HomeMy WebLinkAbout20240407.tiffPlanner:
Case Number:
Property Owners:
Request:
LAND USE APPLICATION
SUMMARY
Kim Ogle
USR23-0038
Edie Pittman and Marvin Spayd
24781 County Road 4, Hudson, CO 80643
Hearing Date: February 6, 2024
Site Specific Development Plan and Use by Special Review Permit for a Breeding
Kennel for up to thirty (30) dogs outside of subdivisions and historic townsites in the
A (Agricultural) Zone District
Legal Lot A, Recorded Exemption RECX17-0223 being part of the SE4 of Section 30,
Description: Township 1 North, Range 64 West of the 6th P.M., Weld County Colorado
Location: North of and adjacent to County Road 4 approximately 4000 -feet east of County
Road 49
Size of Parcel: ± 11.03 acres Parcel No. 1475-30-4-00-013
The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
➢ Weld County Department of Planning Services - Building Inspection, referral dated October 24, 2023
➢ Weld County Department of Planning Services — Development Review, referral dated November 6, 2023
➢ Weld County Department of Public Health and Environment, referral dated November 7, 2023
➢ State of Colorado Division of Water Resources, referral dated November 15, 2023
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
➢ Weld County Sheriff's Office, referral dated October 23, 2023
➢ State of Colorado Department of Agriculture (PACFA), referral dated October 24, 2023
➢ Adams County, referral dated October 26, 2023
➢ Hudson Fire Protection District, referral dated October 30, 2023
➢ State of Colorado Parks and Wildlife, referral dated November 2, 2023
➢ Weld County Oil & Gas Energy Department referral dated November 7, 2023
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Weld County Schools RE -3J ➢ Southeast Weld Conservation District
➢ State of Colorado Humane Society
Case Summary:
The applicant and property owner seeks to permit a breeding kennel for French bulldogs located at 24781
County Road 4, Hudson for up to thirty (30) dogs, although this number does fluctuate the number of dogs
does not exceed thirty (30). The business, French Bred Frenchies, operates 24/7 as the business is
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USR23-0038
Page 1
associated with the breeding of the dogs, and this business is not open to the public. The property owner
is the sole employee, with occasional help from the grandchildren who visit the property to help or play with
the dogs.
All dogs will be supervised and cared for in accordance with PACFA (Pet Animal Care Facilities Act) Rules
and Regulations.
Existing site improvements include the primary residence, garden shed, kennel, doghouse, storage shed
and shop. Within the kennel building is the operating and processing equipment for the breeding business
including a progesterone machine and an ultrasound machine. The kennel building would also include an
office space, and a deep sink with faucet to allow for easy cleaning and sanitization of food dishes and
water bowls for the dogs. The proposed indoor kennel structure is temperature controlled with elevated
beds that keep the dogs off the ground. Lighting is overhead with ceiling mounted fans for movement of
air. Each indoor kennel has an exterior door allowing the dogs a choice to stay inside or use their doggie
door to go outside. There is also room for the dogs to enjoy the sunshine or take cover from the sun.
There are no guest parking spaces being proposed for the kennel operation as the public does not come
to the property, although invited family and friends do visit. A noise study was conducted that demonstrated
minimal noise disturbance due to dogs playing in the enclosed area.
Access to the kennel is from County Road 4 onto the residential access drive. The existing drive is gated
approximately forty (40) feet back from the edge of travel lane with good sight distance in both directions.
DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED BASED ON THE FOLLOWING APPROVAL CRITERIA:
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 22-2-10.B. states: "Respecting Private Property Rights. One of the basic principles upon
which the United States was founded is the right of citizens to own and utilize property so long as
that use complies with local regulations and does not interfere with or infringe upon the rights of
others."
The request to utilize the residential platted parcel located on non -agriculturally productive land for
a breeding kennel, as well as on -going residential use, is in line with this section of the
Comprehensive Plan. The property owner's business will comply with local regulations and does
not appear to interfere with or infringe upon the rights of others.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Section 22-3-10. states, "Agriculture in the County is considered a valuable resource which must
be protected from adverse impacts resulting from uncontrolled and undirected business, industrial
and residential land uses. The A (Agricultural) Zone District is established to maintain and promote
agriculture as an essential feature of the county. The A (Agricultural) Zone District is intended to
provide areas for the conduct of agricultural activities and activities related to agriculture and
agricultural production, and for areas for natural resource extraction and energy development,
without the interference of other, incompatible land uses.
