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Home My WebLink About20102747.tiff • INVENTORY OF ITEMS FOR CONSIDERATION ApplLcawt Rocky Mountain Wildlife case Nuwber AmUSR 1253 Conservation Center—The Wild Animal Sanctuary, do Patrick Craig submitted or Prepared Prior to At Hearwwr Neorivog 1 Staff cowwewts x nepartwewt of PLawwiwg Sew[ces Meld check Form, PLawwivg CowwLssiower ELeld check Forty Letter to AppLLcatot A f fiAcwiLt of si.gw postLwo LegaL NotLfcatLows .N` 2 AppLLcatLow X Maps need/ Easewewt certi f cote • SurrouwdLw99 Properttu /MLwe✓al owv„ers RtLLLtLes 3 Referral List X Referrals without cowwevtt x Weld County Zoning Compliance, referral dated August 11, 2010 Town of Keenesburg, referral dated August 11, 2010 Colorado Department of Transportation, referral dated August 11, 2010 v Weld County Sheriffs Office, referral dated August 17, 2010 Town of Hudson Planning Commission, referral dated September 8, 2010 4 ReferraLs with cow wewts X State of Colorado, Division of Water Resources, referral dated August 16, 2010 Weld County Department of Building Inspection, referral dated August 27, 2010 Weld County Planning, Landscape referral dated August 27, 2010 Anadarko Land Corp. and Anadarko E&P Company LP, referral dated • September 3, 2010 1 2010-2747 • State of Colorado, Division of Wildlife, referral dated September 3, 2010 Weld County Department of Public Works, referral dated September 8, 2010 Weld County Department of Public Health and Environment, referral dated September 20, 2010 5 ELectrowLc MaLL Received X 6 Surrouwdlwo Propert j Owwevs- Letters PC Exhibits Affidavit of sign posting with Photograph (I j wi C,,„,u,,ie,) x Letter from G. Douthit, adjacent property owner, dated November 1, 2010 x • Iherebycerttfu that the 4 items uAewti.fedhereiw were subvvLttedto the nepartmewtofPlawvCtxg services at or prior to the scheduled Pia w&iv s cove kst ssLovers hearrwg.• n.o,oVa9�o.,a oli Kivu, Cole ❑ Plawwer • Wi`pe SD USE APPLICATION UMMARY SHEET COLORADO CASE#: AmUSR 1253 HEARING DATE: November 2, 2010 APPLICANT: Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary, do Patrick Craig REQUEST: A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel, and as a Recreational facility and uses including: Guest farm, in the A(Agricultural) Zone District LEGAL: Lot A and Lot B RE-2344, Part N2NW4 of Section 28, T1N, R64W; Lot A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, T1N, R64W; Lot A and Lot B RE-4034, Part E2SE4 of Section 20, T1N, R64W; N2SW4 of Section 21, T1N, R64W of the 6th P.M., Weld County, Colorado LOCATION: North and South of and adjacent to vacated County Road 6; West and East of and adjacent to County Road 53 PARCEL ID #: 1475 28 000011, 1475 28 000012, 1475 21 300023, 1475 21 300024, 1475 21 000005, • 1475 20 400020, & 1475 20 400021 ACRES: 320+/- 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 comment: • Weld County Zoning Compliance, referral dated August 11, 2010 • Town of Keenesburg, referral dated August 11, 2010 • Colorado Department of Transportation, referral dated August 11, 2010 • Weld County Sheriffs Office, referral dated August 17, 2010 • Town of Hudson Planning Commission, referral dated September 8, 2010 The Department of Planning Services' staff has received responses from the following agencies with comment: • State of Colorado, Division of Water Resources, referral dated August 16, 2010 • Weld County Department of Building Inspection, referral dated August 27, 2010 • Weld County Planning, Landscape referral dated August 27, 2010 • Anadarko Land Corp. and Anadarko E&P Company LP, referral dated September 3, 2010 • State of Colorado, Division of Wildlife, referral dated September 3, 2010 • Weld County Department of Public Works, referral dated September 8, 2010 • Weld County Department of Public Health and Environment, referral dated September 20, 2 EXHIBIT • Rocky Mountain Wildlife Conservation Center - Wild Animal Sanctuary ArriUS R 1 r',3 -- Page 1 • The Department of Planning Services' staff has not received responses from the following agencies: • USDA-APHIS (USDA-Animal & Plant Health Inspection Service) • State of Colorado, Department of Health • Brighton --SE Weld Soil Conservation District • Department of Interior, US Fish and Wildlife Service • Weld County School District, RE-8 • Hudson Fire Protection District • Town of Hudson • Adams County • KE Andrews & Company • Porky Mountain Wildlife Conservation Center-Wild Animal Sanctuary AmUSR-1253 - - Page 2 • _ 46tfr SPECIAL REVIEW PERMIT W�`D 0 • ADMINISTRATIVE REVIEW COLORADO PLANNER: Kim Ogle CASE #: AmUSR 1253 HEARING DATE: November 2, 2010 APPLICANT: Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary, do Patrick Craig REQUEST: A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel, and as a Recreational facility and uses including: Guest farm, in the A (Agricultural) Zone District LEGAL: Lot A and Lot B RE-2344, Part N2NW4 of Section 28, T1 N, R64W; Lot A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, -11 N, R64W; Lot A and Lot B RE-4034, Part E2SE4 of Section 20, T1N, R64W; N2SW4 of Section 21, T1 N, R64W of the 6th P.M., Weld County, Colorado • LOCATION: North and South of and adjacent to vacated County Road 6; West and East of and adjacent to County Road 53 PARCEL ID#: 1475 28 000011, 1475 28 000012, 1475 21 300023, 1475 21 300024, 1475 21 000005, 1475 20 400020, & 1475 20 400021 ACRES: 320+/- 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. Section 22-2-20 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, specifically A.Policy 1.2. Support the development of creative policies for landowners to voluntarily conserve agricultural land." The existing 65 acre facility is primarily an agricultural based entity that focuses on preserving open space, habitat, grasslands, and providing environmental amenities and enrichment for the animals on premises. The facility is Rocky Mountain Wildlife Conservation Center- Wild Animal Sanctuary ArriUW2-1253 ----- Page • compatible with dry-land crop farming and CRP uses found in the area. Section 22-2-20.1. A.Goal 9. Reduce potential conflicts between varying land uses in the conversion of traditional agricultural lands to other land uses. The large tracts of land under the control of the Wildlife Sanctuary provides for a natural buffer between adjacent properties and uses. The sanctuary is primarily developed as open grassland habitats with primary and secondary fencing. This fencing and tract layout may also be used for livestock or other approved land use operations, in the future and if warranted. Section 22-2-20.I.A.Policy 9.5. Applications for a change of land use in the agricultural areas should be reviewed in accordance with all potential impacts to surrounding properties and referral agencies. Encourage applicants to communicate with those affected by the proposed land use change through the referral process. Section 22-2-20.J. A.Goal 10. The County recognizes the right to farm. Section 22-3-70. TR.Goal 1 states "Recognize the importance of cultural and heritage tourism and recreation to local, regional and agricultural economies, including events and sites such as wildlife sanctuary's, et cetera. Encourage the provision of adequate support services and facilities necessary for the continuation and expansion of these activities, consistent with other goals and policies of the Comprehensive Plan. (Weld County Code Ordinance 2002-6; Weld County Code Ordinance 2008-13) The