Mariana Butte Golf Course
 

AGENDA

LARIMER COUNTY PLANNING COMMISSION

Wednesday, April 15, 2015/6:30 P.M./Commissioners' Hearing Room

 

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.         APPROVAL OF THE MINUTES FOR THE MARCH 18, 2015 MEETING.

 

F.         AMENDMENTS TO AGENDA

 

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

 

*1.       MORNING FRESH DAIRY 2nd AMENDED SPECIAL REVIEW                           #15-Z1963

 

Staff Contact:  Matt Lafferty

            Request:  An amendment to the Morning Fresh Dairy Special Review (Planning file #’s 12-Z1894 and 14-Z1932) to identify a future expansion area for the Value Added Agricultural operations for Noosa Yogurt.  If approved, future additions to the yogurt operations/facilities would be required to occur in the defined area and would be though the Site Plan Review process.

            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 that the Larimer County Planning Commission recommend to the Board of County Commissioners approval of the Morning Fresh Dairy 2nd Amended Special Review (File #15-Z1963) subject to the original conditions of approval of the Morning Fresh Dairy Amended Special Review (File # 14-Z1932) and Morning Fresh Dairy Special Review (File #12-Z1894) 1 thru 9 below, with amendments to said conditions in bold:

 

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-Z1894), the Morning Fresh Dairy Amended Special Review (File #14-Z1932), and the Morning Fresh Dairy 2nd Amended Special Review (File #15-Z1963) 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 and the Morning Fresh Dairy Amended Special Review(s).

 

3.   Failure to comply with any conditions of the Special Review and Amended Special Review(s) approvals 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 and Amended Special Review(s), 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 and Amended Special Review(s) approval should not be revoked, and/or bring a court action for enforcement of the terms of the Special Review and Amended Special Review(s).  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 and Amended Special Review(s) 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 and Amended Special Review(s) 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 and Amended Special Review(s) approval.

 

7.   Wastewater management for the dairy farm, dairy plant, and yoghurt manufacturing facility shall be conducted in accordance with water quality requirements administered by the Colorado Department of Public Health and Environment. Compliance shall proceed according to the applicant’s Wastewater Treatment Compliance Schedule dated February 13, 2015, or more stringent standards as may be imposed by the Colorado Department of Public Health and Environment.

7.

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, and a fire hydrant shall be installed on each side of the building complex shall be as stated in the referral letter from Poudre Fire Authority by Jim Lynkwiler, Fire Protection Technician dated May 23, 2014. 

 

9.   Site lighting required for the use shall include shielding to cause downward lighting in accordance with Section 8.15 for the Larimer County Land Use Code.

 

 

H.        ITEM:

 

2.         SHAFFER/DRAKE CAMPGROUND SPECIAL REVIEW                                      #12-Z1899

 

Staff Contact:  Karin Madson

            Request:  A. Special Review for a Recreation Vehicle (RV) Park with 12 sites and campground with 40 tent sites.  Additional structures to be included include the “guest house”, the cabin/office, 2 cabins and an RV that was occupied by family members.

B. Appeals to Land Use Code (LUC) Sections:

18.3. Recreational Vehicle (RV) Parks

18.3.2. Sites, comfort stations, water stations and sanitary stations. 

18.3.3. Density, road, setbacks requirements, signs and outdoor recreation areas.

18.4 Campgrounds

18.4.2. Campsites.

18.4.3. Road and setback requirements.

18.4.4. Comfort Stations.

18.4.5. Water and sanitary stations.

            Location:  03-05-71; located northwest of the Highway 34 and County Road 43 intersection at Drake, CO.

            Applicant:  Jeff and Lori Shaffer, PO Box 255, Drake, CO 80515

 

Development Services Team Recommendation: 

AThe Development Services Team recommends Denial of the Shaffer-Drake Campground Special Review File #12-Z1899.

B.    The Development Services Team recommends Denial of the Shaffer-Drake Campground Appeals to Sections:
18.3. Recreational Vehicle (RV) Parks

18.3.2. Sites, comfort stations, water stations and sanitary stations. 

18.3.3. Density, road, setbacks requirements, signs and outdoor recreation areas.

18.4 Campgrounds

18.4.2. Campsites.

18.4.3. Road and setback requirements.

18.4.4. Comfort Stations.

18.4.5. Water and sanitary stations.

I.          REPORT FROM STAFF

           

            3.         UPDATE ON FLOODWAY PUBLIC MEETINGS

 

 

J.          ADJOURN

 

 

NEXT MEETINGS:   Wednesday, May  13, 2015:  BCC/Planning Commission worksession

                                    Wednesday, May 20, 2015:  Planning Commission hearing

 

 

 

PLANNING COMMISSION WORKSESSION

April 15, 2015

 

1.    LARIMER COUNTY OPEN LANDS MASTER PLAN

 

 

 

 

 

 

Background Image: Mariana Butte Golf Course by Steve Moore. All rights reserved.