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LAND USE APPLICATION
SUMMARY SHEET
Kim Ogle Hearing Date: May 2, 2023
USR22-0018
Loveland Ready -Mix Concrete, Inc.
c/o Stephanie and Brad Fancher, 644 N. Namaqua Avenue, Loveland, CO 80539
Taryn Tigges, Telesto Solutions, Inc., 750 14th Street SW, Loveland, CO 80537
Site Specific Development Plan and Use by Special Review Permit, USR22-0018, for
Open Mining (sand, gravel and stone) and employee and equipment parking associated
with operations outside of subdivisions and historic townsites, in the A (Agricultural) Zone
District
Part of the NE4 of Section 3, Township 4 North, Range 67 West and Part of the SE4 of
Section 34, Township 5 North, Range 67 West of the 6th P.M., Weld County, Colorado
North of and adjacent to County Road 48.5, west of and adjacent to Highway 257
± 99.23 acres
± 8.23 acres
± 8.00 acres
Mined Area: ± 75.90 acres
Parcel No's.
1059-03-0-00-045
1059-03-0-00-027
0957-34-0-00-030
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 — Floodplain Administrator, referral dated July 13, 2022
▪ Weld County Department of Planning Services - Development Review, referral dated July 22, 2022,
revised referral dated March 16, 2023
▪ Little Thompson Water District, referral dated July 22, 2022
▪ State of Colorado Department of Transportation, referral dated July 25, 2022
▪ Weld County Oil, Gas and Energy Department, referral dated July 26, 2022
▪ Weld County Department of Public Health and Environment, referral dated July 28, 2022
▪ State of Colorado Parks and Wildlife, referral dated July 28, 2022
▪ State of Colorado Division of Water Resources, referral dated August 8, 2022
▪ Front Range Fire Rescue, referral dated August 9, 2022
USR22-001 8 — Dunn Pit
Page 1
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Weld County Department of Planning Services — Code Compliance, referral dated July 12, 2022
▪ City of Greeley, referral dated July 15, 2022
▪ Weld County Sheriff's Office, referral dated July 18, 2022
▪ Weld County Department of Planning Services -- Building Inspection, referral dated July 18, 2022
▪ West Greeley Conservation District, referral dated August 8, 2022
▪ Town of Milliken, referral dated August 15, 2022
The Department of Planning Services' staff has not received responses from the following agencies:
▪ Town of Johnstown
▪ Union Pacific Railroad
▪ Kerr-McGee OnShore LP
▪ Weld County Schools RE -5J
▪ US Fish and Wildlife Service
▪ US Army Corps of Engineers
▪ Weld County Office of Emergency Management
▪ State of Colorado Department of Public Health and Environment
▪ State of Colorado Department of Reclamation Mining and Safety
USR22-0018 — Nix Mine
Page 2
Case Summary:
Loveland Ready -Mix Concrete Inc. is requesting a Use by Special Review permit for Open Mining (sand,
gravel and stone) and employee and equipment parking associated with operations. The mine is to be
known as the Dunn Pit. The mine area is located on the north and south sides of the Big Thompson River
corridor and access is gained via the construction of a sixty (60) foot in length bridge over the Big Thompson
River. The bridge will allow for access between the north and south sides of the property. No other structures,
conveyors or processing equipment will be constructed.
During full mining operations, there will be up to six (6) full time employees, and two (2) of the six (6) will
operate front-end loaders, scrapers, bulldozers or similar equipment for topsoil excavation. An excavator
will be used to mine the material wet to bedrock. The mining excavations will not be dewatered and there
will be no slurry wall.
In addition to persons working at the site, the primary source of additional visits will be the four (4) truck drivers
receiving loads for delivery to the Johnstown Ready Mix Concrete Plant located in the southeast quadrant
of County Road 13 and County Road 54 (Larimer County Road 18) intersection. The requested/proposed
haul route from the Dunn Pit to the Johnstown Plant (2MUSR17-01-1329) begins heading west on County
Road 48.5 for approximately 1.63 miles, to northbound on County Road 17 for approximately 0.52 miles, to
westbound on County Road 50 for approximately 2.04 miles and ending with northbound on County Road
13 for approximately 1.91 miles to the Johnstown Plant. Aggregate haulers using 15 -ton tandem dump
trucks are expected throughout the life of the mine.
The aggregate operation is estimated to generate up to 74 trips (37 Round Trips Daily), per day, up to five
(5) days per week. There will be twelve (12) incidental trips per day from employees. Mining of the aggregate
will occur five (5) days a week and mined material will be stockpiled on site being no more than 5,000 tons.
The facility is not open to the general public. Loveland Ready -Mix has requested operational hours of 7:00
am to 5:00 pm Monday through Friday with aggregate hauling occurring from 7:30 am to 4:30 pm.
