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AGENDA

LARIMER COUNTY PLANNING COMMISSION

Wednesday, May 15, 2013/6:30 P.M./Commissioners' Hearing Room

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A.        CALL TO ORDER

 

B.        PLEDGE OF ALLEGIANCE

 

C.        PUBLIC COMMENT ON THE COUNTY LAND USE CODE

 

D.        PUBLIC COMMENT REGARDING OTHER RELEVANT LAND USE MATTERS NOT ON THE AGENDA

 

E.         AMENDMENTS TO AGENDA

 

F.         CONSENT ITEMS:                        *Will not be discussed unless requested by Commissioners or                                      members of the audience.

 

*1.       LOVELAND FIRE STATION #9 LOCATION AND EXTENT                    #13-Z1910

 

Staff Contact:  Rob Helmick

            Request:  Location and Extent Review of a new fire house/station for the Loveland Rural Fire Protection District Station #9

            Location:  34-6-71; At the intersection of Palisade Mountain and Storm Mountain Road.  At the “Tee”. 

            Applicant:  Loveland Rural Fire Protection District, Greg White, Secretary, 1423 West 29th St, Loveland CO  80538

 

Development Services Team Recommendation:  The Development Services Team recommends Approval of the Loveland Rural Fire Protection District Station #9 Location and Extent, File # 13-Z1910, subject to the following conditions:

 

1.   The applicant shall complete the required Site Plan Review prior to commencing any construction at the site.

2.   The applicant shall obtain both a Development Construction Permit and Building permit to construct the use at this site. 

 

 

            *2.       AMENDMENTS TO THE LARIMER COUNTY LAND USE CODE - LANDSCAPING                                                                                                                                              #13-CA0132

 

Staff Contact:  Karin Madson

Request :  To make several changes to Section 8.5 Landscaping.

Applicant:  Larimer County

 

Development Services Team Recommendation:  The Planning Staff recommends that the Larimer County Planning Commission recommend to the Board of County Commissioners approval of the proposed amendments, file #13-CA-0132, to the Larimer County Land Use Code.

 

 

*3.       AMENDMENTS TO THE LARIMER COUNTY LAND USE CODE – MULTIPLE PRINCPAL BUILDINGS                                                                             #13-CA0131

 

Staff Contact:  Samantha Mott

                        Request:  To make changes to the Land Use Code, sections 4.1.17 (B-Business), 4.1.18 (C-Commercial), 4.1.19 (I-Industrial), and 4.1.21 (I-1 Heavy Industrial) by allowing multiple principal buildings in specific zoning districts.

Applicant:  Larimer County

 

Development Services Team Recommendations:  The Planning Staff recommends that the Larimer County Planning Commission recommend to the Board of County Commissioners approval of the proposed amendments to the Larimer County Land Use Code, File #13-CA0131.

 

 

G.        ITEMS:

 

4.         COVENANT HEIGHTS AMENDED SPECIAL REVIEW                                       #12-Z1896

 

Staff Contact:  Michael Whitley

                  Request:  Amendment to a Special Review approval (File #13-80) to amend the conditions of approval, amend the approved site plan and clarify the approved uses on the property

                  Location:  35-04-73; 4700 Highway 7, Estes Park; located east of the intersection of Highway 7 & Longs Peak Road

                  Applicant:  Tom Cousineau, 7400 Highway 7, Estes Park, CO 80517

 

Development Services Team Recommendation:  The Development Services Team recommends the Larimer County Planning Commissioner recommend to the Board of County Commissioners approval of the Covenant Heights Camp Amended Special Review, File #12-Z1896 subject to the following conditions:

     

1.    The Site shall be developed consistent with the approved plan and with the information contained in the Covenant Heights Camp Amended Special Review, File #12-Z1896 except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the Covenant Heights Camp Amended Special Review.

 

2.    The maximum future build-out of the property shall be limited to 80,303 square feet of buildings, 450,000 square feet of developed outdoor recreation area and a maximum bed capacity of 509. 

 

3.    Prior to the issuance of building permits for new structures, a Site Plan Review is required to evaluate items such as building placement, erosion control, the provision of adequate water and sewer, traffic impacts and compliance with the approved cumulative square footage of buildings, developed outdoor recreation areas and bed capacity.

 

4.     The improvements planned by the applicant include replacement of the central sewer system.  The camp will continue to utilize the existing system until the new system is permitted and installed.  Timing for installing the that sewer system shall conform to the Compliance Advisory issued by the Colorado Department of Public Health and Environment on April 24, 2013, and the anticipated strategy and timeline to be developed pursuant to that Advisory.

