HomeMy WebLinkAbout20053459.tiff HEARING CERTIFICATION
DOCKET NO. 2005-84
RE: SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT#1524
FOR A KENNEL, A DOGGY DAY CARE SERVICE (116 DOGS), AND THE BREEDING
OF LABRADORS IN THE A(AGRICULTURAL)ZONE DISTRICT-CARMAN AND BART
BECK
A public hearing was conducted on November 23, 2005, at 10:00 a.m.,with the following present:
Commissioner William H. Jerke, Chair
Commissioner M. J. Geile, Pro-Tem
Commissioner David E. Long
Commissioner Robert D. Masden
Commissioner Glenn Vaad
Also present:
Acting Clerk to the Board, Esther Gesick
Assistant County Attorney, Lee Morrison
Planning Department representative, Kim Ogle
Health Department representative, Char Davis
Public Works representative, Donald Carroll
The following business was transacted:
I hereby certify that pursuant to a notice dated November 4,2005,and duly published November 9,
2005,in the Fort Lupton Press,a public hearing was conducted to consider the request of Carman
and Bad Beck for a Site Specific Development Plan and Use by Special Review Permit#1524 for
a Kennel, a Doggy Day Care Service (116 dogs), and the Breeding of Labradors in the
A (Agricultural) Zone District. Lee Morrison, Assistant County Attorney, made this a matter of
record. Kim Ogle, Department of Planning Services, presented a brief summary of the proposal
and entered the favorable recommendation of the Planning Commission into the record as written.
He stated the site is within the three-mile referral area of the City of Longmont,Towns of Mead and
Berthoud, and Larimer County, and he gave a brief description of the location of the site and
surrounding land uses. Mr.Ogle stated thirteen referral agencies reviewed the proposal,and seven
responded favorably or provided comments that have been addressed in the Conditions of Approval
and Development Standards. He reviewed the site layout and displayed photographs of the
surrounding area. Responding to Commissioner Geile,Mr.Ogle stated the applicants are proposing
to construct a new residence and use the existing modular for employee housing. He further stated
the Planning Commission reduced the maximum amount of adult dogs from 136 to 116 based on
public testimony. In response to Chair Jerke, Mr.Ogle clarified the site will be allowed a total of 116
dogs, which are six months and older. Responding to Commissioner Vaad, Mr. Ogle stated the
applicant has obtained the appropriate permits from the Colorado Department of Agriculture. He
further stated the site was previously approved for two Use by Special Review Permits for a
woodworking shop and nursery,and he requested the addition of a Condition of Approval requiring
the Permits be vacated. In response to Commissioner Long, Mr. Ogle reiterated this Permit will
allowa maximum of 116 adult dogs,which are six months and older,and there could be more if the
puppies are counted.
p a� 2005-3459
(; ' l� , / GO, bit PL1799
4.2 j5 vS
HEARING CERTIFICATION - CARMAN AND BART BECK (USR #1524)
PAGE 2
Char Davis, Department of Public Health and Environment, stated the applicant claims to have
obtained a permit from the Colorado Department of Agriculture; however, a copy has not been
provided. She further stated the existing septic system will require an engineer's evaluation to
ensure there is adequate capacity for grooming activities, and an additional septic system will be
required for the proposed residence.
Donald Carroll, Department of Public Works, stated the site has one access from Weld County
Road 34.75. He stated the site is bordered by Weld County Road 3 to the west, which has an
average daily traffic count of 130 to 150 vehicles. Mr.Carroll noted Weld County Roads 3 and 34.75
are gravel roads.
Carman Beck, applicant, stated she was willing to reduce the maximum number of dogs to 116
because she does not anticipate her two breeding dogs having more than 20 puppies per year. Ms.
Beck stated she has been in the grooming business for 27 years, and she purchased the subject
property because it is located in a rural area. She stated there is limited concern with disrupting the
surrounding property owners since she constructed a privacy fence around the kennel area. She
further stated she currently resides in the modular home;however,she plans to constructa custom
home which will require a separate septic system. In response to Commissioner Geile, Ms. Beck
stated the two other Use by Special Review Permits already existed when she purchased the
property in 2001; however, she plans to submit a request for the vacation of those permits if this
application is approved. Responding to Commissioner Vaad, Ms. Beck stated the kennel animals
are brought in at night;however,she requested her four private Labrador dogs be allowed to remain
outdoors at night. She stated, currently, all the dogs are brought in at 6:00 p.m.; however, she
requested the outside hours be extended from 7:00 a.m. to 7:00 p.m., and she noted the closest
residence is located one-half mile south of her property. In response to Chair Jerke, Ms. Beck
stated she realizes the additional home is a good selling feature if a future buyer intends to pursue
the kennel operation;however,there is also the option of splitting the residences Into two separate
parcels under the Recorded Exemption process. Mr. Ogle confirmed the site is eligible for a
Recorded Exemption. In response to Chair Jerke, Ms. Beck stated the property is 15 acres. Mr.