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USR23-0038
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This code section in essence supports the proposed USR application, as the proposed operation
is controlled and does not interfere with agricultural activities or other use by right activities. Weld
County Code Section 23-3-40.N allows for kenneling and supporting activities for more than four
(4) dogs with approval of a Special Use Permit.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The surrounding land uses of the site include rural residential properties on recorded exemption
lots and tracts of dryland and irrigated agricultural lands to the south. The proposed use of the site
will be to maintain the current residential use and add the breeding kennel component. There are
four neighbors in the immediate vicinity of the kennel with the nearest neighbor approximately 265 -
feet to the east. The neighbor to the southwest is approximately 570 -feet from the kennel with all
other property owners at a distance greater than 1000 -feet. Letters of support from the three
properties were included in the application. The applicant and owner of the business will live on
the property, as it is their home.
Weld County Department of Planning Services staff sent notice to eight (8) surrounding property
owners within 500 feet of the proposed USR boundary. No telephone calls or correspondence were
received in opposition to the proposed facility.
The applicant submitted three (3) letters of support. One (1) from the neighbor adjacent to the north,
one (1) from the neighbor two properties down to the west, and one (1) from the neighbor south of
County Road 4.
The proposed use is in an area that can support this development and the proposed screening,
Development Standards, and Conditions of Approval will assist in mitigating the impacts of the
facility on adjacent properties and ensure compatibility with surrounding land uses and region.
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 not located within the three (3) mile referral and Coordinated Planning Agreement Area
or an Intergovernmental Agreement Area for any municipality. The site is located within three (3)
miles of Adams County.
Adams County returned a referral dated October 26, 2023, stating no concerns.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the Weld
County Code.
The property is not within the Airport Overlay District, 1-25 Overlay District, Geologic Hazard
Overlay District, MS4 - Municipal Separate Storm Sewer System area, Historic Townsites Overlay
District, or Agricultural Heritage Overlay District. Building Permits issued on the property will be
required to adhere to the fee structure of the County -Wide Road Impact Fee Program, County
Facility Fee, and Drainage Impact Fee Programs.
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 proposal is located on a 11.03 -acre lot with existing improvements; therefore, no prime
agricultural land is affected by this proposal.
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G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-
2-250, Weld County Code), Conditions of Approval and Development Standards can ensure that
there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of
the neighborhood and County.
This proposal has been reviewed by the appropriate referral agencies and it has been determined
that the attached conditions of approval and development standards ensure that there are adequate
provisions for the protection of the health, safety and welfare of the inhabitants of the neighborhood
and county and will address and mitigate impacts on the surrounding area with the operation of this
facility.
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 map:
A. The applicant shall address the requirements the Department of Planning Services — Building
Inspection, as stated in the referral response dated October 24, 2023. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of Planning
Services — Building Inspection)
B. The applicant shall address the requirements of the State of Colorado Division of Water Resources,
as stated in the referral response dated November 15, 2023. Evidence of such shall be submitted
in writing to the Weld County Department of Public Health and Environment and Department of
Planning Services. (State of Colorado Division of Water Resources)
C. A Lighting Plan shall be submitted to and approved by the Department of Planning Services.
(Department of Planning Services)
D. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR23-0038. (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section 23-2-240.A.13 of
the Weld County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5. The map shall delineate the onsite lighting in accordance with the accepted Lighting Plan.
(Department of Planning Services)
6. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2 of
the Weld County Code. (Department of Planning Services)
7. The map shall delineate the dedicated parking space for the veterinarian. (Department of
Planning Services)
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8. County Road 4 is a gravel road and is designated on the Weld County Functional Classification
Map as a local road which requires 60 feet of right-of-way at full buildout. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the
documents creating the existing right-of-way) and the physical location of the road. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld County.