purpose of the facility is to rescue animals that come in from a referral from regulatory and/or law enforcement agencies due to official confiscation or court order. The rescued animals are brought to the sanctuary, for rehabilitation and long term care. The goal of the sanctuary is to change social consciousness so that people learn to understand that captive large carnivores do not make good pets, they are not entertainment, and their skins and body • parts are not for sale or consumption. This is achieved through education of visitors to the sanctuary. The Education Center at the sanctuary provides detailed information on the rescue and care of exotic animals, posters and videos about animals, their habitats, shelter, their food preferences, et cetera. B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. The existing facility and the proposed amendment to this facility performs a variety of functions and has multiple activities including those allowed in Section 23-3-40.B.4 for an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals; Section 23-3-40.J Keeping, raising or boarding of exotic animals; Section 23-3-40.H kennels and Section 23-3-40.C.5 Recreational facilities and uses including: Guest farms 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. There is limited residential development outside of the residences located within the grounds of the sanctuary, and surrounding lands adjacent to the facility are predominately grassland and row crops, predominately irrigated corn fields. Limited oil and gas activities are present. A recently approved Change of Zone application for a 9-Lot subdivision is adjacent to the East. The applicant and the adjacent property owner/ developer have held discussions on attempts to mitigate the potential conflict between these two land uses, including setback and buffering between the animals and the residential development. Representatives for both parties have entered into an agreement, dated September 26, 2010, for the protection of both developments from adverse compatibility issues that may arise through the establishment of a residential subdivision adjacent to The Wild Animal Sanctuary. Staff contends that the existing use is compatible and that the Development Standards and Conditions of Approval will ensure • that this use is compatible with adjacent uses. Rocky Mountain Wildlife Conservavon Center- Wlld Animal Sanctuary AmUSR-1263 ---- Page 4 • 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 located within the 3-mile referral area for the Towns of Keenesburg and Hudson and Adams County; the Town of Keenesburg in their referral dated August 11, 2010 and the Town of Hudson Planning commission in their referral dated September 8, 2010 returned a referral indicating no conflicts with their interests. Adams County did not return a referral. E. Section 23-2-220.A.5 -- The site is not located within the floodplain as defined by the FIRM Community Panel Map 080266-1025C, dated September 28, 1982. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40) 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 site is located in land designated as "Other" according to the according to the U.S.D.A. Soil Conservation Map, dated 1979. G. Section 23-2-220.A.7 --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 ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and County. H. Section 23-4-400 — The attached conditions of approval and development standards will ensure that the kennel will be operated according to the supplementary kennel requirements outlined in this Section of the Weld County Code. 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 Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the plat: A. The applicant shall submit written evidence from the Colorado Division of Water Resources, demonstrating that the wells are appropriately permitted for the Sanctuary use. There were four (4) well permits and one (1) change in ownership for a well permit, received with the application. The well permits indicate use is limited to ordinary household purposes, watering of domestic animals and livestock, and irrigation of not more than 1 acre of home gardens and lawns. The use of the wells for the animal sanctuary requirements shall be verified in writing by the Division of Water Resources. A change in use for the well permits may be required. The applicant shall submit written evidence to the Departments of Environmental Health and Planning Services from the Division of Water Resources indicating that all sources of water permitted by the State Engineers Office are appropriately permitted for the non-exempt commercial use. (Department of Public Health & Environment) Rocky Mountain Wildlrfe Conservation Center-Wild An(nial Sanctuary AmUSH-1253 ---- Page 5 • B. The applicant shall submit written evidence of a Surface Use Agreement (SUA) or a Memorandum of Understanding (MOU) for the mineral interests for oil and gas interests held by Anadarko Land Corp. and/ or are owned by Foundation Energy Management, LLC; and the Coal and Hard Rock Mineral Interests owned by Anadarko Land Corp. (Department of Planning Services) C. The applicant shall attempt to address the concerns raised by the Colorado Division of Wildlife concerning the location of the proposed future animal fenced areas in relation to the existing Hudson Canal. Evidence of an attempt to mitigate the issues raised shall be submitted to the Department of Planning Services. (Department of Planning Services) D. The plat shall be amended to delineate the following: 1. The attached Development Standards. (Department of Planning Services) 2. County Road 53 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. There is presently 60 feet of right-of-way. The applicant shall verify the existing right-of-way and the documents creating the 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) 3. Seventy-five (75) parking spaces for the Wildlife Sanctuary and affiliated improvements must be delineated on the plat. Parking should include a possible overflow area necessary for fund raising events. The dimensions of parking spaces shall be indicated on the plat. Parking shall meet the design requirements for off-street parking outlined in Appendix 23-A of the Weld County Code. (Department of Planning Services) • 4. All on-site lighting must be delineated on the plat. (Department of Planning Services) 5. If additional freestanding signs are proposed, the location shall be shown on the plat a minimum of twenty (20) feet from County Road 53. The size of the sign is limited to sixteen (16) square feet. (Department of Planning Services) 6. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 7. All plat sheets shall be labeled AmUSR-1253. (Department of Planning Services) E. The applicant shall submit three (3) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. (Department of Planning Services) 2. Upon completion of 1. above 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 sixty (60) 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. The Department of Planning Services respectively 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, Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred • Rocky Mountain Wildlife Conservation Center- Wlid Animal Sanctuary AmUSR-125S ----- page 6 • format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be sent to maosco.weld.co.us. (Department of Planning Services) • • Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary AmUSR-1153 Page 7 • SITE SPECIFIC DEVELOPMENT PLAN AMENDED SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Rocky Mountain Wildlife Conservation Center dba The Wild Animal Sanctuary, c/o Patrick Craig AmUSR-1253 1. A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel, and as a Recreational facility and uses including: Guest farm, 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. The facility is limited to twenty-five staff and volunteer's on a daily basis. (Department of Planning Services) 4. The facility is open for business 8:30 AM through 4:30PM daily. (Department of Planning Services) 5. The facility is open for business 8:30 AM to sunset daily, Memorial Day to Labor Day of any given year. (Department of Planning Services) • 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. (USR-1253) (Department of Public Health & 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. (USR-1253) (Department of Public Health & 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. (USR-1253) (Department of Public Health & Environment) 9. The applicant shall operate in accordance with the approved "waste handling plan". (Department of Public Health & Environment) 10. 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. (Department of Public Health & 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". (Department of Public Health & Environment) 12. This facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as delineated in Section 14-9-30 of the Weld County Code. (USR-1253) (Department of Public Health & Environment) • Rocky fVlowga(n Wildlife Conservation Center-Wiid Animal Sanctuary Ar,IJSR-1253 ---- Page 8 • 13. Adequate drinking, handwashing and toilet facilities shall be provided for employees, volunteers and patrons of the facility, at all times. (USR-1253) (Department of Public Health & Environment) 14. In the event daily uses of the facility exceed the number of people for whom the septic systems are designed, the facility may supplement the on-site septic system with portable toilet units for temporary events. The Stanford Event and Labor Services portable toilet chart shall be adhered to as a minimum guideline. (USR-1253) (Department of Public Health & Environment) 15. The disposal of all sewage generated at the site shall comply with the Weld County Individual Sewage Disposal System Regulations. (USR-1253) (Department of Public Health & Environment) 16. In the event the facility's water system serves more than 25 persons on a daily basis the water system shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). Bottled water provided by a commercial source shall be considered an adequate source. (USR-1253) (Department of Public Health & Environment) 17. This application is utilizing wells as its source of water. The applicant should be made aware that while they may be able to obtain a well permit from the Office of the State Engineer, Division of Water Resources, the quantity of water available for usage may be limited to specific uses, i.e. domestic use only, etc. Also, the applicant should be made aware that groundwater may not meet all drinking water standards as defined by the Colorado Department of Public Health and Environment. We strongly encourage the applicant to test their drinking water prior to consumption and periodically test it over time. (Department of Public Health & Environment) 18. The operation shall maintain all applicable and valid permits from the United States Department of . Agriculture and the Division of Wildlife. (USR-1253) (Department of Public Health & Environment) 19. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. (Department of Public Health & Environment) 20. The historical flow patterns and run-off 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) 21. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if 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. (Department of Public Works) 22. The existing residential access and gravel driveway shall be graded and drained to provide all weather access to the facility. (Department of Public Works) 23. There will be no parking or staging of vehicles associated with this facility on the County Roads. (Department of Public Works) 24. Building permits shall be obtained prior to starting construction. A plan review is required for each building or structure for which a building permit is required. Two complete sets of plans are required when applying for each permit. Include a Code Analysis Data sheet for the Weld County Building Department for each structure that requires a permit. Submittal plans shall include a floor plan showing the specific uses of each area for the building. Plans shall bear the wet stamp of a Colorado Licensed Architect or Engineer. (Department of Building Inspection) Rocky Mountain Wildlife Conservation Center - Wild Animal Sanctuary PxnUSR-1253 ----- Page 9 • 25. Buildings 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; 2008 National Electrical Code; 2006 International Mechanical Code; 2006 International Plumbing Code: 2006 International Energy Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 26. All building plans shall be submitted to the Hudson-Keenesburg Fire Protection District for review and approval prior to issue of building permits. (Department of Building Inspection) 27. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) 28. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40) 29. The landscaping on site shall be maintained in accordance with the approved Landscape and Screening Plan. (Department of Planning Services) 30. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 31. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 32. 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. 33. 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. 34. 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. 35. "No Trespassing" signs shall be posted around the perimeter fence at 500-foot intervals. 36. 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 Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary AniUSR-1253 ---- Page 10 • 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. 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. Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary An,USR-1253 ----- Page 11 Kristine Ranslem rom: Kristine Ranslem nt: Thursday, October 14, 2010 2:41 PM 'pat@wildl ife-sanctuary.org' Subject: AmUSR-1253 PC & BOCC hearing dates Attachments: amusr1253 step 2.pdf Please see the attached letter which lists the scheduled hearing dates for the Planning Commission and Board of County Commissioners. If you have any questions, please let us know. Thank you! ICYCsti,we R2ln,sLem, Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 • • 1 • DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 . 1 PHONE: (970)353-6100, Ext. 3540 �1 FAX: (9(970)304-6498 C. COLORADO October 14,2010 Rocky Mountain Wildlife Conservation Center dba The Wild Animal Sanctuary do Pat Craig 1946 CR 53 Keenesburg CO 80643 Subject: AmUSR-1253- A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishment primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel, and as a Recreational facility and uses including: Guest Farm, in the A (Agricultural) Zone District on a parcel of land described as Lot A and Lot B RE-2344, Part N2NW4 of Section 28,Ti N, R64W; Lot • A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, TIN, R64W; Lot a and Lot B RE-4034, Part E2SE4 of Section 20,T1N, R64W; N2SW4 of Section 21,Ti N, R64W of the 6th P.M.,Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on November 2, 2010, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado. A subsequent hearing will be held on November 17, 2010 at 10:00 a.m., in the Chambers of the Board of County Commissioners, Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members or Board of County Commissioners may have. Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld County Planning Department with written certification indicating the above requirement has been met. A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway(access drive)intersects a publicly maintained road right-of-way. The Department of Planning Services' staff will make a recommendation concerning this application to the Weld County Planning Commission and will be included in the staff report one week prior to the scheduled Planning Commission hearing. You may view the staff report at: http://www.co.weld.co.us/Departments/PlanningZoni no/Plan ningDepartment/index.htinI If you have any questions concerning this matter, please call. Respectfully, 1 ^ Digitallysignedahe ya Kristine Ranslem My^„",`'/ICJ'/'�^ Reason: amtheauthorof his cument L• Date: .10.555 414th Ave Date:2010.10.1414:35:43-06'00' Kim Ogle Planner PLANNING COMMISSION AND BOARD OF COUNTY COMMISSIONERS' SIGN POSTING CERTIFICATE • THE LAST DAY TO POST THE SIGN IS OCTOBER 22, 2010 THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, KIM OGLE, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING AND THE BOARD OF COMMISSIONERS HEARING FOR A SITE SPECIFIC DEVELOPMENT PLAN AND AMENDED USE BY SPECIAL REVIEW PERMIT FOR THE KEEPING, RAISING OR BOARDING OF EXOTIC ANIMALS; AS AN AGRICULTURAL SERVICE ESTABLISHMENTS PRIMARILY ENGAGED IN PERFORMING AGRICULTURAL, ANIMAL HUSBANDRY OR HORTICULTURAL SERVICES ON A FEE OR CONTRACT BASIS, INCLUDING: VETERINARY CLINICS OR HOSPITALS, A KENNEL, AND AS A RECREATIONAL FACILITY AND USES INCLUDING: GUEST FARM, IN THE A(AGRICULTURAL)ZONE DISTRICT C/O PAT CRAIG, APPLICANT KIM OGLE Name of Person Posting Sign • Signat e .f Person Posting Sign STATE OF COLORADO ) ) ss. COUNTY OF WELD ) rn The foregoing instrument was su4sgrftied'and;sworn to me this I day of , 2010. WITNESS my hand and offici. *. !'!.< :4 J , ;' *pTFl,Q!- �.r y ota Public �^, ' ; nr -- My Commission Expires: EXHIBIT • r (rr � ,. ' Jrwi' • ..,<� �1 4 jr p: tell' + M ✓,: md. _. j r �, y ��,ys ' `�r-1'i �•}>, ! Jam•, rt1. '' 4 It I ; ,. Y " - F ~` ^i ".i.„ +x.1,4 -A..:.n.f w.: mAl2-,” -2,1,-, VIA 0 A Public Hearing Concerning ` • THIS PROPERTY Will be Held at: ., • � A Public Hear' g Concerning _ Greeley Planning Office -t THIS PROPERTY Will be Held at: 918 Tenth Street Greeley, CO ` ,, ' Commissioners Hearing Room Weld County Centennial Center 1 a 915 Tenth Street Greeley, CO• On j'4CA'4 ®� �, Z0Ib ; at: 1 :30 P.M. ��'.. raid k t &! t • ai - Jn _I�1 n2Q ` d ; at; 10:Q0 A.M. Ctrs 7.1 Applicant: r CRARY,. stki, 11-hS Wit-1) Q 141/kAA Sktl .1 PAT ,� Applicant: r, Request: ')F%C1MS VSe Pt tir f -me A ' T 1-1 Wnua al' �Y� � 4MA-!='� Request: ft*, fbt1S14r 4'R- t4C DF - - - - c. A.1, 07-;-$.44 Case �'�✓� S ICY` ' � 5 Acres: 3c�t�.. i ' `I FOR FURTHER R INFORMATION PLEASE CONTACT ifs--- r; ; IM Gtr AT re; Case Number. �l� eras. 970-353-6100 ext ,4 q •.,. i44/“i -- _...._,-____ t �.'J .. H {{r1f' �/, . 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A Public Hearing Concerning - Greeley Planning Office THIS PROPERTY Will be Held at: . ` 918 Tenth Street f Commissioners Hearing Room Greeley. CO Weld County Centennial Center !1 .;w n r 915 Tenth Street Greeley, CO q', r e • ` I,,._•' A.�ticanr �' .}�_ at. 1�„4 r{,t �' Or ( 2tt o TM WffLO �yt � - �YP _ . y Rey�v : �REAi, l lln SMy�°� T_.. ..y e2A4 ifA { �_ 7-i::' K Pk�r s !r _ -ME FeMuosf .�14a_ _o+� InG* 1-.F ZH6---- 'tf • �+�P4a-• P1oWRrat dC+t :dt°tk+N, RAt!►tH'r dtboNt!- OF_ DEE-XQS1fg_ tlt]t]A1,.S- - - ;WA E YUTr c ttiAL S. , / it :•-/T. Case Numhnr \7511 g p'�� 1 Case • i,,,,,, . 1Numbor AFAUSS.12,SIACh_j #3� / -•„. '+ a j I C'N `,i FOR FURTHER INFORMATION PLEASE CONTACT d 1 �. 0T ' A' ° 114: -..Iii...., FpR FURTHER INFORMATION PLEASE CONTACT + " , •y l f" r^•a !�i__.�AT 970. 33 6100 rxt 9 .z hr tS 3.. % 353.6100 eat,?Z •;;Nis L� , '+3[ N {- =_�l�Jt.l✓ -..._...._.AT 970, a :7 d y �'dA ' t `rfin r ��.f {-.?itir �r^t` /;.4.4, .1 a . 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I. 1tlIsi ■tII, ; • ci1t: 1 —11 �I'I I■C_I I I 1 I!i c lip' i,l I_ ti .rIr • • • 111 111 ■ _ t.IG. 1 �,•?■ I. I_ I ■ I I L - ❑ _ I. _ r, - w r 1MI III a * !Irip aliti, IN ir a ......-...+e, Vs .. si ` 1 �y. i • s--- ; Prel It-- tt-. ---- -..... 4' • O le 40 F r tie Vir li. liskeimpleSt It ' -r--•'""IPOI lira et I L .4 � / Ca itili 4111-7...1.- — 'f'i exi I , if �.. - i. .ibio0 C `� � . .Ail r iii VIP* I ilk° -I dam( oak di eft% i Ic to I sof as es 'yogii I li . - • Ciangoi l { sli ":"..--•• i ig . :Q kiri `r C �� •,j 1 IS le im.NIC IV = fa iii 1 IF 9 it �'i •x ,i iv . :, __ _ ... . 1 f 41 A 1 . . . ._ _ _ . 4. • 1 • ,... ( i to.. f 1 el I: i ' lb 0 Kim Ogle m: Pat Craig [Pat@wildlife-sanctuary.org] Oo:t: Monday, October 18, 2010 12:53 PM Kim Ogle; Lauren Light Subject: FW: Class V Permit Here is the EPA's response to our inquiry - they stated we did not need a permit. Thanks, Pat Craig www.wildanimalsanctuary.orq Saving one animal may not change the world... But surely, for that one animal... The world will change forever! Original Message From: Shea.Valois@epamail.epa.gov [mailto:Shea.Valois@epamail.epa.gov] Sent: Monday, October 18, 2010 8:45 AM To: Pat Craig Subject: RE: Class V Permit Hi Pat, Aka nks for your quick response. It looks like only one of the four tic systems at the site is large enough to fall under our program. Because this septic system receive sanitary waste only, it will not need a permit from us. By submitting the inventory questionnaire, you have fulfilled all the UIC program requirements for this system. We will file the information you submitted and send you a letter of Rule Authorization, which means that you are authorized to operate the system as you described in the inventory form. As long as nothing but sanitary waste enters this septic system, the system will be in compliance with our program. The inventory form referred to an attachment A, but I could not fine an attachment A. Was it supposed to be an additional attachment to the email? Thanks! Valois Shea US EPA Region 8 8P-W-GW 1595 Wynkoop Street Denver, CO 80202-1129 phone: 303-312-6276 fax: 303-312-6741 m: "Pat Craig" <Pat@wildlife-sanctuary.org> o: Valois Shea/RB/USEPA/US@EPA Date: 10/16/2010 01:40 PM 1 Subject: RE: Class V Permit .Valois, Thank you for your response, and for providing the questionairre. I have completed the form and attached it to this email. As for the original question concerning whether the septic system needs to be permitted or not, I assume the questionarre helps you to assess that. If this is correct, will you be responding to me one way or another as to the need for a permit? Pat Craig Executive Director The Wild Animal Sanctuary www.wildanimalsanctuarv.orq Saving one animal may not change the world... But surely, for that one animal... The world will change forever! Original Message From: Shea.Valois@epamail.epa.gov [mailto:Shea.Valois@epamail.epa.gov] Sent: Friday, October 15, 2010 2:58 PM 'PatCraig ject: Re: Class V Permit Thanks for contacting me. We collect "inventory" information on the