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Home My WebLink About20260552 MEMORANDUM TO: Matthew VanEyll, Planning Services FROM: Mike McRoberts, P.E., Development Review it l 1 r ' --- DATE: September 17, 2025 1l G p u Nl T Y SUBJECT: PUDZ25-0002 Minnig The proposal has been reviewed by Development Review on behalf of the Weld County Department of Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the application process may not be all-inclusive, as other issues may arise during the remaining application process. COMMENTS Development Review has no concerns with this amendment as only the uses are changing to allow Estate Zone District uses. The current zoning will remain the same. From: Avery Knese To: Matthew VanEyll Subject: RE: Referral PUDZ-0002 Date: Wednesday,December 17,2025 4:56:51 PM Attachments: image001.pnq imaae002.pnq image003.pnq This Message Is From an External Sender This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon, I spoke with the Commission, and the original comments still stand.Their primary concern continues to be the potential for further subdivision of the 24-acre property in the PUD, particularly if the applicable code section (Sec. 27-2-10 E.)were to change in the future.Thank you for your patience with this, and please let me know if you have any other questions. Thank you, Avery Knese Planner I Town of Hudson Office: (303) 536-9311 Direct: (720) 736-7023 akneseC@hudsonco.gov From: Matthew VanEyll <mvaneyll@weld.gov> Sent: Wednesday, December 17, 2025 9:27 AM To:Avery Knese<aknese@hudsonco.gov> Subject: RE: Referral PUDZ-0002 Good Morning Avery, Do you have any updated from the Planning Commission meeting for this referral? Best, COUNTY,CO B Submit by Email ', ° �` i.iiii` ; `a Weld County Referral August 22, 2025 The Weld County Department of Planning Services has received the following item for review: Applicant: Froman Ranchettes Landowners Case Number: PUDZ25-0002 Pleas Reply By: September 12, 2025 Planner: Matthew VanEyll Project: An Amendment to Froman Ranchette PUD, Z-229, to increase animal units, include a kennel use on Lot 9, and further clarify uses on Lots 1-9. Parcel Number: Multiple Parcels Legal: Lots 1-9, Froman Ranchette PUD; Part of the NW4 of Section 18, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location: East of an adjacent to County Road 37; approximately 0.36 miles south of County Road 10 Section Line. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because: ❑We have reviewed the request and find no conflicts with our interests. See attached letter. Signature Avery Knese Date 9/12/25 Agency Town of Hudson Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498 5tra 1071 t TOWN OF HUDSON 50 S Beech St. Hudson, CO 80642 September 12, 2025 Matthew VanEyll Weld County Planning Department 1555 N. 17th Ave Greeley, CO 80631 RE: Referral Response, Case No. PUDZ25-0002 Thomas and Valerie Minnig, Amendment to Froman Ranchette PUD Dear Mr. VanEyll, The Town of Hudson received a referral request for the proposed zoning amendment. The Town has reviewed the amendment to the Froman Ranchettes PUD and does not support the added uses of estate-residential. The Town considers the amendment to allow Estate Zone District uses and related activities as "development" as defined in Sec. 19-15-40 — Definitions, Article XV of the Weld County Code and therefore not consistent with the current IGA between Weld County and the Town of Hudson. Furthermore, the added uses would allow for the future subdivision of this property and more residential density than exists today and its undetermined as to whether current transportation facilities could handle the increased traffic as the property could be divided into roughly 9 lots as a result of the zone change, by Town standards this would be considered a major subdivision. Again, the Town of Hudson would like to thank you for the opportunity to comment on the proposed application. Please include Hudson on the formal referral list for this area and specifically any applications for this subdivision as we would like the opportunity to review and comment on any new or associated applications or development requests in the future. Sincerely, Avery Knese Hudson Town Planner LOCHBUIE Memorandum To: Community Development Staff From: Paula Mehle,AICP, Economic Development Director CC: n/a Date: 9/9/2025, Revised 10/14/2025 Subject: 202504 Froman Ranchette PUD While Weld County regulations allow for non-commercial junkyards with screening in the Agricultural zone, I recommend that the screening be solid walls along the southern boundary or, at a minimum, language that reiterates the screening wall to be maintained at all times to protect future development adjacent to the property. While the PUD request it to allow a kennel by Site Plan Review rather than Special Use Review, my concern is regarding the operation of a use beyond the site and architectural design. I would encourage the Town to request that if a kennel is permitted by a Site Plan Review rather than a Special Use