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Home My WebLink About20100256 INVENTORY OF ITEMS FOR CONSIDERATION • Applicant Sandra Rakowski Case Number USR-1717 Submitted or Prepared Prior to At Hearing Hearing 1 Staff Comments X Department of Planning Services Field Check Form X Letter to Applicant X Affidavit of sign posting X Legal Notifications X 2 Application X Maps X Deed/Easement Certificate X Surrounding Property/Mineral Owners X Utilities X 3 Referral List X • Referrals without comment X Platte Valley Soil Conservation District, referral dated 9/29/09 X 4 Referrals with comments X Weld County Department of Public Health and Environment, referral dated X 10/7/09 Weld County Department of Planning Services, Landscape referral dated X 9/9/09 State of Colorado Division of Water Resources, referral dated 9/11/09 X Colorado Division of Wildlife, referral dated 9/19/09 -4- rz- y_ocl X \ Weld County Zoning Compliance, referral dated 9/4/09 X Weld County Department of Building Inspection, referral dated 10/15/09 X Weld County Department of Public Works, referral dated 10/5/09 X N.' 5 Surrounding Property Owners-Letters ($y Pc Exlub t) N/A 6 PC Exhibits , Toy, I ;rnhoV# , /1.$d q-t0. 09 X Email from Terri Camarillo dated 1/26/2010 6.A 6.B Letter from Tom Bornhott dated 1/12/2010 X • 2010-0256 6.C Letter From Bill Elwood dated 1/15/2010 X • VI) . �.xt1w.. fugnJo n �uvotix cLo.t.d li/5/zow X I hereby certify that the items identified herein were submitted to the Depa en P ervi or pr to the scheduled P ' g ' sinners hearing. Michelle Martin Planner • • I � tt • LAND USE APPLICATION SUMMARY SHEET COLORADO rianner: Michelle Martin Case Number: USR-1717 Hearing Date: February 2, 2010 Applicant: Sandra Rakowski Site Address: 11467 County Road 18, Fort Lupton, CO 80621 Request: A Site Specific Development Plan and Use by Special Review permit for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the in the A (Agricultural) Zone District. Legal Description: Lot A of RE-2733; being part of the S2 of Section 24, T2N, R67W the 6th P.M., Weld County, CO Location: North of and adjacent to County Road 18 and approximately 1,100 feet east of County Road 23 Size of Parcel: +/-3.25 Acres Parcel Number: 1311 24 000008 • 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: • Platte Valley Soil Conservation District, referral dated 9/29/09 With Comments: • Weld County Department of Public Health and Environment, referral dated 10/7/09 • Weld County Department of Public Works, referral dated 10/5/09 • Weld County Department of Building Inspection, referral dated 10/15/09 • Weld County Zoning Compliance, referral dated 9/4/09 • Colorado Division of Wildlife, referral dated 9/19/09 • State of Colorado Division of Water Resources, referral dated 9/11/09 • Weld County Department of Planning Services, Landscape referral dated 9/9/09 The following agencies have not responded: • Fort Lupton Fire Protection District • City of Fort Lupton • EXHIBIT USR-1717 Rakowski Page 1 • fate; SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW "ilk COLORADO Planner: Michelle Martin Case Number: USR-1717 Hearing Date: February 2, 2010 Applicant: Sandra Rakowski Site Address: 11467 County Road 18, Fort Lupton, CO 80621 Request: A Site Specific Development Plan and Use by Special Review permit for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the in the A (Agricultural) Zone District. Legal Description: Lot A of RE-2733; being part of the S2 of Section 24, T2N, R67W the 6th P.M., Weld County, CO Location: North of and adjacent to County Road 18 and approximately 1,100 feet east of County Road 23 • Size of Parcel: +/- 3.25 Acres Parcel Number: 1311 24 000008 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 22-2-150D.