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LAND USE
• �����• SUMMARY SHEET
COLORADO
Planner: Chris Gathman
Case Number: USR12-0007 Hearing Date: June 5, 2012
Applicant: Richard Roos
Site Address: 3525 Colorado Boulevard (County Road 13), Dacono, CO 80514
Request: A Site Specific Development Plan and Use by Special Review permit a Kennel
(up to 40 dogs) and a Use permitted as a Use by Right, an Accessory Use, or a
Use by Special Review in the commercial or industrial zone districts, 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 (storage of stone and masonry materials and stone and masonry
installation equipment) in the A(Agricultural)Zone District
Legal Description: Part of the N2 of Section 13, T1 N, R68W Lying East of the Union Pacific Railroad
Right-of-Way; Weld County, Colorado
Location: West of and adjacent to Colorado Boulevard (County Road 13) and 1/2 mile
north of County Road 8 (Summit Boulevard).
• Size of Parcel: +/- 19.71 Acres
Parcel Number: 146713000011
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
Without Comments:
• Mountain View Fire Rescue, referral dated 2/17/2012
• Town of Erie, referral dated 2/17/2012
• Weld County Sheriffs Office, referral dated 3/2/2012
• Colorado Parks &Wildlife, referral dated 2/21/2012
With Comments:
• Weld County Department of Public Health and Environment, referral dated 3/19/2012
• Weld County Department of Public Works, referral dated 3/14/2012
• Weld County Department of Building Inspection, referral dated 2/23/2012
• Weld County Zoning Compliance, referral dated 2/16/2012
• Longmont Soil Conservation District, referral dated 3/13/2012
• City of Dacono, referral dated 5/7/2012
• The following agencies have not responded:
• Town of Frederick
• City of Northglenn
Roos - Kennel &Storage- USR12-0007 2012- ((p(p7j
• Central Weld County Water District
•
•
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Roos - Kennel &Storage - USR12-0007 Page 2
• (''I" SPECIAL REVIEW PERMIT
ftjj ADMINISTRATIVE REVIEW
'ilk
COLORADO
Planner: Chris Gathman
Case Number: USR12-0007 Hearing Date: June 5, 2012
Applicant: Richard Roos
Site Address: 3525 Colorado Boulevard (County Road 13), Dacono, CO 80514
Request: A Site Specific Development Plan and Use by Special Review permit a Kennel
(up to 40 dogs) and a Use permitted as a Use by Right, an Accessory Use, or a
Use by Special Review in the commercial or industrial zone districts, 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 (storage of stone and masonry materials and stone and masonry
installation equipment)in the A(Agricultural)Zone District.
Legal Description: Part of the N2 of Section 13, T1 N, R68W Lying East of the Union Pacific Railroad
Right-of-Way; Weld County, Colorado
• Location: West of and adjacent to Colorado Boulevard (County Road 13) and 1/2 mile
north of County Road 8 (Summit Boulevard).
Size of Parcel: +/- 19.71 Acres
Parcel Number 146713000011
Case Summary: This application was submitted in response to an active Complaint (COMP11-00244).
This complaint was initiated due to the operation of a Kennel without the necessary Weld County Zoning
Permits. This application if approved by the Board of County Commissioners and once a plat is recorded
will correct the violation. If this application is denied, the number of dogs shall be reduced to 8 (eight) or
fewer within 30 (thirty) days. Additionally, if denied by the Board of County Commissioners please
request this violation case be referred to the County Attorney's Office with a delay of legal action for the
30 (thirty) days. There is also existing vehicle and material storage on the site.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED 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 Department of Planning Services' staff 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.
Roos- Kennel &Storage - USR12-0007 Page 3
Section 22-2-150D.A Goal 4 states: "Conversion of agricultural land to nonurban
• residential, commercial and industrial uses will be accommodated when the subject site
is in an area that can support such development. Such development shall attempt to be
compatible with the region."
The applicant is proposing a dog kennel for up to 40 adult dogs along with storage of
stone and masonry materials and installation equipment. The applicant has masonry
materials stored along the north side of the kennel/dog run area to mitigate noise impacts
to the nearest residence to the north of the site. The Department of Planning Services is
requiring a development standard that dogs are kept indoors during nighttime hours.