attached questionnaire about septic systems receiving sanitary waste only that have the capacity to serve 20 or more people per day. So if any of the septic systems at your facility are large enough - i.e. have tanks of 2000 gallons or greater-then they would fall under our program. If any of your septic tanks receive any waste fluids besides sanitary wastes, they would also fall under our program. For example, if you have floor drains that are connected to a septic system, then it is regulated by the underground injection control program as a shallow waste disposal system. I have attached a questionnaire, in case you need one. Please feel free to call me if you have any questions. (See attached file: UIC Class V Inventory Questionnaire.pdf) Valois Shea US EPA Region 8 8P-W-GW 1595 Wynkoop Street liver, CO 80202-1129 one: 303-312-6276 fax: 303-312-6741 2 From: "Pat Craig" <Pat@wildlife-sanctuary.org> Valois Shea/R8/USEPA/US@EPA e: 10/14/2010 05:46 PM Subject: Class V Permit Hi Valois, We are a non-profit Wild Animal Sanctuary located northeast of Denver near the town of Keenesburg, CO. We are currently amending our current USR to cover our current operations and possible future development, and during conversations with Weld County Planning and Environmental Health, the subject was brought up that we should check with you concerning the possible need for a class V permit. Our Sanctuary is a relatively small operation and operates for the benefit of rescued animals —as we provide life-long care for them in large natural habitats. We also allow the public to visit the Sanctuary to see and learn about the rescued wildlife. In doing so, we have a small Welcome Center/Gift Shop and Education Center where visitors can learn more about the non-profit organization and its mission. We have public restrooms that currently accommodate approximately 3,000 visitors per month on average, utilizing 4 separate septic systems in 0rious locations. Is this something that would require a UIC class V mit? I appreciate your time and consideration on this issue, and ope you can clarify this for us. (Embedded image moved to file: pic26909.gif)signature-and-type (Embedded image moved to file: pic14902.jpg)SMALL Your Coompassion Footprint copy www.wildanimalsanctuarv.org Saving one animal may not change the world... But surely, for that one animal... The world will change forever! [attachment "UIC Class V Inventory Questionnaire.pdf" deleted by Valois Shea/R8/USEPA/US] • 3 Kristine Ranslem Wrom: Kim Ogle ent: Tuesday, October 12, 2010 5:48 AM To: Kristine Ranslem Cc: Esther Gesick Subject: AmUSR-1253Request, et cetera CASE #: AmUSR 1253 HEARING DATE: November 2, 2010 APPLICANT: Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary, c/o Patrick Craig REQUEST: A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel. and as a Recreational facility and uses including: Guest farm, in the A (Agricultural) Zone District LEGAL: Lot A and Lot B RE-2344, Part N2NW4 of Section 28, TIN, R64W; Lot A and Lot B Corrected AmRE- 2541, Part S2SW4 of Section 28, TIN, R64W; Lot A and Lot B RE-4034, Part E2SE4 of Section 20, TIN, R64W; N2SW4 of Section 21, T1N, R64W of the 6th P.M , Weld County, Colorado LOCATION: North and South of and adjacent to vacated County Road 6; West and East of and adjacent to County Road 53 PARCEL ID #: 1475 28 000011, 1475 28 000012, 1475 21 300023, 1475 21 300024, 1475 21 000005, 1475 20 400020, & 1475 20 400021 ACRES: 320+/- Kim Ogle A'2i! ..,Q.rily P!a d 'y::;c:nv.ccs .rre.e!cy Off,^e "5J', ii1 lr .1('1.iverJc Gree.oy " .3(U,3l I.��-n'-`—''-----�r=—!.J . ..,., , r;, X";F:,*; 970.,...4,:4gs? 1 FIELD CHECK Inspection Date: October 8, 2010 • CASE#: AmUSR 1253 HEARING DATE: November 2, 2010 APPLICANT: Rocky Mountain Wildlife Conservation Center-Wild Animal Sanctuary, do Patrick Craig REQUEST: A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals; as an Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including: Veterinary clinics or hospitals, a Kennel, and as a Recreational facility and uses including: Guest farm, in the A (Agricultural) Zone District LEGAL: Lot A and Lot B RE-2344, Part N2NW4 of Section 28, T1 N, R64W; Lot A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, T1N, R64W; Lot A and Lot B RE- 4034, Part E2SE4 of Section 20, -11 N, R64W; N2SW4 of Section 21, TIN, R64W of the 6th P.M., Weld County, Colorado LOCATION: North and South of and adjacent to vacated County Road 6; West and East of and adjacent to County Road 53 PARCEL ID#: 1475 28 000011, 1475 28 000012, 1475 21 300023, 1475 21 300024, 1475 21 000005, 1475 20 400020, & 1475 20 400021 ACRES: 320+/- . Zoning Land Use N AGRICULTURE N RANGELAND/ PASTURELAND E AGRICULTURE/ ESTATE E RANGELAND/ PASTURELAND AND PROPOSED RESIDENTAL SUBDIVISION S AGRICULTURE S RANGELAND/ PASTURELAND/CORN W AGRICULTURE W RANGELAND/ PASTURELAND Comments: This is an existing facility which accesses the site from CR 53 a local gravel road. The access is graveled and graded with animal enclosures visible from the access drive. The road is well marked with signs directing visitors to the different areas. Access is restricted to some internal locations with cones or a cable across the road. Animals are visible roaming the property. The access road leads to a large graveled parking area where the interpretative center and gift shop are located. It is from this point that tours for the facility begin with a brief orientation, followed by a self guided tour to the roundhouse and overhead viewing platforms. The central roundhouse provides interpretative videos, posters and handouts concerning the animals, their habitat and information on their diet. A large outdoor seating area with views to the North, South and West is the farther down this same overhead walkway. Walkway construction is post and beam with decking. All animals are within enclosures and are readily visible. • Above the gift shop area is an outdoor deck serving as a viewing platform for enclosures to the South, East and North. There is also a "binocular" available for distant viewing from this location. The deck has picnic tables and is able to accommodate large groups. Access is by stairway for ambulatory persons. • No violations were noted. There is an area where materials for future enclosures are stored in rows or in piles of material. Staff did not deem this to be a violation as the materials are utilized. There is also a parking area for large trailers with Sanctuary logo. Again this area is not visible from surrounding property or adjacent public roads. There are a few residences within the property that are utilized in the care of the animals or for offices. (fAQSignat ❑ House(s) ❑ Crops n Outbuilding(s) ❑ Access to Property ❑ Wetlands n Wildlife ❑ Crop Productions o Site Distance ❑ Topography ❑ Mobile Home(s) n Water Bodies ❑ Ditch ❑ Other Animals On-Site • Note any commercial business/commercial vehicles that are operating from the site. The Wild Animal Sanctuary, USR-1253 operates from this location. ',a , . '; ,4 rr r,,�p, , ,r. v+ kr. e ii Y. v, i tiet'�5 Mirt,n e x telti. 14 dySY,t, ;,,o .t 4 1. ,,o !r ;Ti,::N. !!c 'bc. 'wI'�^'' i LLtt,, 'v V1,y, rs' '`�' " A. r ,f v, visr - 1Iyi ,cq . n. s uriti- .►A , ,, ,).art. i , iikr,, , t _,,.,,„,,c‘,1,,.4,.....;:.