(Department of Planning Services - Development Review)
9. Show and label the existing permitted access point onto County Road 4. (Department of
Planning Services - Development Review)
10. Show and label the site drainage flow arrows. (Department of Planning Services - Development
Review)
2. Prior to Operation:
A. The facility shall provide evidence of a current Pet Animal Care Facilities Act (PACFA) license.
(Department of Public Health and Environment and Department of Planning Services)
B. The existing barn was built without permits. To use the building for commercial purposes it will
need to be brought into compliance with Weld Counties adopted building codes. In addition to
the listed items on the commercial building permit, the building and foundation will need to be
assessed by a Colorado licensed structural engineer. (Department of Planning Services —
Building Inspection)
C. The kennel building shall have a Certificate of Occupancy. (Department of Planning Services
— Building Inspection)
3. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy (.pdf) of the map for preliminary approval to the Weld County Department of Planning
Services. Upon approval of the map the applicant shall submit a Mylar map along with all other
documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall
be prepared in accordance with the requirements of Section 23-2-260. D of the Weld County Code.
The Mylar map and additional requirements shall be submitted within one hundred twenty (120)
days from the date of the Board of County Commissioners Resolution. The applicant shall be
responsible for paying the recording fee. (Department of Planning Services)
4. In accordance with Appendix 5-J of the Weld County Code, should the map not be recorded within
the specified timeline from the date of the Board of County Commissioners Resolution, a $50.00
recording continuance fee shall be added for each additional 3 -month period. (Department of
Planning Services)
5. The Use by Special Review Permit is not perfected until the Conditions of Approval are completed
and the map is recorded. Activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement (Department of Planning Services)
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USR23-0038
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
French Bred Frenchies
Edie Pittman and Marvin Spayd
USR23-0038
1. Site Specific Development Plan and Use by Special Review Permit, USR23-0038 for a Breeding Kennel
for up to thirty (30) dogs outside of subdivisions and historic townsites in the A (Agricultural) Zone
District, 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. USR23-0038 for a breeding kennel for up to thirty (30) dogs is non-transferrable and the permit shall
expire upon conveyance of the property to a new owner. (Department of Planning Services)
4. The hours of operation for the breeding kennel are 24 hours/day. All animals shall be kept indoors
between 7:00 PM and 7:00 AM (Department of Planning Services)
5. The number of full-time employees shall be compliant with the PACFA license requirements.
(Department of Planning Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. All signs shall adhere to Chapter 23, Article IV, Division 2 of the Weld County Code.
(Department of Planning Services)
8. The existing landscaping on the site shall be maintained. (Department of Planning Services)
9. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Planning Services)
10. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant
to Chapter 15, Article I and II, of the Weld County Code. (Department of Planning Services -
Development Review)
11. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Department of Planning Services - Development Review)
12. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services - Development Review)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sitesand Facilities Act,
30-20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination. (Department of Public Health and
Environment)
14. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definitionof a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and
Environment)
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15. Waste materials shall be handled, stored, and disposed in a manner thatcontrols fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
16. Fugitive dust should attempt to be confined on the property. Uses on theproperty should
comply with the Colorado Air Quality Commission's air quality regulations. (Department of
Public Health and Environment)
17. The facility shall adhere to the maximum permissible noise levels allowedin the Residential
Zone as delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
18. The applicant shall comply with theColorado Department of Agriculture (CDA), Division of
Animal Industry regulations. (Department of Public Health and Environment)
19. Any On -site Wastewater Treatment System located on the property must comply with all
provisions of the Weld County Code, pertaining to On -site Wastewater Treatment Systems.
(Department of Public Health and Environment)
20. The existing On -Site Wastewater Treatment System for the residence shall be reviewed by a Colorado
Registered Professional Engineer if it will be utilized for the kennel. The review shall consist of
observation of the system and a technical review describing the system's ability to handle the proposed
hydraulic load. The review shall be submitted to the Environmental Health Services Division of the Weld
County Department of Public Health and Environment. In the event the system is found to be
inadequately sized or constructed the system shall be brought into compliance with current
Regulations.