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." Development Standards and Conditions of Approval will ensure that the proposed use will be compatible with the area. The surrounding property is primarily residential in nature. Section 23-2-240.A.10 of the Weld County Codes states "...that buffering or screening of the proposed use from adjacent properties may be required in order to make the determination that the proposed use is compatible with the surrounding uses." The applicant has already installed landscaping and fencing that • adequately screens the use from surrounding properties and public 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 USR-1717 Rakowski Page 2 Development Plan and Special Review Permit for A Site Specific Development Plan and • Use by Special Review permit for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the in the A(Agricultural)Zone District. Currently the property is in violation (ZCV09-00187) for the additional household pets without an approved and recorded Use by Special Review permit (USR). If the USR is approved, the violation will be closed. If denied, the case shall be refereed to the County Attorney's office but delay legal action for 30 days in order to give the applicant time to ensure that the animals units have been reduced to the number allowed by right in the 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 surrounding property to the north, south, east and west are zoned Agricultural (A) with single family homes and two gravel operations to the east AmUSR-1255 and USR- 1394. The property is located within the three mile referral area for the City of Fort Lupton. The Weld County Department of Planning Services has not received a referral from the City of Fort Lupton. Therefore, given the minimal impact of the proposed use 7 dogs, 3 cats, and 3 birds the use will be compatible with the surrounding land uses. D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future development of the surrounding area as permitted by the existing zoning and with the future development as projected by Chapter 22 of the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. The property is not located within an Intergovernmental Agreement Area but does lies • within the three mile referral area for the City of Fort Lupton. The Weld County Department of Planning Services has not received a referral from the City of Fort Lupton. The surrounding area is Agricultural in nature with a few single family residences in the area along with AmUSR-1255 and USR-1394 for gravel operations. Staff believes that the Conditions of Approval and Development Standards will ensure that the use will be compatible with existing surrounding land uses. E. Section 23-2-220.A.5 --The application complies with Article V of the Weld County Code. The existing site is within the County Road Impact Fee Area, Capital Expansion Impact Fee, and the Stormwater/Drainage Impact Fee area. 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. (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 subject site is classified as "Other" as delineated on the Important Farmlands of Weld County map, dated 1979. This size of the parcel (3.25 acres) and is currently developed therefore it is not conducive to agricultural uses. 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 USR-1717 Rakowski Page 3 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. The plat shall be amended to delineate the following: A. All sheets of the plat shall be labeled USR-1717. (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. 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) 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 thirty (30) 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 thirty (30) 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 maps(a�co.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) • USR-1717 Rakowski Page 4 SITE SPECIFIC DEVELOPMENT PLAN • SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Sandra Rakowski USR-1717 1. A Site Specific Development Plan and Use by Special Review permit for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the 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. 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) 4. 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) 5. 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) • 6. 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) 7. The applicant shall operate in accordance with the approved "waste handling plan", at all times. (Department of Public Health and Environment) 8. The applicant shall comply with the Colorado Department of Agriculture(CDA), Division of Animal Industry. (Department of Public Health and Environment) 9. 