF
MILE WEST OF CR 23.
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.A - A.Goal 1 states, "Respect and encourage the continuation of
agricultural land uses and agricultural operations for purposes which enhance the economic
health and sustainability of agriculture." Following temporary mining disturbances from the
proposed Koskie Pit,the reclaimed land use will be returned to cropland for the continuation
of agricultural operations.
Section 22-5-80.B-CM.Goal 2 states, "Promote the reasonable and orderly development of
mineral resources." and Section 22-5-80.B - CM.Goal 2. states, "Promote the reasonable
and orderly development of mineral resources."According to the Weld County Sand,Gravel
Resources map dated July 1, 1975, the property is classified as T-1 (Stream Terrace
Deposits— relatively clean and sound). The application materials indicate that the gravel
deposits are stream channel deposits from Lone Tree Creek. The estimated thickness of
gravel—bearing zone varies from 0-15 feet thick. It is estimated that the site has about 10
years or less of gravel and sand reserves. Approximately 30 acres, 15 acres for stock piling
and 15 acres for mining,will be disturbed during the mining operation. During full mining and
processing operations two mobile trailers (generator and mechanical) will be on site.
Equipment maintenance and limited amounts of fuel and lubricants may be stored.
Section 22-5-80.D.1-CM.Policy 4.1 states, in part, "Require all mining operations conform to
federal, state and local environmental standards." The applicant received conditional of
approval of Permit No. M-2014-024 from State of Colorado Division of Reclamation and
Mining Safety(DRMS)for the County Construction Material Operation and the rural nature of
the area and the existing mining operations make the proposed mining operation and
reclamation plan compatible with surrounding land uses.
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.A.3 allows for a Site Specific Development Plan and Use by
Special Review Permit for a Mineral Resource Development including open pit mining(sand,
gravel and stone) and materials processing including stockpiling, crushing, screening,
recycling operations and importing of raw and recycled materials in the A(Agricultural)Zone
District.
EXHIBIT
•
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RESOLUTION USR14-0041
SCOTT KOSKIE, C/O WELD COUNTY PUBLIC WORKS
PAGE 2
C. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent properties are mainly utilized for pastures, crops, and rural residences. The
closest residence is about one-quarter mile west of the west property line and about three-
quarters of a mile southwest of the mining activity.
There are three(3) USRs located within one mile of this parcel. USR-603 for gravel mining
and USR13-0065 for a transloading terminal are located north of the site and USR-1183 for a
gasline is located one mile to the east of the site.The Weld County Department of Planning
Services has not received any correspondence from surrounding property concerning this
USR.
The applicant received conditional of approval of Permit No. M-2014-024 from State of
Colorado Division of Reclamation and Mining Safety (DRMS) for the County Construction
Material Operation and the rural nature of the area and the existing mining operations make
the proposed mining operation and reclamation plan compatible with surrounding land uses.
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 not located within the three (3) mile referral area of any municipality.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County-Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area.
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 40 acres that is primarily designated as High Potential Dry
Cropland - Prime if they become Irrigated" and partially "Other lands" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. This USR will not take any
of"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.
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:
RESOLUTION USR14-0041
SCOTT KOSKIE, C/O WELD COUNTY PUBLIC WORKS
PAGE 3
A. The applicant shall submit evidence of an Air Pollution Emission Notice(A.P.E.N.)and Emissions
Permit application from the Air Pollution Control Division, Colorado Department of Health and
Environment to the Environmental Health Services Division of the Weld County Department of
Public Health & Environment. Alternately, the applicant can provide evidence from the Air
Pollution Control Division, Colorado Department of Health and Environment that they are not
subject to these requirements. (Department of Public Health and Environment)
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR14-0041. (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) Setbacks to the mining operation are measured from the right-of-way or future right-of-way
lines plus the standard setback of 20 feet in the agricultural zone district. No structure will be
allowed in the future right-of-way. (Department of Planning Services)
5) County Road 120 is designated on the Weld County Road Classification Plan as a local
gravel road,which requires 60 feet of right-of-way at full build out.The applicant shall verify
the existing right-of-way and the documents creating the right-of-way and this information
shall be noted on the map. All setbacks shall be measured from the edge of future right-of-
way. If the right-of-way cannot be verified, it shall be dedicated. This road is maintained by
Weld County. (Department of Public Works)
6) Show standard tracking control and standard access turning radius for access onto publically
maintained roads. (Department of Public Works)
7) Show the approved access(es) on the map and label with the approved access permit
number(AP14-00178). (Department of Public Works)
8) Setback radii for existing oil and gas tank batteries and wellheads shall be indicated on the
map per the setback requirements of 23-3-50.E of the Weld County Code. (Department of
Planning Services)
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 shall be recorded in the office of
the Weld County Clerk and Recorder by the Department of Planning Services. The Mylar shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The
Mylar 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 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(a�co.weld.co.us. (Department of Planning Services)
RESOLUTION USR14-0041
SCOTT KOSKIE, CIO WELD COUNTY PUBLIC WORKS
PAGE 4
5. 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)
6. Prior to Mining:
a. The applicant shall submit written evidence that the Financial and Performance warranty has
been submitted and accepted by the Division of Mining Reclamation and Safety. (Department of
Planning Services)
Motion seconded by Benjamin Hansford.