The property boundary for the three (3) parcels is approximately 114 acres, with approximately 76 acres
defined for mining activities. The non -mined acres, approximately 38 acres in area, will be for mining offsets
and the buffer for the Big Thompson River corridor. The mine will progress in three (3) separate mining
cells in five (5) acre increments. . The site will produce a total of 4.5 million tons of sand and gravel over the
life of the mine and on a yearly basis the projected annual production of 200,000 tons per year depending
on market demands. This production rate translates to an approximately twenty-three (23) year life -of -mine,
depending on market demand. Reclamation will progress concurrently with the mining activity as each phase
is completed.
The sandy to clay loam topsoil overburden thickness ranges from one (1) to two (2) feet throughout the site
and will be stockpiled separately to be used in reclamation. The final depth of the mining will vary and may
be as deep as approximately twenty-five (25) to twenty-eight (28) feet below the natural grade with the
materials to be extracted consisting of clean sand, pebbles, gravels and cobbles. The size of the gravel and
cobbles range from 1 -inch to 4 -inches in diameter. Mining and reclamation activities will result in the
restoration and enhancement of wildlife habitat with groundwater sourced ponds.
No fuel is stored at this location. Once a day, Loveland Ready -Mix (LRM) will send a truck from the
Johnstown Plant to this location to fuel and service the equipment. If any significant maintenance or repairs
are required, LRM will haul the equipment to their Johnstown Plant located at County Road 54 and County
Road 13.
There are three (3) active Kerr-McGee Oil & Gas OnShore LP wells on site and one plugged and abandoned
well. Based on Colorado Oil and Gas Conservation Commission (COGCC) data there are existing off
location flowlines, pipelines and additional oil and gas related infrastructure that may be present associated
with the parcels. There is an active railroad located northeast of the mine site operated by Union Pacific
Railroad.
USR22-001 8 — Dunn Pit
Page 3
The mine site is located in the regulatory floodway of the Big Thompson River where development is discouraged.
The applicant submitted a Flood Hazard Development Permit that shows that adequate spillways, armoring and
setbacks are provided to minimize flood losses post mining. This permit, FHDP21-0024 is conditionally approved
pending approval of the DRMS mining permit, M2021-059, and this USR22-0018 permit.
Stormwater will be diverted into the mining cells or allowed to flow through the site using historical channels in
undisturbed portions of the site. No additional stormwater detention facilities are proposed. All stormwater runoff
intercepted by this operation must infiltrate into the ground or be released to the stream system within seventy-
two (72) hours, otherwise the operator will need to make replacements for evaporation from the surface area of
the intercepted stormwater.
The proposed mine is located within the Weld County Opportunity Zone as defined in Chapter 22, Comprehensive
Plan and is designated under the Development Classification as "Annexation", encumbering approximately
ninety-eight (98) acres of the site and "Urban" encumbering approximately sixteen (16) acres of the site.
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 22-2-60.B states, "Support responsible energy and mineral development." Subsection B.1
states "Ensure that surface development reasonably accommodates mineral extraction."
The County recognizes that mineral resource extraction is an essential industry. The availability and
cost of materials such as sand and gravel, have an effect on the successfulness of general construction
and County roads and regional highway construction industries. The agricultural lands associated with
the surface estate is underlain with a known viable aggregate deposit. With the completion of mining,
the site will be reclaimed with developed restoration and enhancement of wildlife habitat with
groundwater sourced ponds and on -going oil and gas facilities associated with a production well head
sites.
Commercial mineral deposits known to be located in the County include sand and gravel, coal and
uranium. High -quality sand and gravel deposits in the County are found along major drainage ways.
According to the Weld County Sand, Gravel Resources map dated July 1, 1975, the mine area is classified
as Coarse Aggregates (1) Gravel: relatively clean and sound.
Section 22-2-60.B.2 states "Ensure that infrastructure, such as adequate roads and utilities, exists or
can be made available prior to development of energy and mineral resource production facilities."
To address impact to the area roads, the Department of Planning Services — Development Review is
requesting the specific haul route to be outlined in the Conditions of Approval and Development
Standards. The Improvements Agreement and Road Maintenance Agreement is required for off -site
improvements at this location. Road maintenance includes, but is not limited to, dust control and damage
repair to specified haul routes. The Agreement shall include provisions addressing engineering
requirements, submission of collateral, and testing and approval of completed improvements. The
Improvements Agreement and Road Maintenance Agreement is a Condition of Approval to be accepted
by the Board of County Commissioners prior to recording the USR map.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District.
Chapter 23, Article III, Section 23-3-40.R allows for open mining (sand, gravel, stone) subject to the
additional requirements of Article IV, Division 4, of the Weld County Code through a use by special
USR22-001 8 — Dunn Pit
Page 4
review outside of subdivisions and historic townsites. Also included are mobile mining equipment parking
and storage, and employee parking.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding
land uses.
The use is consistent with the intent of the district in which the site is located. The site's property parcels
are zoned (A) Agricultural. The proposed project is a listed as an aggregate mine, permitted in the (A)
Agricultural Zone District as detailed in this Use by Special Review permit application, and in the Weld
County Code.
Weld County Code, Chapter 23, Article III, Division 1, Section 23-3-10, states in part "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."