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. (Department of Public Health and Environment) 10. 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) 11. The facility shall utilize the existing individual well (permit 162220). (Department of Public Health and Environment) 12. 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) 13. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of • Planning Services) USR-1717 Rakowski Page 5 14. 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) (Department of Planning Services) 15. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. 16. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 17. 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) 18. The Screening on site shall be maintained in accordance with the approved Screening Plan. (Department of Planning Services) 19. Seven (7) is the maximum number of dogs, three (3) is the maximum number of cats, and three (3) is the maximum number of birds allowed on the site at any one time. Dogs, cats, and birds 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) 20. All the animals are owned by the property owner and there will be no customers or employees using the site. (Department of Planning Services) • 21. 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) 22. 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. 23. 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) 24. 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. 25. 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. 26. 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 USR-1717 Rakowski Page 6 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 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. • USR-1717 Rakowski Page 7 • DEPARTMENT OF PLANNING SERVICES Q 918 10T" Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 FAX: (9(970) 30404-6498 C. COLORADO December 2,2009 Sandra Rakowski 11467CR18 Ft. Lupton CO 80621 Subject: USR-1717-A Site Specific Development Plan and Use by Special Review Permit for a Kennel(up to[7]dogs, three [3] cats, and [3] birds) in the A (Agricultural)Zone District on a parcel of land described as Lot A of RE-2733; located in part of the S2 of Section 24,T2N, R67W of the 6th P.M.,Weld County, Colorado. Dear Applicant: I have scheduled a meeting with the Weld County Planning Commission on February 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 February 17, 2010 at 10:00 a.m., in the Chambers of the Board of County Commissioners,Weld County Centennial Center, 915 10'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 www.co.weld.co.us/departments/planning/Planninq/plan current If you have any questions concerning this matter, please call. Respec'.��'�y��i��J�'�'�rl Michelle Martin Planner PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS 1/19/10 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, Michelle Martin, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR USR-1717 IN THE A(AGRICULTURAL)ZONE DISTRICT. Michelle Martin Name of Person Posting Sign X:71 Signature of Person Posting Sign STATE OF COLORADO ) ss. COUNTY OF WELD The foregoing instrument was subscribed and sworn I ay ofiti , 2010. WITNESS my hand and official seal. f e,\% ..P.PJ.... it 1 PFTNAFJY .1 t otary Public E a My Commission Expires My Commission Expires: 10.14-2011 • • • I r . I.7,—F: 6 1st .,. I, S IT /v. 1 ,s • 1 JE —.- • ..• J , _ 41 ,�, a ° d _ o C U N Z Z U > r i t.) x U a) ,E N -` 041 ir C -0O N Q o La Q r. U a M pry C N Q ) Z M C C N is •e 0 C • - Iw. 0 lI W a. y 4. Q * ° 0as asc •- V1 46 � Z1 -0 IX N N N L.L. w • = C3) CI J w ., C '` ` A E � C D m x • j a N 0 1 ail • . II , .,.. 4 , c,41 f , t 4- lI. 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R4 < �� , air , a.� co iiz.,,.. . ..,. ...., -. . . of-407-4, • • • • 1. #r• , t1:46"\-‘-' .44,40Daii+tfrio ``',tiap'` , *e' -ID�i`S�j . '' :q .: S • • +��i•ilit, ., t},f•A., .. + ,' �: S•*--;:s .,• ::;:*:.4---�I'r' ••;• ' • .ice♦♦4♦♦ ♦ ♦ itsi,A ryy , .ili i i r �ti CD `T 1 L . � tkr �i .4._) 1 � ,� k:r`b, fit .. IS '% 'r Pip t 'Ix i ',rt- . Q� .fyip AAAeilhisepsii W Q -‘1,., lit ll AC," ate+ 1 • k iv -,• r _�4: ` 1 i 11\1\ji 1 sea • •10111 Yr .