21. A permanent, adequate water supply shall be provided for drinking and sanitary purposes as
applicable. The well permitted as 315922 cannot be used for the business unless it is re -
permitted for commercial use. (Department of Public Health and Environment)
22. For employees or patrons on site for less than 2 consecutive hours a day, and 2 or less full-time
employees on site, portable toilets and bottled water are acceptable. Records of maintenance and
proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the
Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a
cleaner licensed in Weld County, contain hand sanitizers and be screened from existing adjacent
residential properties and public rights -of -way. (Department of Public Health and Environment)
23. 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 and Environment)
24. Any washing areas shall capture all effluent and prevent discharges in accordance with the
Rules and Regulations of the Water Quality Control Commission, and the Environmental
Protection Agency. (Department of Public Health and Environment)
25. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
26. 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 construed as, traffic control devices. (Department of Planning Services)
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27. Building permits may be required, for any new construction, set up of manufactured structures, or
change of use of existing buildings per Section 29-3-10 of the Weld County Code. Buildings and
structures shall conform to the requirements of the various codes adopted at the time of permit
application. Currently the following has been adopted by Weld County: 2018 International Building
Codes, 2018 International Energy Code, 2020 National Electrical Code, and Chapter 29 of the Weld
County Code. A Building Permit Application must be completed and two (2) complete sets of
engineered plans bearing the wet stamp of a Colorado registered architect or engineer must be
submitted for review. A Geotechnical Engineering Report, performed by a Colorado registered
engineer, shall be required or an Open Hole Inspection. A building permit must be issued prior to the
start of construction. (Department of Planning Services - Building Inspection)
28. Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County
Facility Fee, County -Wide Road Impact Fee, and Drainage Impact Fee Programs.
29. All buildings shall comply with the setback from oil and gas wells per Section 23-4-700, as amended.
30. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
31. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time to
ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations.
32. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the plans
or Development Standards, as shown or stated, shall require the approval of an amendment of the
Permit by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the Department
of Planning Services.
33. The property owner or operator shall be responsible for complying with all the foregoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
34. Construction or use pursuant to approval of a Use by Special Review Permit shall be
commenced within three (3) years from the date of approval, unless otherwise specified by
the Board of County Commissioners when issuing the original Permit, or the Permit shall be
vacated. The Director of Planning Services may grant an extension of time, for good cause
shown, upon a written request by the landowner.
35. A Use by Special Review shall terminate when the use is discontinued for a period of three
(3) consecutive years, the use of the land changes or the time period established by the Board
of County Commissioners through the approval process expires. The landowner may notify
the Department of Planning Services of a termination of the use, or Planning Services staff
may observe that the use has been terminated. When either the Department of Planning
Services is notified by the landowner, or when the Department of Planning Services observes
that the use may have been terminated, the Planner shall send certified written notice to the
landowner asking that the landowner request to vacate the Use by Special Review Permit.
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36. In such cases where the Use by Special Review has terminated but the landowner does not
agree to request to vacate the Use by Special Review Permit, a hearing shall be scheduled
with the Board of County Commissioners to provide the landowner an opportunity to request
that the Use by Special Review Permit not be vacated, for good cause shown. The landowner
shall be notified at least ten (10) days prior to the hearing. If the Board of County
Commissioners determines that the Use by Special Review has terminated and no good
cause has been shown for continuing the permit, then the termination becomes final, and the
Use by Special Review Permit is vacated.
37. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy; (b) the populous counties of
the state face a critical shortage of such deposits; and (c) such deposits should be extracted according
to a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and persons moving into these areas
must recognize the various impacts associated with this development. Often times, mineral resource
sites are fixed to their geographical and geophysical locations. Moreover, these resources are
protected property rights and mineral owners should be afforded the opportunity to extract the mineral
resource.
38. WELD COUNTY'S 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 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
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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.
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January 17, 2024
DEPARTMENT OF PLANNING SERVICES
1402 North 17th Ave
Greeley, CO 80631
Website: www.weld.gov
Email: kogle@weld.gov
Phone: (970) 400-3549
Fax: (970) 304-6498
Pittman Edie
24781 County Road 4
Hudson, CO 80642
Subject: USR23-0038 - Site Specific Development Plan and Use by Special Review Permit for a Breeding
Kennel limited to thirty (30) dogs over the age of six (6) months outside of subdivisions and historic
townsites in the A (Agricultural) Zone District
On parcel(s) of land described as:
LOT A REC EXEMPT RECX17-O223, being part of the SE4 of Section 30, T1 N, R64W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 6, 2024 at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on February 21, 2024 at
10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150 O
Street, Greeley, Colorado. The property owner and/or authorized agent must 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 https://accela-
aca.co.weld.co.us/CitizenAccess
espe ully,
Kim e
Planner
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