VOTE:
For Passage Against Passage Absent
Benjamin Hansford
Bruce Johnson
Bruce Sparrow
Jason Maxey
Jordan Jemiola
Joyce Smock
Michael Wailes
Nick Berryman
Terry Cross
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 16, 2014.
Dated the 16th of September, 2014.
Digitally signed by Kristine
Ranslem
Date:2014.09.23 09:37:23-06'00'
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Scott Koskie, do Weld County Public Works
USR14-0041
1. A Site Specific Development Plan and Use by Special Review Permit, USR14-0041, for a Mineral
Resource Development including open pit mining(sand,gravel and stone)and materials processing
including stockpiling, crushing, screening, recycling operations and importing of raw and recycled
materials 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 employees associated with the daily operations of mining and processing operations is
limited to six(6) persons per shift. (Department of Planning Services)
4. The hours of operation are daylight hours Monday through Friday,as stated by the applicant. Section
23-4-290.6 of the Weld County Code limits the hours of operation for sand and gravel operations to
the hours of daylight except in the case of public or private emergency or to make necessary repairs
to equipment. Hours of operation may be extended with specific permission from the Weld County
Board of County Commissioners. This restriction shall not apply to operation of administrative and
executive offices or repair and maintenance facilities located on the property.(Department of Planning
Services)
5. The operation shall comply with all applicable rules and regulations of the Colorado Division of
Reclamation Mining and Safety. (Department of Planning Services)
6. The operation shall comply with the Mine Safety and Health Act (MSHA). (Department of Planning
Services)
7. The operation shall comply with the Occupational Safety and Health Act. (OSHA) (Department of
Planning Services)
8. "No Trespassing"signs shall be posted and maintained on the perimeter fence to clearly identify the
boundaries of the site. (Department of Planning Services)
9. Lighting provided for security and emergency night operation on the site shall be designed so that the
lighting will not adversely affect surrounding property owners. (Department of Planning Services)
10. Should human remains be discovered during mining activities, the requirements under State Law
C.R.S. part 13 apply and must be followed. (Department of Planning Services)
11. Should noxious weeds exist on the property, or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15,Articles I and II, of the Weld County Code. (Department of Public Works)
12. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, 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)
13. 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)
RESOLUTION USR14-0041
SCOTT KOSKIE, C/O WELD COUNTY PUBLIC WORKS
PAGE 6
14. 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 the approved "waste handling plan", at all times. (Department of
Public Health and Environment)
15. Any vehicle or equipment washing areas shall capture all effluent and prevent discharges in
accordance with the Rules and Regulations of the Water Quality Control Commission, and the
Environmental Protection Agency. (Department of Public Health and Environment)
16. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be
operated in accordance with the approved"dust abatement plan",at all times. (Department of Public
Health and Environment)
17. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
18. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. 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)
19. The applicant shall remove, handle, and stockpile overburden, soil, sand and gravel from the facility
area in a manner that will prevent nuisance conditions. (Department of Public Health and
Environment)
20. All potentially hazardous chemicals must be handled in a safe manner, in accordance with product
labeling,and in a manner that minimizes the release of hazardous air pollutants(HAP's)and volatile
organic compounds(VOC's). All chemicals must be stored secure,on an impervious surface,and in
accordance with manufacturer's recommendations. (Department of Public Health and Environment)
21. The applicant shall obtain a Colorado Discharge Permit System or CDPS permit from the Colorado
Department of Public Health and Environment (CDPH&E), Water Quality Control Division, as
applicable. (Department of Public Health and Environment)
22. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
23. 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; 2011 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)
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.
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.
RESOLUTION USR14-0041
SCOTT KOSKIE, CIO WELD COUNTY PUBLIC WORKS
PAGE 7
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. 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.
RESOLUTION USR14-0041
SCOTT KOSKIE, C/O WELD COUNTY PUBLIC WORKS
PAGE 8
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.
-FC M X5
� 1 lip 11
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Richie Pyeatt, 13895 CR 21, stated that he has two farms that these pipelines are going through. He said
that he wants to know for sure if the pipelines in the ground are the ones that we are speaking about
today.
Mr. Keiser said that this is the same pipeline that we are talking about today.