\. . 0 . • • FIELD CHECK • CASE NUMBER: USR-1717 / DATE OF INSPECTION: APPLICANT'S NAME: Sandra Rakowski PLANNER: Chris Gathman REQUEST: A Site Specific Development Plan and Use by Special Review for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the A(Agricultural)Zone District. LEGAL DESCRIPTION: Lot A of RE-2733; located in part of the S2 of Section 24, T2N, R67W of the 6th P.M., Weld County, Colorado. LOCATION: North of and adjacent to CR 18 and approximately 1,100 feet east of CR 23. LAND USE: n _ Il ��QJ S�j P L / o : ` / Se • ZONING: N A(Agricultural) E A(Agricultural) S A(Agricultural) W A(Agricultural) COMMENTS 7 We,k, /, y fi 0 , /M Af P.C. Member • • FIELD CHECK Inspection Date: 1/) gb,6io Planner: Michelle Martin Case Number: USR-1717 Applicant: Sandra Rakowski Site Address: 11467 County Road 18, Fort Lupton, CO 80621 Request: A Site Specific Development Plan and Use by Special Review permit for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the in the A (Agricultural) Zone District. Legal Description: Lot A of RE-2733; being part of the S2 of Section 24, T2N, R67W the 6th P.M., Weld County, CO Location: North of and adjacent to County Road 18 and approximately 1,100 feet east of County Road 23 Size of Parcel: +/- 3.25 Acres Parcel Number: 1311 24 000008 • Zoning Land Use N A (Agricultural) N Agricultural E A (Agricultural) E Agricultural S A (Agricultural) S Agricultural W A (Agricultural) W Agricultural COMMENTS: The site currently has one access off of CR 18. The property contains one house and two outbuildings. The property is screened in front of the house along CR 18 with a solid fence. The applicant has planted lots of trees along the perimeter of the property. • Michelle Martin, Planner DEPARTMENT OF PLANNING SERVICES is 918 10TH Street GREELEY, CO 80631 • PHONE: (970) 353-6100, Ext. 3540 FAX: (970) 304-6498 wmc. COLORADO September 4, 2009 Sandra Rakowski 11467CR18 Ft. Lupton CO 80621 Subject: USR-1717 - Request for a Site Specific Development Plan and Use by Special Review for a Kennel (up to 7 dogs, 3 cats, and 3 birds) in the A(Agricultural) Zone District on a parcel of land described as Lot A of RE-2733; located in part of the S2 of Section 24, T2N, R67W of the 6th P.M., Weld County, Colorado. Dear Applicant: 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 Ft. Lupton Planning Commission for their review and comments. Please call Ft. Lupton at 303-857-6694 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 Ft. Lupton 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, vr/wcU___. Chris Gathman Planner • MEMORANDUM vi` C. TO: June 567;200gse File, pre-application DATE:COLORADO FROM: Kris Ranslem, Planning Technician SUBJECT: Pre-Application Meeting prior to submitting USR for kennel Attendees: Sandra Rakowski, Applicant Rudy, Camarillo, Applicant Don Carroll, Public Works Lauren Light, Environmental Health (via phone) Bethany Salzman, Zoning Compliance Kim Ogle, Planning Chris Gathman, Planning Kris Ranslem, Planning • On Thursday, June 25, 2009 an informal discussion took place at the Greeley Administrative Offices Conference Room regarding a proposed USR for a kennel. (The legal description is Lot A of RE-2733 located in Part of the S2 of Section 24, T2N, R67W of the 6th P.M.; Situs Address is 11467 CR 18) Background Information: The applicants currently have 5 dogs on site. It is not a commercial operation where there is boarding or breeding of dogs. The applicants provide care and shelter for dogs who have been left behind or travel to their home. The site is zoned agricultural and encumbers approximately 3 acres. Health Department Due to the nature of the proposal, staff felt that the well would not need to be reclassified; however staff did encourage the applicants to visit with the Division of Water Resources and explain their operation to them. The applicant should include a determination letter from the Division of Water Resources with their application. Upon research of files, 2 septic permits were noted. The original septic permit (#G19760290) was installed in 1976. A Statement