Also, the Department of Planning Services is requiring that the masonry storage area be
screened from adjacent properties and rights-of-way.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural
(A) Zone District. Section 23-3-40.H of the Weld County Code allows for A Site Specific
Development Plan and Special Review Permit for A Site Specific Development Plan and
Use by Special Review permit for a Kennel and Section 23-3-40.S allows 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 (storage of stone and masonry materials and stone
and masonry installation equipment) in the in the A(Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses. The site is located approximately 400-feet to the south of
the nearest residence. A platted subdivision located in the City of Dacono (Eagle
Meadow) is located approximately % mile to the west of the site. Agricultural land is
located to the south and east of the site. The Department of Planning Services is
requiring screening of outdoor storage of masonry materials and equipment and that
dogs be kept indoors (in addition to other development standards such as noise
• standards) to ensure compatibility with existing 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. This site is located within the 3-mile referral areas of the Towns of
Erie and Frederick and the Cities of Dacono and Northglenn. Additionally, this property is
located within the Coordinated Planning Agreement (IGA) boundary of the City of
Dacono. The City of Dacono municipal limits border the property to the south and east.
The Town of Erie, in their referral response dated 2/17/2012 indicated no conflict with
their interests. The City of Dacono, in their referral response dated 5/7/2012, stated that
the outdoor storage area should not become a salvage yard.
E. Section 23-2-220.A.5--The application complies with Article V of the Weld County Code.
The proposed facility does not lie within the boundaries of any overlay district.
Effective April 25, 2011, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-
2)
Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee.
(Ordinance 2011-2)
•
Roos - Kennel &Storage - USR12-0007 Page 4
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 subject site is
classified as "Prime if Irrigated" along the eastern portion of the property, the remainder
of the property is classified as "Prime" as delineated on the Important Farmlands of Weld
County map, dated 1979. The kennel facility and masonry and masonry equipment
storage area are located on the eastern quarter of the site and is covered with existing
buildings and improvements. The remainder of the property is unimproved.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of 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.
1. Prior to Recording the Plat:
A. The applicant shall submit a dust abatement plan, detailing on site dust control measures, for
review and approval, to the Environmental Health Services, Weld County Department of Public
Health & Environment. (Department of Public Health and Environment)
B. Submit documentation from Central Weld County Water District indicating that water service is
available for business usage. (Department of Public Health and Environment)
C. All septic systems located on the property shall have appropriate permits from the Weld County
• Department of Public Health & Environment. The Environmental Health Division of the Weld
County Department of Public Health & Environment was unable to locate a septic permit for the
residence constructed in 1924. Any existing septic system which is not currently permitted
through the Weld County Department of Public Health & Environment will require an I.S.D.S.
Evaluation prior to the issuance of the required septic permit. In the event the system is found to
be inadequate, the system must be brought into compliance with current I.S.D.S. regulations.
(Department of Public Health and Environment)
D. In the event the applicant intends to utilize an existing septic system for the kennel and clients,
the septic system shall be reviewed by a Colorado Registered Professional Engineer. The review
shall consist of observation of the system and a technical review describing the system's ability to
handle the proposed hydraulic load. The review shall be submitted to the Environmental Health
Services Division of the Weld County Department of Public Health and Environment. In the event
the system is found to be inadequately sized or constructed the system shall be brought into
compliance with current Regulations. (Department of Public Health and Environment)
E. Alternately to item D above, an individual sewage disposal system is required for the kennel and
clients and shall be installed according to the Weld County Individual Sewage Disposal
Regulations. The septic system is required to be designed by a Colorado Registered
Professional Engineer according to the Weld County Individual Sewage Disposal Regulations.
(Department of Public Health and Environment)
F. The applicant shall submit a waste handling plan, for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health & Environment. The plan shall
include at a minimum, the following:
• 1) A list of wastes which are expected to be generated on site (this should include expected
volumes and types of waste generated).
Roos - Kennel &Storage - USR12-0007 Page 5
2) A list of the type and volume of chemicals expected to be stored on site.
• 3) The waste handler and facility where the waste will be disposed (including the facility
name, address, and phone number).
G. The applicant shall provide a copy of the current license from the Pet Animal Care Facilities Act
(PACFA)to the Weld County Department of Public Health and Environment. (Department of
Public Health and Environment)
H. The applicant shall submit to the Department of Planning Services with a Screening Plan for
review and approval. The masonry material and equipment storage associated with the proposed
use (along with any unlicensed vehicles and storage of miscellaneous materials) shall be
completely screened by a 6-foot high opaque fence (or other equivalent screening material).
(Department of Planning Services)
I. The applicant shall address the requirements of the Department of Building Inspection as stated
in their referral dated 2/23/2012. A change of use building permit shall be submitted for the
building used for the dog kennel. The building permit shall meet the following requirements:
1. The structures proposed to have changes uses to a dog kennel will require commercial
building permit for change of use. A floor plan and complete set of plans for any alteration.