• 7® QY +r ''.4141144.1114. C , V� • Agreement for PUD Subdivision Conditions This agreement between Rocky Mountain Wildlife Conservation Center Inc., a Colorado Non-profit Corporation doing business as The Wild Animal Sanctuary (hereafter referred to as TWAS), and Sherry A. Wigaard and Velois A. Smith owners (hereafter referred to as Developers) of proposed PUD with 8 residential lots and 4 outlots is established in order to protect the Sanctuary from adverse compatibility issues that may arise through the establishment of a residential subdivision adjacent to The Wild Animal Sanctuary. Both parties agree the potential for compatibility issues arising is significant enough to willingly agree to enter into the following stipulations: 1) The Developers agree at their expense to erect an eight foot tall privacy fence across the entire western boundary line of the development with an inset of at least eight feet from the Sanctuary's Habitat Fencing. a) Fencing is to be erected prior to any lots being marketed or sold. b) TWAS agrees to cover up to 20% of the fencing cost in order to offset costs associated with the 8' height requirement. • Developers agree to create a Home Owners Association (HOA)with a perpetual three person Board consisting of Sherry Wigaard, Velois Smith, and the acting Executive Director of The Wild Animal Sanctuary (currently Pat Craig). a) The HOA is to be created prior to any lots being marketed or sold. b) The HOA Board will create a requirement for all potential empty lot or home buyers to be interviewed prior to any purchase being approved concerning their knowledge and understanding of a wild animal sanctuary being located next to the subdivision, and prior to their purchasing a lot or home, they must sign a disclaimer stating they are fully aware and in complete acceptance of the sounds, smells, dangers and other potential issues that may exist with a wild animal sanctuary being located adjacent to the subdivision they are choosing to move in to. c) The Board will create a Home Owners Association requirement for the two lots that are located at the western edge of the development and adjacent to Sanctuary property that stipulates all current and future owners will not erect, build or temporarily place structures or other items against or within 20 feet of the privacy fence that was erected to restrict public viewing of the animals in habitats, and that utilizing any buildings, structures or other elevated objects to enable viewing of the animals in the Sanctuary Habitats is strictly prohibited. d) The HOA Board will create a bylaw that stipulates in the event Sherry Wigaard or Velois Smith dies, their successor(s) to the HOA Board are to be picked and appointed by the HOA Director representing TWAS. 3) The Plot Plan submitted and recorded as part of the PUD approval through Weld County shall have the "Weld County Right to Farm Statement", as well as "The Wild Animal Sanctuary Statement" printed on it. a) "Weld County Right To Farm Statement" 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 1 life C.44 o e r„ �t ro d f 'aVJOH Xa .. 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. 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 bus,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. (Weld County Code Ordinance 2002-6; Weld County Code Ordinance 2008-13) b) Wild Animal Sanctuary Statement" 4) The Wild Animal Sanctuary is one of the largest Sanctuaries in the United States that houses large carnivores.The land utilized by The Wild Animal Sanctuary that is adjacent to this development may be open and spacious,but is intensively used for agricultural operations including rescuing, housing and caring for hundreds of wild and dangerous animals, as well as domestic kennel operations. Persons moving into the area must recognize and accept there are drawbacks, including conflicts with long-standing agricultural and wildlife sanctuary practices. Along with the drawbacks come the incentives which attract urban dwellers to relocate near the Sanctuary: open views, spaciousness, rare and exotic wildlife and the natural sounds they emit such as wolves howling and lions roaring. Without the Sanctuary operations,those features which attract urban dwellers to visit or live near the refuge would quickly be gone forever. Agricultural and sanctuary related uses of the land should not be expected to change to accommodate the intrusions of urban users into the area around Sanctuary's operations. Well-run sanctuary activities will generate off-site impacts, including noise from heavy equipment; slow-moving vehicles on rural roads, visitor traffic; dust from animal pens, field and habitat work and •gravel roads; odor from animal confinement, animal food and manure; smoke from ditch burning; excessive flies, 2 Pa « L • Syr' �, � � "`y`......r s®.ru.ca-,n ova�iti .,......+..�..z MY...',wain•, •c -I.SIMM .�m+.w�ar__.. seagulls, starlings and mosquitoes; and the use of pesticides and artificial lighting at night. It is common practice for agricultural and sanctuary operations to utilize an accumulation of agricultural and construction machinery and supplies to assist in their operations. A concentration of miscellaneous agricultural and building materials often produces a visual disparity between rural and urban around the Sanctuary. Section 35-3.5-IO2, 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 operations. People are exposed to different hazards living near an exotic animal sanctuary than in an urban or suburban setting. Wild animals present real threats when harassed, stimulated or frightened. so controlling adult and children's activities is important, not only for their safety, but also for the protection and wellbeing of the rescued animals. The above,stted conditions are hereby acknowledged and agreed to by all parties, signed ---7- ',„*". /"--------<C--',;;'-') ./ _ • t: Date lc 1 , Date % /, Pat .r'aig :'; Sf1CT1'y ,4.'Wig�ard� Executive Director ` Owner/Develoer '--'Rocky Mountain Wildlife Conservation Center, Inc., - , �Colorado Non-profit Corporation , ba The Wild Animal Sanctuary (TWAS) " _t - -b cam:.-.�l�:s .,_...�� ..�• Date`r'--,� . y Velois A. Smith Owner/Developer STATE OF COLORADO ) )ss. County of Weld ) The foregoing Agreement was subscribed and sworn to before me this 26th day of September, 2010, by Pat Craig, Sherry A. Wigaard, and Velois A. Smith. WITNESS my hand and official seal (::—..,: ::4 Ile,r hejr,di,_,I._,-- My Co Kpoiesippi,�Expires: NOTARY PUBLIC ..:,..> `• . �..8. ...•% ir • NOTAi?r s tr PUBLIC G P „��1111fltt44444t:i{\'• rM Eraff`'''' s ,:, 3I '' ° = - Kim Ogle rom: Pat Craig [Pat@wildlife-sanctuary.org] nt: Thursday, September 16, 2010 2:24 PM Kim Ogle Subject: Update Attachments: image001.gif; image002.jpg Hi Kim, Just a note to say I met with Foundation Energy and Anadarko concerning their objection to our USR amendment, and we seem to have everything worked out. Also, I don't seem to have the two hearing dates in our calendar—so could you remind me of the planning and county commission hearing dates, and relevant times? Thanks, / 1///: G> Pat Craig Executive Director Oifc r. Compar ion : A ire (t ATLI-MAI 44( i : 4. fL i;:;tts.' ,•;'‘ cienctrid aerti . h_. -,„ ,,,,, 4,i?,, ,A... „, 'sr \v .,..AviILAnirnalSanctuary Or SANCTUARY www.wildanimalsanctuarv.org 5aving one animal may not change the world.. But surely, for that one animal.. The world will change forever! • 1 Kristine Ranslem 000m: Kristine Ranslem nt: Wednesday, August 11, 2010 11:52 AM : 'pat@wildlife-sanctuary.org' Subject: Case AmUSR-1253 Attachments: amusr1253.pdf Please see the attached letter. If you have any questions, please let us know. Thank you! KrLstLvte wsLevv. Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 • • 1 • • a DEPARTMENT OF PLANNING SERVICES • f 15E5Y N CO8h VE GREELEY, O 80631 PHONE: (970)353-6100, Ext. 3540 ' FAX: (970) 304-6498 COLORADO August 10, 2010 Rocky Mountain Wildlife Conservation Center The Wild Animal Sanctuary do Pat Craig 1946 CR 53 Keenesburg CO 80643 Subject: AmUSR-1253 - Request for a Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals (Rocky Mountain Wildlife Conservation Center - Wild Animal Sanctuary and Kennel) in the A (Agricultural) Zone District on a parcel of land described as Lot A and Lot B RE-2344, Part N2NW4 of Section 28, T1N, R64W; Lot A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, Ti N, R64W; Lot A and Lot B RE-4034, Part E2SE4 of Section 20, T1N, R64W; N2SW4 of Section 21, T1N, R64W of the 6th P.M., Weld County, Colorado. • Dear Applicants: Your application and related materials for the request described above are being processed. I will schedule a meeting with you to discuss the referrals after we have received them. Once the concerns and requirements of the referral agencies have been met or the applicant has shown an attempt to meet their concerns and requirements, a Planning Commission Hearing will be scheduled. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property 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 Hudson and Keenesburg Planning Commission for their review and comments. Please call Hudson at 303-536-9311 and Keenesburg at 303-732-4281 for further details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the Hudson and Keenesburg Planning Commission meeting to answer any questions the Commission members may have with respect to your application. If you have any questions concerning this application, please call. Respectfully, Digitally en:signed Kristine Ran dlom Reason: am the author of this document Location:1555 N 17th Ave Date:2010.08.1015:55:17-06'00' Kim Ogle Planner • • • Kristine Ranslem 000m: Kristine Ranslem nt: Wednesday, August 11, 2010 11:51 AM : 'Robert Grand' Subject: AmUSR-1253 Field Inspection Attachments: amusr1253.docx We have just received a case (AmUSR-1253) in which we ask that you submit the attached field inspection sheet to us by September 10, 2010. You may view the case material at: http://www.co.weld.co.us/Departments/PlanningZoninq/PlanningDepartment/index.html#AmUSR- 1253 If you have any questions, please let me know. Thank you! kAstLwe rza uvsLevu. Planning Technician Weld County Planning Services 1555 N 17th Ave, Greeley CO 80631 970-353-6100 ext. 3519 • • 1 4t • FIELD CHECK p f /I CASE NUMBER: AmUSR-1253 DATE OF INSPECTION: r/1/v APPLICANTS NAME: The Animal Sanctuary- Pat Craig PLANNER: Kim Ogle REQUEST: A Site Specific Development Plan and Amended Use by Special Review Permit for the keeping, raising or boarding of exotic animals(Rocky Mountain Wildlife Conservation Center -Wild Animal Sanctuary and Kennel) in the A(Agricultural)Zone District. LEGAL DESCRIPTION: Lot A and Lot B RE-2344, Part N2NW4 of Section 28, Ti N, R64W; Lot A and Lot B Corrected AmRE-2541, Part S2SW4 of Section 28, Ti N, R64W; Lot A and Lot B RE-4034, Part E2SE4 of Section 20, Ti N, R64W; N2SW4 of Section 21, Ti N, R64W of the 6th P.M.,Weld County, Colorado. LOCATION: North and South of and adjacent to vacated CR 6;West and East of and adjacent to CR 53. LAND USE: A jY N 1 E A6-- S • W ( ZONING: N A(Agricultural) E A(Agricultural) S A(Agricultural) W A(Agricultural) COMMENTS: + r t iii-c5 E%,U (1cv >( 3(1•-• "� LV - V _1( -1P.C. e ber 1 /Li • • WELD COUNTY • COMPLETENESS REVIEW REVIEW DATE: July 26, 2010 APPLICANT: Pat Craig—The Wild Animal Sanctuary REQUEST: Special Use Permit for the Keeping, Raising or Boarding of Exotic animals (Rocky Mountain Wildlife Conservation Center---Wild Animal Sanctuary and Kennel) LEGAL: Lot A and Lot B RE-2344, part N2NW4 Section 28, Ti N, R64W Lot A and Lot B Corrected AmRE-2541, part S2SW4 Sec. 28, Ti N, R64W Lot A and Lot B RE-4034, part E2SE4 Section 20, T1 N, R64W N2SW4 Section 21, T1N, R64W LOCATION: North and South of and adjacent to Vacated County Road 6, West and East of and adjacent to County Road 53 SITUS: 1946 CR 53 PARCEL#: 1475-28-0-00-011; 1475-28-0-00-012; 1475-21-3-00-023; 1475-21-3-00-024; 1475-21-0-00-005; 1475-20-4-00-020; 1475-20-4-00-021 ACRES: 312 +/- PLEASE NOTE: • The following completeness review notes are provided as a courtesy to the applicant. While we strive to identify significant issues, the following notes may not identify all issues, even major ones that may be raised during the formal review of your application. The information contained herein has been placed on file with the Department of Planning Services. Please submit a copy of this form when you submit a formal Land Use Application. If you have any questions regarding the process and/or application please call Kim Ogle at 970-353-6100 x 3549, or email at koale(&.co.weld.co.us REVIEW: After the completeness review process, please submit your formal Land Use Application to the Department of Planning Services. Be sure all items on the submittal checklist are submitted in addition to the items outlined in the pre- application meeting and completeness review. REVIEW STAFF: Planning: Kim Ogle—kocile(a�co.weld.co.us - 970-353-6100 x 3549 Public Works: Heidi Hansen—hhansen(a co.weld.co.us-970-304-9496 x3745 Public Health: Lauren Light—Iliahtaco.weld.co.us—970-304-6415 x2211 • Building Inspection: Ken Swanson —kswanson(c�co.weld.co.us— 970-353-6100 x 3548 Weld County Department of Planning Services Greeley Office— 1555 North 17th Avenue, Greeley CO 80631 Phone: 970-353-6100 x3540 Fax: 970-304-6498 • WELD COUNTY • • PLANNING COMMENTS The Department of Planning Services has reviewed the 7-Day Completeness Review and has the following comments. 1. The applicant is requested to provide evidence of water for all facilities, including permits 2. The applicant is requested to provide evidence of sewer for all facilities, including permits 3. The applicant is requested to provide a description of the original Special Use Permit and the requested Amendment to the existing permit. Is it only the relocation of prairie dogs to the facility? Is it also the addition of lands and structures? Please elaborate on this point. PUBLIC WORKS COMMENTS The Weld County Department of Public Works, as stated in the referral response dated June 25m 2010 states: Staff reviewed the 7-Day Completeness Review. Public Works shall be looking for five critical items: ➢ Site Plan — Submitted, will be reviewed when the application is deemed complete ➢ Traffic Study—Not Required ➢ Preliminary Drainage Report—Not Required ➢ Geotechnical Soils Report—Not Required ➢ Flood Hazard Development Standards—Not in a FEMA floodplain or This phase of the planning process is a content review of the submitted materials, NOT a technical • review. Comments made during this phase of the process will not be all-inclusive. The Public Works Department will perform a detailed technical review of the project once the submittal application is deemed acceptable and is promoted to the review phase of the planning process. Public Works has adequate materials to complete a technical review of this submittal. HEALTH DEPARTMENT COMMENTS Staff has reviewed the 7 day completeness review for the Wild Animal Sanctuary and has the following comments: 1. What are the restroom facilities for the public? 