of Existing was done in 2000 (#SE0000049). The applicants will need to provide copies of these in the application. Staff noted no concerns with the paved driveway over the pipes to the leach field. The applicants clean up the dog waste weekly and dispose of it in the trash. The applicant is . able to provide the contact information of the waste hauler and will include it with the application. Public Works Access to the property is from CR 18. CR 18 is classified as a collector road with a proposed 80 foot right-of-way. • Staff noted the paved driveway. The applicants will need to identify the road classification and access on the site plan. No Traffic Study is required. Staff asked the applicant to provide a description of how the drainage is controlled on their property and to include it with the application. Preliminary research shows that the site is not located in a floodplain; however staff will verify. No Geotechnical Report is required. Planning Department Staff pointed out that the property is very clean and well maintained. The applicants indicated that there are doggie doors to allow access to the home. The dogs are housed at night. In addition, the applicants indicated that they have purchased doggie shock collars to prevent any barking nuisance. Decibel levels cannot exceed 50 at night or 55 during the daytime hours. Staff urged the applicant to contact staff for any questions: Planner On Call (Greeley office) Monday through Thursday 7:30 to 11:30 a.m. Planner On Call (Longmont office) Tuesday and Thursday 12:30 to 4:30 p.m. • Staff explained 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. End memorandum. • Print Form Submit by Email . WELD COUNTY 3` iO"t Y-t2'1-t CZ' CO Di^ LU- • PRE-APPLICATION REVIEW REQUEST 1 • The pre-application request is the preliminary review of a land use proposal. Pm-application reviews are required prior to beginning the application process; however, this review is not an application. Pre-application reviews are held with the Weld County Departments of Public Works and the Public Health and and Environment. Pre-Application reviews are held Thursday and Friday of any given week in the Greeley office. To be on the pre-submittal agenda, the request and required checklist items must be received one week prior to the review date, and shall include at a minimum, a description of the property including surrounding lands and land uses, property owners name and contact information, a brief narrative and a map delineating the property location, in addition to the other items listed. • The Property Information required below can be found on the Weld County Assessor website at www.co.weld.co.us Please print a copy of the Assessor's page and submit it with your pre-application review request. • Mail,fax or drop off the request and required checklist items to the address listed below,a minimum of one week �jC' prior to your preferred meeting date. °(" � • Submitting your request in a timely manner is important to get your project scheduled for review. �d 30i�•- ntact Information:Name: 5'q 45'4v,0 eA S. "(0U9c5/C(.. Phone: 3Oc3• 9,:3/. 79? 9 Fax: Email: (in ( e a6 /75 9(-- ccotoo eon-) I.cS • Address: /1111, 7 u1eld Poun)<� ,goad /B Project Description: (o q ' cats 1 3 bi rd' Property Information: nn Section-Township- ^^�� R jj �--1 ll Zoning Range Sad Yak) C1/ I(,CJ Parcel Number /3//Z 400000 8 Acreage 3• Z5 -I-- Site Address lIx-407 Weld County Road is Water Source w Legal Description f o f /y bra r��-p a�11 Or Sewer s e p-11 C� Owner Name Sandra IJ . �QKo�5Kl Is this property currently in violation? X Yes r No Case Number Z`1V'`OQ--'t 127 Preferred date and time for meeting: mornings — acly Office Use Only y 04 ProjectTitle: - Description: Review Date: Meeting Date/Time: Bel g". Weld County Department of Planning Services • Greeley Office - Longmont Office 918 10th Street, Greeley CO 80631 4290 County Road 24.5, Longmont CO 80504 Phone: 970-353-6100 x3540 Phone: 720-652-4210 x8730 Fax: 970-304-6498 Fax: 720-652-4211 J v ad:NW LA I IN-', L v .L.L4 I t 0 1, &ndro B . �o. ot bitO end -av1eg.s_, ewe ni 4Kv ?ropes' cc- 1 t*L'1 Weld Can kosA 18, ( . k * Lap1on, 0o . 