 

5.    Failure to comply with any conditions of the Amended Special Review approval may result in reconsideration of the use and possible revocation of the approval by the Board of Commissioners.

 

6.    This application is approved without the requirement for a Development Agreement.

 

7.    In the event the applicant fails to comply with any conditions of approval or otherwise fails to use the property consistent with the approved Special Review, applicant agrees that in addition to all other remedies available to County, County may withhold building permits, issue a written notice to applicant to appear and show cause why the Special Review approval should not be revoked, and/or bring a court action for enforcement of the terms of the Special Review.  All remedies are cumulative and the County’s election to use one shall not preclude use of another.  In the event County must retain legal counsel and/or pursue a court action to enforce the terms of this Special Review approval, applicant agrees to pay all expenses incurred by County including, but not limited to, reasonable attorney’s fees.

 

8.    County may conduct periodic inspections to the property and reviews of the status of the Special Review as appropriate to monitor and enforce the terms of the Special Review approval.

 

9.    The Findings and Resolution shall be a servitude running with the Property.  Those owners of the Property or any portion of the Property who obtain title subsequent to the date of recording of the Findings and Resolution, their heirs, successors, assigns or transferees, and persons holding under applicants shall comply with the terms and conditions of the Special Review approval.

 

 

5.         MORNING FRESH DAIRY SPECIAL REVIEW                                          #12-Z1894

 

Staff Contact:  Matt Lafferty

            Request:  Special Review to allow the manufacturing/processing of Yogurt as Value Added Agriculture at the Morning Fresh Dairy

            Location:  A portion of  Section 24, Township 8 North, Range 69 West; More specifically the property is situated on both the north and south sides of County 54E, just west of Highway 287.

            Applicant:  RB&B Architects, Rebecca Spears, 315 East Mountain Avenue, Fort Collins, Colorado 80524

 

Development Services Team Recommendation:  The Development Services Team recommends the Larimer County Planning Commissioner recommend to the Board of County Commissioners approval of the Morning Fresh Dairy Special Review (File # 12-Z189) subject to the following condition(s):

 

1.    This Special Review approval shall automatically expire without a public hearing if the use is not commenced within three years of the date of approval.

 

2.    The Site shall be developed consistent with the approved plan and with the information contained in the Morning Fresh Dairy Special Review (File # 12-Z189) except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the Morning Fresh Dairy Special Review.

 

3.    Failure to comply with any conditions of the Special Review approval may result in reconsideration of the use and possible revocation of the approval by the Board of Commissioners

 

4.    This application is approved without the requirement for a Development Agreement. In the event the applicant fails to comply with any conditions of approval or otherwise fails to use the property consistent with the approved Special Review, applicant agrees that in addition to all other remedies available to County, County may withhold building permits, issue a written notice to applicant to appear and show cause why the Special Review approval should not be revoked, and/or bring a court action for enforcement of the terms of the Special Review.  All remedies are cumulative and the County’s election to use one shall not preclude use of another.  In the event County must retain legal counsel and/or pursue a court action to enforce the terms of this Special Review approval, applicant agrees to pay all expenses incurred by County including, but not limited to, reasonable attorney’s fees.

 

5.    County may conduct periodic inspections to the property and reviews of the status of the Special Review as appropriate to monitor and enforce the terms of the Special Review approval.

 

6.    The Findings and Resolution shall be a servitude running with the Property.  Those owners of the Property or any portion of the Property who obtain title subsequent to the date of recording of the Findings and Resolution, their heirs, successors, assigns or transferees, and persons holding under applicants shall comply with the terms and conditions of the Special Review approval.

 

7.    Wastewater management for the dairy farm, dairy plant, and yogurt manufacturing facility shall be conducted in accordance with requirements administered by the Colorado Department of Public Health and Environment.  In order to demonstrate progress toward these standards, the applicant shall work with the Hazardous Materials and Waste Management Division to develop a compliance schedule for bringing the dairy plant and yogurt facility into compliance with the Solid Waste Sites and Facilities Regulations.  A state approved compliance schedule shall be presented prior to issuance of building permits for facilities addressed under this land use special review. 

 

8.    Unless the Planning Department is notified in writing to by the Poudre Fire Authority and the Larimer County Building Department, the yogurt expansion and annex buildings on the South Side of CR 54E and the warehouse building on the north side of CR 54E shall be equipped with automatic fire sprinkler systems.  Said systems shall be installed in the existing buildings noted above by January 1, 2014.

 

 

 

H.        REPORT FROM STAFF

 

I.          ADJOURN

 

NEXT MEETINGS:   Wednesday, June 12, 2013:  BCC/Planning Commission worksession

                                    Wednesday, June 19, 2013:  Planning Commission hearing