2. A building permit application must be completed and two complete sets of floor plans must be
submitted for review. A geotechnical engineering report performed by a registered State of
Colorado engineer shall be required.
3. Buildings and structures shall conform to the requirements of the various codes adopted at
the time of permit application. Currently the following has been adopted by Weld County:
• 2006 International Building Code; 2006 International Mechanical Code; 2006 International
Plumbing Code: 2006 International Energy Code; 2006 International Fuel Gas Code; 2011
National Electrical Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld
County Code. (Department of Building Inspection)
J. The applicant shall address the requirements of the City of Dacono as stated in their referral
response dated 5/7/2012. Written evidence of such shall be provided to the Department of
Planning Services. (City of Dacono)
K. If exterior lighting is proposed the applicant shall submit a lighting plan for review and approval
by the Department of Planning Services. Per the Weld County Code:
1. Sources of light, including light from high-temperature processes such as combustion or
welding, 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;
and
2. Neither direct nor reflected light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets and no colored lights may be used
which may be confused with or construed as traffic control devices. (Department of
Planning Services)
S
Roos- Kennel &Storage- USR12-0007 Page 6
L. The applicant shall submit written evidence to the Weld County Department of Planning Services
• verifying that the occupant of the mobile home permitted by ZPMH# 1365, for temporary
accessory farm use, is principally employed at or engaged in the farming operation on the subject
property in accordance with Section 24-4-170 of the Weld County Code. The evidence shall
consist of tax records, employment agreements or other documentation as determined suitable
by the Weld County Department of Planning Services. Failure to submit the required
documentation may result in the cessation of the allowance of the mobile home for temporary
accessory farm use.
M. The plat shall be amended to delineate the following:
A. All sheets of the plat shall be labeled USR12-0007. (Department of Planning
Services)
B. The attached Development Standards. (Department of Planning Services)
C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
D. Show and label the Water Quality Area on the Plat. (Department of Public Works)
E. The applicant shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent public
rights-of-way and adjacent properties. These areas shall be designed and used
in a manner that will prevent wind or animal scattered trash. (Department of
Planning Services)
• F. The approved screening plan. (Department of Planning Services)
G. The approved lighting plan (if applicable). (Department of Planning Services)
2. Upon completion of 1 above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies the applicant shall submit a Mylar plat along with all other documentation required
as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk
and Recorder by Department of Planning Services' Staff. The plat shall be prepared in
accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar
plat 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 2006-7 approved June 1, 2006, should the plat
not be recorded within the required one-hundred twenty (120) days from the date the Board of
County Commissioners resolution a $50.00 recording continuance charge shall added for each
additional 3 month period. (Department of Planning Services)
4. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files
format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable).
This digital file may be sent to mapsco.weld.co.us. (Department of Planning Services)
5. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
Roos - Kennel &Storage - USR12-0007 Page 7
SITE SPECIFIC DEVELOPMENT PLAN
• SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Richard Roos
USR12-0007
1. A Site Specific Development Plan and Use by Special Review permit for a Kennel (up to 40 dogs)
and a Use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
commercial or industrial zone districts, 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 (storage of stone and masonry materials and stone and masonry
installation equipment) in the A (Agricultural) Zone District and 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. Hours of operation for the kennel facility are 10 AM to 6 PM as stated in the application
materials.(Department of Planning Services)
4. The kennel and masonry storage and staging business are to be operated by family members (no
outside employees) as stated in the application materials. (Department of Planning Services)
5. Animal and feed wastes, bedding, debris and other organic wastes shall be disposed of so that
vermin infestation, odors, disease hazards, and nuisances are minimized. Such wastes shall be
removed at least weekly from the facility and disposed of every other week by a commercial
hauler. (Department of Public Health and Environment)
• 6. 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)
7. 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)
8. 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.
(Department of Public Health and Environment)
9. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
10. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry. (Department of Public Health and Environment)
11. 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)
12. This facility shall adhere to the maximum permissible noise levels allowed in the Non-specified
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
• and Environment)
Roos - Kennel &Storage- USR12-0007 Page 8
13. Sewage disposal for the facility shall be by septic system. Any septic system located on the
• property must comply with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
14. Adequate drinking, handwashing and toilet facilities shall be provided for visitors and clients of the
facility, at all times. (Department of Public Health and Environment)
15. A permanent, adequate water supply shall be provided for drinking and sanitary purposes, at all
times. The facility shall utilize the existing public water supply. (Central Weld County Water
District) (Department of Public Health and Environment)
16. 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)
17. Effective April 25, 2011, Building Permits issued on the proposed lots will be required to adhere to
the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2) (Department of
Planning Services)
18. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere
to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
(Department of Planning Services)
19. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
20. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code.