20(021 w 6 doss, 3 hoeees, 2 eats, 3 (9`n.ds . We do net have tco-/to or c -Zy rnk l (i , u) *Ws. ii ulo afory (4/A (1-k Qi7/42a.1 a6o laoe lhave WO po VQll fc21 of- `at y op v- 7 o'©er, s ec )o eIfc Q 4-h b rrd5. I ,P �- are I ) to o 6 9 0'� $c (AP daro k g o/v al 2/? //7? f, ri Mitt o z In how Whoa we ag aGoo, Au 4n 5,1,7 aM and oc,+ r6 do (int7rs. 1cMM iO ak Q Ala Ilars I�l P a i? ea CP- dw 4p _e/ 66a �1l 1/21 �� ifto bare u lei is On n +Sy. 9 • • . . rilk.r ry �� CU • C.re....... C..-4. I. .;r { ~ • t4 + M Vi f 3 . i -4. ...,..... i ....._ {, }, pi: ›. .. Y' r. ' L.q...t' .e:\ t ' )" yG VI. 1. 0 ,• • ss v. • p ': T ± : :1 ; ' uX.�_. ° • E 0 50, _ — . V) ,• V >f k 3 WELD COUNTY ASSESSOR PROPERTY PROFILE Account#: R0895901 Parcel#: 131124000008 • . . _ . . K,,,..� ..., ,........... .0 —mist Tax Area: 2228 Bordering County: Acres: 2.75 Township Range Section Quart. Sec. Subdivison Name Block# Lot# 02 - 67 - 24 - 0 - - Owners Name &Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Business/Complex: Sales Summary Sale Date Sale Price Deed Type Reception # 1/24/2005 $229,000 WD 3256312 Legal Description PT 52 24-2-67 LOT A REC EXEMPT RE-2733 (.28R.33D) SITUS: 11467 18 CR WELD 000000000 Land Valuation Summary Land Type Abst Code Unit of Number of Actual Value Assessed Measure Units Value Agricultural 4107 Acres 2,75 • Land Subtotal: 2.75 $460 $130 Buildings Valuation Summary Bldg# Property Type Actual Value Assessed Value 1 Residential 3 Out Building 4 Out Building 5 Out Building 6 Out Building Improvements Subtotal: $120,933 $10,330 Total Property Value $121,393 $10,460 Building Details Account#: R0895901 Parcel#: 131124000008 Owners Name &Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Building# Property Type 1 Residential • http://maps2.merrick.com/Website/Weld/setSgl.asp?cmd=QUERY&DET=PP&pin... 6/19/2009 ..........y .%..f...., I ayC a vi ,J Individual Built As Detail Built As: Ranch 1 Story Year Built: 1920 Exterior: Frame Siding HVAC: Floor/Wall Furnace •Interior Finish: Drywall Built As SQ Ft: 964 # of Baths: 1 Roof Type: Gable # of Bdrms: 2 Roof Cover: Composition Shingle # of Stories: 1 Rooms: 5 Units: 0 Garage: Attached SQ Ft: Detached SQ Ft: Basement: Total SQ Ft: Finished SQ Ft: Account#: R0895901 Parcel#: 131124000008 Owners Name &Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Building# Property Type 3 Out Building Individual Built As Detail Built As: Shed - Cattle Year Built: 1950 Exterior: HVAC: None Interior Finish: Built As SQ Ft: 432 # of Baths: 0 Roof Type: # of Bdrms: 0 Roof Cover: •# of Stories: 1 Rooms: 0 Units: 0 Garage: Attached SQ Ft: Detached SQ Ft: Basement: Total SQ Ft: Finished SQ Ft: Account#: R0895901 Parcel#: 131124000008 Owners Name &Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Building# Property Type 4 Out Building Individual Built As Detail Built As: Shed - Utility Year Built: 1920 Exterior: HVAC: None Interior Finish: Built As SQ Ft: 572 if of Baths: 0 Roof Type: # of Bdrms: 0 Roof Cover: # of Stories: 1 Rooms: 0 Units: 0 •Garage: Attached SQ Ft: Detached SQ Ft: Basement: http://maps2.merrick.com/Website/Weld/setSql.asp?cmd=QUERY&DET=PP&pin... 6/19/2009 Jan), rage 3ota Total SQ Ft: Finished SQ Ft Account#: R0895901 Parcel#: 131124000008 • Owners Name&Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Building# Property Type 5 Out Building Individual Built As Detail Built As: Shed - Cattle Year Built: 1982 Exterior: HVAC: None Interior Finish: Built As SQ Ft: 768 # of Baths: 0 Roof Type: # of Bdrms: 0 Roof Cover: # of Stories: 1 Rooms: 0 Units: 0 Garage: Attached SQ Ft: Detached SQ Ft: Basement: Total SQ Ft: Finished SQ Ft: Account#: R0895901 Parcel#: 131124000008 Owners Name&Address: Property Address: RAKOWSKI SANDRA B Street: 11467 18 CR • 11467 CR 18 City: WELD FORT LUPTON, CO 80621 Buildinq# Property Type 6 Out Building Individual Built As Detail Built As: Shed - Utility Year Built: 2000 Exterior: HVAC: None Interior Finish: Built As SQ Ft: 120 # of Baths: 0 Roof Type: # of Bdrms: 0 Roof Cover: # of Stories: 1 Rooms: 0 Units: 0 Garage: Attached SQ Ft: Detached SQ Ft: Basement: Total SQ Ft: Finished SQ Ft: http://maps2.merrick.com/Website/Weld/setSgl.asp?cmd=QUERY&DET=PP&pin... 6/19/2009 Hello