Review, the County have the ability to condition the Site Plan for a kennel. Suggested conditions for a kennel may include, but not be limited to, requiring the kennel to obtain licensing and inspections by the Colorado Department of Agriculture—Pet Animal Care Facilities Act Program (PACFA), manure be handled and disposed of in a sanitary manner approved by the Department of Public Health and Environment, suitable chemical and scientific controls be provided for rodent and insect control, and drainage facilities or improvements be constructed to protect bodies of water. I would recommend that the Town request that if a Site Plan application is received, it be referred to the Town for review. If the trailers are to have power for lighting and other functions, necessary permits should be obtained and inspections completed prior to their use. Trailers shall be maintained in accordance with Weld County Section 23-4-900, including not being allowed to deteriorate into a state of disrepair and maintaining current registration and license plates, and automatically terminate and be removed upon conveyance or lease of the property. ICr,ti, : il LOCHBUIE Development Review Team (DRT) Review Comments Date: September 9, 2025 (delivered via email) Project: 2025REF04 Froman Ranchette PUD Location: 18198 Sagebrush Way Applicant: Thomas &Valerie Minning Staff Contact: Chris Kennedy, ckennedy@lochbuie.org, 303-990-5324 Connor Cottrell, ccottrell@lochbuie.org, 303-990-5330 Sonya Thornton, sthornton@lochbuie.org, 303-990-5773 Items Reviewed: 1974 Resolution and supporting documents Application Buffer Report Signed Detailed uses for Froman PUD No Comments-WCSO 8-22-2025 PUD Map Referral Form Attachments Economic Development 9.9.2025 Referral Agencies Contacted Agency Contact Comments Town of Lochbuie Paula Mehle, Economic Development Director Comments received, Economic Development 703 Weld County Road 37 9.9.2025. Department Lochbuie, CO 80603 pmehle@lochbuie.org 303-990-5782 1 lc r,ti,; LOCHBUIE Instructions Please review all comments and redlines provided by the Development Review Team (DRT), either attached to this correspondence or provided herein. A meeting or call to discuss these comments is available upon request. 2025REF04 Froman Ranchette PUD Comments 01 REVIEW COMMENTS (See additional comment letters attached) Community Development Christopher A. Kennedy,AICP ckennedy@lochbuie.orq Connor Cottrell ccottrell @I ochbuie.orq Sonya Thornton sthomton@lochbuie.org No comment. Economic Development Paula Mehle,AICP pmehle@lochbuie.org Comments attached. 2 Rik B Submit by Email 11 ° `` i` ; `` Weld County Referral August 22, 2025 The Weld County Department of Planning Services has received the following item for review: Applicant: Froman Ranchettes Landowners Case Number: PUDZ25-0002 Pleas Reply By: September 12, 2025 Planner: Matthew VanEyll Project: An Amendment to Froman Ranchette PUD, Z-229, to increase animal units, include a kennel use on Lot 9, and further clarify uses on Lots 1-9. Parcel Number: Multiple Parcels Legal: Lots 1-9, Froman Ranchette PUD; Part of the NW4 of Section 18, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location: East of an adjacent to County Road 37; approximately 0.36 miles south of County Road 10 Section Line. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑' We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because: within an existing subdivision. See Econ. Dev. memo for requests. 0We have reviewed the request and find no conflicts with our interests. ESee attached letter. Signature Connor Cottrell, Planner II Date 9/9/2025 Agency Lochbuie Community Development Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498 B Submit by Email Weld County Referral August 22, 2025 The Weld County Department of Planning Services has received the following item for review: Applicant: Froman Ranchettes Landowners Case Number: PUDZ25-0002 Pleas Reply By: September 12, 2025 Planner: Matthew VanEyll Project: An Amendment to Froman Ranchette PUD, Z-229, to increase animal units, include a kennel use on Lot 9, and further clarify uses on Lots 1-9. Parcel Number: Multiple Parcels Legal: Lots 1-9, Froman Ranchette PUD; Part of the NW4 of Section 18, Ti N, R66W of the 6th P.M., Weld County, Colorado. Location: East of an adjacent to County Road 37; approximately 0.36 miles south of County Road 10 Section Line. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. ❑We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because: within an existing subdivision. See Econ. Dev. memo for requests. ❑We have reviewed the request and find no conflicts with our interests. ❑See attached letter. Signature �II Date 9/9/2025 Agency Lochbuie Community Development Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498 LOCHBUIE Memorandum To: Community Development Staff From: Paula Mehle,AICP, Economic Development Director CC: n/a Date: 9/9/2025 Subject: 202504 Froman Ranchette PUD While Weld County regulations allow for non-commercial junkyards with screening in the Agricultural zone, I recommend that the screening be solid walls along the southern boundary or, at a minimum, language that reiterates the screening wall to be maintained at all times to protect future development adjacent to the property. The County has a significant Special Review Permit (SRP) process for kennels. It is encouraged that the County enforce the complete SRP process in addition to the Site Plan Review, including requiring the kennel to obtain the required licensing and inspections by the Colorado Department of Agriculture—Pet Animal Care Facilities Act Program (PACFA). The County should provide a Special Review Permit referral to the Town when the application is received and processed. If the trailers are to have power for lighting and other functions, necessary permits should be obtained and inspections completed prior to their use. Trailers shall be maintained in accordance with Weld County Section 23-4-900, including not being allowed to deteriorate into a state of disrepair and maintaining current registration and license plates, and automatically terminate and be removed upon conveyance or lease of the property. From: Matz-DNR, Michael To: Matthew VanEyll Subject: Re: PUDZ25-0002 Well Permits and Livestock Uses Clarification Date: Monday,March 16,2026 5:19:40 PM Attachments: image001.pnq imaue002.onq image003.pnq This Message Is From an External Sender This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Matthew, Taking a cursory look at some of the Froman Ranchette existing permits, it doesn't look like most (or possibly any of them) include watering of large domestic animals. This makes sense, since the 1974 subdivision water supply plan specifies 1/4 acre of lawn/garden irrigation, along with the assumed ordinary household use inside one single family dwelling. It looks like the Lower Arapahoe and Laramie-Fox Hills that were specified in the water supply plan are nontributary here, so there may be some flexibility with trading some lawn/garden irrigation for the watering of domestic animals for wells completed into those aquifers. Let me talk with my supervisor and get you a more definitive answer. Best, Mike Matz, P.E. Water Resources Engineer P 303.866.3581 x 8241 1313 Sherman Street, Room 821, Denver, CO 80203 michael.matz@state.co.us I www.colorado.gov/water On Mon, Mar 16, 2026 at 10:47 AM Matthew VanEyll<mvaneyll@weld.gov> wrote: Good Morning,Mike, We have this case going to the Board of County Commissioners this Wednesday,March 18th. I was digging more into this case.Attached is the DWR referral comments. We were going to proceed with Lot 9 addressing the well permitting comments during a Site Plan Review application. For all Lots with regard to animals units,there wont be a land use case to address well permits as these would be allowed without any additional permitting by the County. PUDZ25- 0002 is asking for the following in regard to the livestock item: • Lots 1-8 up to two (2)animal units per lot. • Lot 9 allowed animal units based on A(Agricultural)Zone District. Since all lots in the PUD would be able to have more animal units than already allowed,based on their Estate zoning in the PUD, are there certain properties that need to change their well permits, not change them, or may not be allowed for such use? Attached is the referral email as well. I appreciate your assistance with this case! Best, COUNTY,CO Matthew VanEyll Planner II Dept. of Planning Services (970) 400-3556 1402 N 17th Ave, Greeley, CO 80631 011000 Join Our Team IMPORTANT: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged,confidential or otherwise protected from disclosure. If you have received this communication in error,please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. CCOLORADO wDivision of Water Resources Department of Natural Resources September 17, 2025 Matthew VanEyll Weld County Planning Services Transmission via email: mvaneyll@weld.gov Re: Froman Ranchette Planned Unit Development Zoning Amendment Case No. PUDZ25-0002 Part of the NW 1/4 of Sec. 18, Twp. 1 N, Rng. 65W, 6th P.M., Weld County Water Division 1, Water District 2 CDWR Assigned Referral No. 34389 Dear Matthew VanEyll, We have received your proposal for a planned unit development zoning amendment involving Lots 1-9 of Froman Ranchette subdivision. The proposed zoning amendment will allow Estate "E" zone district uses on Lots 1-9, along with watering of horses on Lot 3, a non-commercial junkyard on lot 8, and a kennel, agricultural uses, conex boxes, and an additional home on Lot 9. This referral does not appear to qualify as a "subdivision" as defined in Section 30-28- 101(10)(a), C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005 memorandum to county planning directors, this office will only perform a cursory review of the referral information and provide informal comments. The comments do not address the adequacy of the water supply plan for this project or the ability of the water supply plan to satisfy any County regulations or requirements. In addition, the comments provided herein