2. A waste handling plan will be required that provides detailed information. 3. How is odor from the waste contained? 4. What are the dust control measures for the facility? 5. The creation of a prairie dog habitat is not supported due to the possibility of disease (plague) as well as the prevention of prairie dogs spreading to other parcels. We would prefer the removal of prairie dog habitat from this request. Lauren Light, M.B.S. Environmental Planner, Environmental Health Services Weld County Department of Public Health & Environment 1555 N. 17th Avenue Greeley, CO 80631 970-304-6415 Ext. 2211 (office) • 970-304-6411 (fax) Weld County Department of Planning Services Greeley Office— 1555 North 17`h Avenue, Greeley CO 80631 Phone: 970-353-6100 x3540 Fax: 970-304-6498 • WELD COUNTY • • BUILDING INSPECTION COMMENTS The Building Department states based on the information supplied, a Building Permit is required for each proposed structure OTHER REFERRAL AGENCIES: Planning staff has not solicited comments from the Department of Fish and Game or the Colorado Division of Wildlife. Given the position of the Department of Environmental Health, Planning Services will be recommending Denial of the application if submitted as proposed. • • Weld County Department of Planning Services Greeley Office— 1555 North 17th Avenue, Greeley CO 80631 Phone: 970-353-6100 x3540 Fax: 970-304-6498 • • Weld County Planning Department GREELEY OFFICE MEMORANDUM !in. 7'nio RECEIVED W�`pC TO: Kim Ogle, g FROM: Heidi Hansen, P.E.,Public Works Department ? 2 COLORADO SUBJECT: 7-Day Completeness Review—Wild Animal Sanctuary Pat Craig I have reviewed the 7-Day Completeness Review. Public Works shall be looking for five critical items: ➢ Site Plan— Submitted—Will be reviewed when the application is deemed complete. ➢ Traffic Study—Not Required ➢ Preliminary Drainage Report—Not Required ➢ Geotechnical Soils Report—Not Required ➢ Flood Hazard Development Standards—Not in a FEMA floodplain. This phase of the planning process is a content review of the submitted materials, NOT a technical review. Comments made during this phase of the process will not be all-inclusive. The Public Works Department will perform a detailed technical review of the project once the submittal application is • deemed acceptable and is promoted to the review phase of the planning process. Public Works has adequate materials to complete a technical review of this submittal. pc: 7-Day Completeness, Wild Animal Sanctuary • M'.\PLANNING-DEVELOPMENT REVIEWV-DayCornpletenessReviews'2010\PA10-047,WildAnimalSanctuary-7Day.docx • • • 7-Day Completeness Review CASE#: PA10-047 APPLICANT: Pat Craig—The Wild Animal Sanctuary REQUEST: Special Use Permit for the Keeping, Raising or Boarding of Exotic animals (Rocky Mountain Wildlife Conservation Center---Wild Animal Sanctuary and Kennel) LEGAL: Lot A and Lot B RE-2344, part N2NW4 Section 28,T1 N, R64W Lot A and Lot B Corrected AmRE-2541,part S2SW4 Sec. 28, TIN, R64W Lot A and Lot B RE-4034, part E2SE4 Section 20,Ti N, R64W N2SW4 Section 21,T1N, R64W LOCATION: North and South of and adjacent to Vacated County Road 6, West and East of and adjacent to County Road 53 SITUS: 1946 CR 53 PARCEL#: 1475-28-0-00-011; 1475-28-0-00-012; 1475-21-3-00-023; 1475-21-3-00-024; 1475-21-0-00-005; 1475-20-4-00-020; 1475-20-4-00-021 ACRES: 245+/- RETAIN PACKET AS ENTIRE APPLICATION IS TO BE SUBMITTED WITHIN 7 DAYS OF INTERNAL REVIEW ❑ Public Works ❑ Health Building o Planning • (S.Evans,&L.Light) Comments: I)c.• cu..")d--"j �r 11 t'*f d 0 rr f eibpottel 7 • /6 Date: July 15, 2010 Comments Due No Later than July 23, 2010 Questions, call, thanks Kim, x 3549 • • • Kim Ogle Eom: Lauren Light t: Tuesday, July 20, 2010 11:35 AM • Kim Ogle Subject: animal sanctuary I have reviewed the 7 day completeness review for the Wild Animal Sanctuary and have the following comments: 1. What are the restroom facilities for the public? 2. A waste handling plan will be required that provides detailed information. 3. How is odor from the waste contained? 4. What are the dust control measures for the facility? 5. The creation of a prairie dog habitat is not supported due to the possibility of disease (plague) as well as the prevention of prairie dogs spreading to other parcels. We would prefer the removal of prairie dog habitat from this request. Lauren Light, M.B.S. Environmental Planner, Environmental Health Services Weld County Department of Public Health& Environment 1555 N. 17th Ave. Greeley,CO 80631 970-304-6415 Ext. 2211 (office) 970-304-6411 (fax) • • 1 I tt MEMORANDUM TO: I L . DATE: May 21, 20 C 0-047; Case File, pre-application COLORADO FROM: Kris Ranslem, Planning Technician SUBJECT: Pre-Application Meeting prior to submitting Amendment to USR-1253 Attendees: Pat Craig, The Wildlife Sanctuary Heidi Hansen, Public Works Tom Parko, Planning Kim Ogle, Planning Kris Ranslem, Planning On Thursday, May 21, 2010 an informal discussion took place at the Greeley Administrative Offices Conference Room regarding a proposed amendment to USR-1253. (The legal • description is Lot B RE-2344; Part of N2NW4 of Section 28, Ti N, R64W of the 6`h P.M.; Situs Address is 1946 CR 53) Background Information: The Wildlife Sanctuary has grown in the last few years and requires expansion of the habitat to accommodate the large animals. The Sanctuary would like to expand the acreage to 320+acres in size. In addition, public access would be added to the habitat areas for education. Currently, the Sanctuary does not own the proposed sites; however they are currently conducting fundraising opportunities and are under contract to purchase the additional sites. In addition, one of the habitat areas would include a prairie dog habitat. This habitat will be used as a study to assist the communities in developing a similar program as it is becoming a problem in many of the Front Range communities. Planning Department Staff explained the amendment to the USR process. The applicant shall submit 4 packets for a 7 day completeness review. After the 7 day completeness review the applicant will be informed of what items are still required to make the application complete. Staff requested that the applicant submit the remaining material in electronic form. Upon submittal of a completed application it will be sent out for referral for 28 days. The applicant will then meet with their Planner to discuss the referrals and address as many of the referrals as possible. At that meeting the Planning Commission hearing will be scheduled. The Board of County Commissioners hearing typically follows approximately 3 weeks after the Planning Commission hearing. The applicant noted that they would like to request a buffer from the property boundary for safety • reasons. Staff commented that a waiver may be requested from the Board of County Commissioners to not be required to expand the USR boundaries. In addition, staff may approve it administratively along with notification to the surrounding property owners. • • Staff urged the applicant to contact staff for any questions: • Planner On Call available Monday through Thursday 7:30 a.m. to 4:30 p.m. The above notes are provided as a courtesy to the applicant. While we strive to identify significant issues, the above notes may not identify all issues, even major ones that may be raised during the formal review of your application. The information contained herein has been placed on file with the Department of Planning Services. End memorandum. • • Hello