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: Approve Case USR14-0042 along with the Conditions of Approval and Development Standards,
Moved by Bruce Sparrow, Seconded by Michael Wailes.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Benjamin Hansford, Bruce Sparrow, Jason Maxey, Jordan Jemiola, Joyce Smock, Michael Wailes,
Nick Berryman, Terry Cross.
CASE NUMBER: USR14-0037
APPLICANT: RODNEY&TAMMY DE FOE
PLANNER: KIM OGLE
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A HOME BUSINESS (DEFOE'S ROOFING COMPANY) AND
FOR ACCESSORY BUILDINGS WITH GROSS FLOOR AREA LARGER THAN
FOUR PERCENT (4%) OF THE TOTAL LOT AREA PER BUILDING ON LOTS
IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR LOTS PART OF
A MAP OR PLAN FIELD PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS IN THE A(AGRICULTURAL)ZONE DISTRICT
LEGAL DESCRIPTION: LOT 3 BLOCK 62 2ND ARISTOCRAT RANCHETTES; BEING PART OF
SECTION 27, T2N, R66W OF THE 6TH P.M.,WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO GOOD AVENUE, NORTH OF AND
ADJACENT TO BARLEY AVENUE AND EAST OF HART STREET.
Brad Yatabe, County Attorney, noted that the applicant is not present today. He recommends that the
Planning Commission consider continuing this case so that the applicant is present. Alternatively, he
offered an option to move forward with staff presentation and see if there is any public comment; however
that does not allow you to ask any questions of the applicant. Kim Ogle, Planning Services, stated that
staff would prefer that this case move forward since it is a violation case and staff has not received any
opposition to this case. He added that the applicant was notified of this hearing.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one from the public responded.
Commissioner Hansford stated that he knows the applicant and has had a working relationship with them
but feels that he can be fair and impartial in this case. The Planning Commission had no issues with Mr.
Hansford remaining on the Advisory Board.
The Planning Commission discussed the continuance and felt that this case should be continued so that
the applicant can attend the hearing.
Motion: Continue Case USR14-0037 to the October 7, 2014 Planning Commission hearing, Moved by
Benjamin Hansford, Seconded by Jordan Jemiola.
Vote: Motion carried by unanimous roll call vote (summary: Yes= 8).
Yes: Benjamin Hansford, Bruce Sparrow, Jason Maxey, Jordan Jemiola, Joyce Smock, Michael Wailes,
Nick Berryman, Terry Cross.
CASE NUMBER: USR14-0041
APPLICANT SCOTT KOSKIE, C/O WELD COUNTY PUBLIC WORKS
PLANNER: DIANA AUNGST
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT INCLUDING OPEN
PIT MINING (SANDS, GRAVELS AND STONES), AND MATERIALS
EXHIBIT
PROCESSING INCLUDING STOCKPILING. CRUSHING AND SCREENING.
RECYCLING OPERATIONS. AND IMPORTING OF RAW AND RECYCLED
MATERIALS IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: E2 SECTION 12. T10N, R67W OF THE 6TH P.M. . WELD COUNTY.
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 120 AND APPROXIMATELY ONE-HALF
MILE WEST OF CR 23.
Diana Aungst, Planning Services, presented Case USR14-0041 , 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.
Don Carroll, Public Works, 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.
Clay Kimmi, Public Works, stated that this site is needed as they are running out of their gravel resources.
He added that he believes the life of this facility will be less than 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.
Motion : Forward Case USR14-0041 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 Benjamin Hansford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 8).
Yes: Benjamin Hansford, Bruce Sparrow.. Jason Maxey, Jordan Jemiola; Joyce Smock, Michael Wailes,
Nick Berryman , Terry Cross.
CASE NUMBER: USR14-0038
APPLICANT. MELVIN AND JULIE ELLIS, C/O SCOTT MCBRIDE
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 (RV AND BOAT STORAGE, AN OFFICE
BUILDING, AND A DUMP STATION) 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 A REC EXEMPT RE-5078; PART E2NW4/W2NE4 SECTION 30, T6N,
R66W OF THE 6TH P. M. . WELD COUNTY, COLORADO.
LOCATION: WEST OF AND ADJACENT TO CR 27 AND APPROXIMATELY 0.3 MILES
SOUTH OF CR 66.
Diana Aungst. Planning Services, presented Case USR14-0038, reading the recommendation and
comments into the record. Ms. Aungst noted that staff has received a petition signed by 27 surrounding
property owners and three letters that outline objections to this request. The concerns are in regard to
traffic, lights, decrease in property value, and obstruction to views to the west. She added that the
applicant is proposing a landscaping plan to mitigate these concerns. The Department of Planning
Services recommends approval of this application with the attached conditions of approval and
development standards.
Don Carroll , Public Works, reported on the existing traffic. access and drainage conditions and the
requirements on site.
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