cannot be used to guarantee a viable water supply plan or infrastructure, the issuance of a well permit, or physical availability of water. FCO� S.' AlA I p \ 1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/water Jared S. Polls, Governor I Dan Gibbs, Executive Director I Jason T. Ullmann, State Engineer/Director I **1876 + � PUDZ25-0002 Page 2 of 4 September 17, 2025 No water supply demands were included in the application documents. Therefore, the estimated water demands for the zoning amendment are unknown. No water supply source was included in the application documents. Therefore, the water supply source for the zoning amendment is unknown. A subdivision water supply plan response letter sent by our office on April 15, 1974 indicates that the subdivision water supply plan for Froman Ranchette Subdivision are on-lot wells completed into the Arapahoe or Laramie-Fox Hills aquifer, with a maximum irrigated area of acre for lawn and garden on each lot. A review of our records indicate that there are several wells located on the subject property. Below are the wells located on Lots 3, 8, and 9 for which specific proposed uses were included in the application documents. Well permit no. 94605 was issued on October 31, 1977 for domestic uses and the irrigation of up to IA acre of home gardens and lawns on Lot 3 of Froman Ranchette subdivision, with a maximum annual withdrawal amount of 0.25 acre-feet from the Laramie-Fox Hills aquifer. As currently permitted, well no. 94605 cannot be used for the watering of horses on Lot 3. If the applicant would like to pursue a new exempt well permit that includes the watering of domestic animals, a Residential Well Permit Application (Form GWS-44) must be submitted to our office to re- permit an existing well for a change of use. The filing fee to re-permit an existing well is $100. Well permit no. 116998 was issued on October 29, 1980 for domestic uses and the irrigation of up to IA acre of home gardens and lawns on Lot 8 of Froman Ranchette PUDZ25-0002 Page 3 of 4 September 17, 2025 subdivision, with a maximum annual withdrawal amount of 0.25 acre-feet from the Arapahoe aquifer. Well permit no. 230972 was issued on January 8, 2001 pursuant to CRS 37-92- 602(3)(b)(I) and policy of the State Engineer for ordinary household purposes inside one (1) single family dwelling and the irrigation of not more than 0.25 acres of home gardens and lawns, as recommended by the Division of Water Resources to the County Commissioners on Lot 8 of Froman Ranchette subdivision, with a maximum annual withdrawal amount of 1 acre-foot from the Laramie-Fox Hills aquifer. So long as well permit nos. 116998 and 230972 are used in accordance with their ascribed permitted conditions, and are not used for commercial purposes, our office has no comments on the proposal for a non-commercial junkyard on Lot 8. Well permit no. 187275 was issued on May 30, 1995 pursuant to CRS 37-92-602(3)(b)(I) and policy of the State Engineer for ordinary household purposes inside one single family dwelling, watering of four (4) large domestic animals and the irrigation of not more than 9,890 square feet of home gardens and lawns, as recommended by the Division of Water Resources to the County Commissioners on Lot 9 of Froman Ranchette subdivision, with a maximum annual withdrawal amount of 1.44 acre-feet from the Laramie-Fox Hills aquifer. Looking at the application documents, there are no specific details pertaining to the water supply and uses for the proposed kennels on Lot 9. The Applicant should be aware that the watering of domestic animals or poultry residing on the property for a commercial purpose, rather than just to provide for the needs of the residents of the property, is commercial water use. The need for a special use or other permit from a local government for the activity can be an indication of a commercial activity. Examples of commercial animal watering include: PUDZ25-0002 Page 4 of 4 September 17, 2025 • Watering household pets or domestic animals that are kept for the purpose of a large-scale breeding operation; • Watering household pets or domestic animals that are owned by others, but are watered at the property as part of a commercial operation, such as a training or boarding operation. As currently permitted, well no. 187275 cannot be used to supply commercial kennels on Lot 9. Additionally, well no. 187275 is currently permitted for ordinary household purposes inside only one single family dwelling. If the applicant would like to pursue a new non-exempt well permit that includes commercial uses for the kennels and domestic uses to supply an additional dwelling, a General Well Permit Application (Form GWS-45) must be submitted to our office to repermit an existing well for a change of use. The filing fee to repermit an existing well is $100. Please contact Mike Matz at 303-866-3581 x8241 or at michael.matz@state.co.us with any questions. Sincerely, loana Comaniciu, P.E. Water Resources Engineer Ec: Well permit nos. 94605, 116998, 230972, and 187275 Hello