• 21. 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 constructed as traffic control devices. (Department of
Planning Services)
22. The Screening on site shall be maintained in accordance with the approved Screening Plan.
(Department of Planning Services)
23. Forty (40) is the maximum number of dogs. Dogs over the age of six (6) months are counted
towards the maximum numbers described above in accordance with Section 23-1-90 of the Weld
County Code. (Department of Planning Services)
24. ZPMH-1674 was approved for a mobile home to be utilized for storage of materials and other
goods pertaining to the farm on this property. Upon the sale or lease of this property this mobile
home shall be removed.
25. 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)
26. Personnel from the Weld County Government 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
Development Standards stated herein and all applicable Weld County regulations.
•
Roos - Kennel &Storage - USR12-0007 Page 9
27. The historical flow patterns and runoff amounts will be maintained on site in such a manner that it
• will reasonably preserve the natural character of the area and prevent property damage of the
type generally attributed to run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
28. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Public Works)
29. A building permit will be required for any new construction, alteration, or addition to any buildings
or structures on the property. (Department of Building Inspection)
30. A building permit application must be completed and two complete sets of floor plans must be
submitted for review. A geotechnical engineering report performed by a registered State of
Colorado engineer shall be required. (Department of Building Inspection)
31. Buildings and structures shall conform to the requirements of the various codes adopted at the
time of permit application. Currently the following has been adopted by Weld County: 2006
International Building Code; 2006 International Mechanical Code; 2006 International Plumbing
Code: 2006 International Energy Code; 2006 International Fuel Gas Code; 2011 National
Electrical Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County Code.
(Department of Building Inspection)
32. The 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.
• 33. 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.
34. 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.
Roos - Kennel &Storage- USR12-0007 Page 10
• 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.
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, sand burs, 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.
•
•
Roos - Kennel &Storage - USR12-0007 Page 11.
• a�i86>,dR, DEPARTMENT OF PLANNING SERVICES
�'�.�`< 1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: cgathman@co.weld.co.us
f
PHONE: (970) 353-6100, Ext. 3537
�N 1 Y FAX: (970)304-6498
February 16, 2012
RICHARD & BETTY ROOS
3525 COLORADO BLVD
DACONO, CO 80514
Subject: USR12-0007- Site Specific Development Plan and Use by Special Review Permit for a Kennel
(up to 40 dogs) and a Use permitted as a Use by Right, an Accessory Use, or a Use by Special Review
in the commercial or industrial zone districts, 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 (storage stone and masonry materials and stone and masonry installation
equipment)in the A(Agricultural)Zone District.
On parcel(s)of land described as:
S330' N2 SECTION 13, T1 N, R68W of the 6th P.M., Weld County, Colorado.
• Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s)for their review and comments:
Erie at Phone Number 303-926-2700
Dacono at Phone Number 303-833-2317
Frederick at Phone Number 720-382-5500
Northglenn at Phone Number 303-450-8709
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
L.��; ^ ' Reason:l am the author of this document
Location:1555 N 17th Ave
Date:2012 O2.16 13:32:22-07'00'
Chris Gathman
• Planner
6/29/2012
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FIELD CHECK inspection dates: 6/8/2012
APPLICANT: Richard Roos
CASE#: USR12-0007
REQUEST: A Site Specific Development Plan and Use by Special Review permit a Kennel (up to 40
dogs)and a Use permitted as a Use by Right, an Accessory Use,or a Use by Special Review
in the commercial or industrial zone districts, 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(storage of stone and masonry materials and stone
and masonry installation equipment) in the A(Agricultural)Zone District.
LEGAL: Part of the N2 of Section 13, T1 N, R68W Lying East of the Union Pacific Railroad Right-
of-Way; Weld County, Colorado
LOCATION: West of and adjacent to Colorado Boulevard (County Road 13)and 1/2 mile north of
County Road 8 (Summit Boulevard).
PARCEL ID#: 146713000011
ACRES: +/- 19.71 Acres
Zoning Land Use
N A N Agricultural Land/single family residence
E A E Agricultural Land
• S A S Agricultural Land
W A W Agricultural Land (Platted Subdivision in Dacono)
COMMENTS:
Existing residence, kennel, mobile home and outdoor storage located on property.
Chris Gathman - Planner Ill
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