Ogle stated if the property is split, it will require a written request for a partial vacation of this Use
by Special Review Permit. Ms. Beck stated she has parked at the end of the neighbor's driveway
to the south and called staff and asked them to rile the dogs up to get a perspective of what the
neighbor hears. She stated it was difficult to hear the dogs; however,she plans to include hedges
along the privacy fence to further buffer the noise.
Dorcy Johnson, surrounding property owner, stated she was with the applicant when they visited
the Russell property and listened for the dogs. Ms.Johnson stated the noise from the kennel was
very minimal, and she noted there is another neighbor to the south who also has dogs that bark.
She stated the kennel dogs are kept indoors at night, she appreciates the concern of the Board
regarding puppy mills, and she supports the applicant.
In response to Chair Jerke, Ms. Beck stated she has reviewed, and concurs, with the Conditions
of Approval and Development Standards. She requested Development Standard#29 be modified
to extend the hours of operation from 7:00 a.m.to 7:00 p.m. Mr.Ogle indicated no concern with the
applicant's request,and proposed the addition of Condition of Approval#1.F to state,"The applicant
shall provide a written request for the vacation of Use by Special Review Permits#1161 and#1273
prior to recording the plat."
2005-3459
PL 1799
HEARING CERTIFICATION - CARMAN AND BART BECK (USR#1524)
PAGE 3
Commissioner Vaad moved to approve the request of Carman and Bail Beck for a Site Specific
Development Plan and Use by Special Review Permit#1524 for a Kennel, a Doggy Day Care
Service(116 dogs),and the Breeding of Labradors in the A(Agricultural)Zone District,based on the
recommendations of the Planning staff and the Planning Commission, with the Conditions of
Approval and Development Standards as entered into the record. His motion included modifying
Development Standard#29 to change the hours of operation,adding Condition of Approval#1.F to
state, "The applicant shall provide a written request for the vacation of Use by Special Review
Permits#1161 and#1273 prior to recording the plat,"and relettering as appropriate. The motion
was seconded by Commissioner Masden, and it carried unanimously. There being no further
discussion, the hearing was completed at 11:00 a.m.
This Certification was approved on the 23rd day of November 2005.
APPROVED:
IE La BOARD OF COUNTY COMMISSIONERS
I Y WELD COUNTY, COLORADO
ATTEST: iOnti# �( '` ��I � .
William H. Jerke, Chair
Weld County Clerk to th
y , EXCUSED DATE OF APPROVAL
4 �Ili 11
M eile, Pro-Tem
BY:I. 1,i nL1 a.V1?
puty erktothe : ..rd G
D id E. Long
TAPE #2005-44 k (
Robe fr Mald/en/
DOCKET#2005-84
Glenn Vaad
2005-3459
PL 1799
EXHIBIT INVENTORY CONTROL SHEET
Case USR#1524 - CARMAN AND BART BECK
Exhibit Submitted By Exhibit Description
A. Planning Staff Inventory of Items Submitted
B. Planning Commission Resolution of Recommendation
C. Planning Commission Summary of Hearing (Minutes 09/20/2005)
D. Clerk to the Board Notice of Hearing
E. Planning Staff Certification and photo of sign posting
F.
G.
H.
J.
K.
L.
M.
N.
O.
P.
Q.
R.
S.
T.
U.
V.
ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 23RD DAY OF NOVEMBER, 2005:
DOCKET#2005-85 - MIKE JOHNSON
DOCKET#2005-84- CARMAN AND BART BECK
DOCKET#2005-83 - FRANK AND LORETTA WRIGHT
DOCKET#2005-86 - RUTH BUCY
PLEASE legibly write or print your name and complete address.
NAME ADDRESS
John Doe 123 Nowhere Street, City, State, Zip
cn A u (J-321 6 Fl-t- 22 Sete-„ 44-X)-o D- . Cr, g°3a Wendell (o ; H-s S470 r R 3 rr1e Co f5/pro
Bcf— -.4-007,44 in /oc I. /-Z3 v LJe ,(� ,� y ` PO"/Ltn,i [Y/ C : o ,Q0 c73
C�/Ut 1101//J5441 _217 E cry peso h4 F
4L RRV dill 7 Nai3 1=,t1 IR )vei It)) I=rgJ/) .,) Cv efeasz�
esti 393so &S ≥ EA-nehvy Rt4is
C Api i F 7' 39 Iasi Lv,D E /CO sofol5
&�/0y/e-, /4Vero� e //p' 3G in s xii/S-m C4 Z
Hello