Chapter 22 — Comprehensive Plan, Appendix 22-C addresses the 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, calculate 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 people moving into these areas
must recognize the various impacts associated with this development. Often, 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.
The proposed permit complies with the Weld County Guiding Principles, per Chapter 22, Article II, Section
22-2-10 as follows:
A. Respecting Our Agricultural Heritage. The Project will not infringe on agricultural production in the
area. The proposed mine site is currently used for grazing.
B. Respecting Private Property Rights: Loveland Ready Mix has a right to mine the aggregate on its
property for use in the community. The mining operations have taken into consideration the rights
of all neighboring properties with the intent of minimizing impacts.
C. Promoting Economic Growth and Stability: Allowing local aggregate mining will help provide
construction material that is in high demand, without increased costs of transportation.
Protecting Health, Safety, and General Welfare: Loveland Ready Mix is studying groundwater impacts,
water quality impacts, changes to the flood zone, noise impacts, and air quality impacts associated with
the project in order to implement the proper best management practices for minimizing effects to
community. Additionally, Loveland Ready Mix is going beyond the requirements of Department of
Reclamation Mining & Safety (DRMS), Colorado Department of Public health and Environment
(CDPHE), and other regulatory agencies by taking into consideration concerns from the community
through actions such as voluntary community meetings.
Zoning in the area surrounding the site is primarily in the (A) Agricultural Zone District. There are several
residences are within the vicinity of the Site. One residential property is directly adjacent to the
southwestern corner of the property. The Mad Russian residential development and golf course is located
to the north of the Project Site, separated by the railroad easement. There are five residential lots on the
south side of County Road 48.5, and one residential property east of Highway 257 directly across from
the site.
USR22-001 8 — Dunn Pit
Page 5
In addition to agricultural uses, there is aggregate mining, oil and gas development and rural residential
uses near the site.
There are multiple special use permits within one (1) mile, including aggregate mining. Lands located
north of the mine site are permitted for an Airstrip (USR-1081) and a Feedlot (SUP -76) and immediate
near vicinity, across the UP track is the Mad Russian Golf Course (CUP -52). To the west are a 230kV
Transmission line (USR-823) and a 16 -inch natural gas pipeline (USR-1706). Permitted land uses within
one mile to the south include USR1277 for Herbal products and processing business, USR-1142 for the
Leahy Recreational Facility and SUP -222 for the Sweet Gold Spray Ponds.
There are nine (9) residences within 500 -feet of the mine site, with the five (5) nearest residences being
immediately adjacent to the USR-DRMS permit boundary south of County Road 48.5. There are fifty-
eight (58) residences within 1000 -feet of the mine site and over eight hundred twenty-five (825)
residences located one mile from the proposed USR-DRMS permit boundary.
The Weld County Department of Planning Services sent notice to thirty-four (34) Surrounding Property
Owners within 500 -feet of the site. Planning staff received several letters of correspondence dated March
26, 2022 and June 15, 2021 prior to accepting the land use application that had been sent to the State
as part of the Division of Reclamation Mining and Safety review process. As the term for the review had
concluded with the State, these letters were forwarded to Weld County and have been included in the
case file. The letters outline concerns about additional traffic on area roads, decline in property values,
air pollution caused by dust, damage to area roads, creation of crystalline silica resulting in Silicosis a
cancer -causing lung ailment.
Planning staff has received three (3) telephone calls from interested persons, all within the Mad Russian
Subdivision with questions on the application, the referral process and how they may be more involved in
the land use process.
Planning staff sent notice of the pending Planning Commissioner hearing and received thirty-six (36)
letters in opposition to the permit request from surrounding property owners with thirty-three (33) letters
submitted in 2021, two (2) letters (Steve Kelly, dated October 2022 and Shelia Grotzky dated November
2022) and the Mica Garrett letter dated January 2023,
The applicant has been in contact with the Surrounding Property Owners and conducted face to face
interactions with adjacent property owners through the State permitting process and continues to meet
with area residents.
The Conditions of Approval require that the applicant submit an accepted Communications Plan,
Emergency Action and Safety Plan, an accepted Improvements and Road Maintenance Agreement (for
roads and traffic), an accepted Final Drainage Plan and an Access Permit for County Road 48.5.
The Noise Abatement Plan has been submitted and reviewed. Environmental Health Services in their
referral dated July 28, 2022, states "Noise is restricted to the level allowed in the industrial zone district
and noise levels are measured 25 feet from the property line. The application contains a noise
evaluation, conducted by Telesto Solutions Inc., which indicates the industrial level can be met 25 feet
from property boundary. The evaluation states: "The sound levels generated from the topsoil removal
activities prior to the mining operations are predicted to be below industrial noise limits at the residential
property lines and, additionally, will meet residential and commercial noise standards of 55 dBA. The
sound levels generated from mining and hauling operations at the adjacent residential and commercial
lots, are predicted to be below residential noise limits, without mitigation. Adherence to the noise
modeling report is required"".
The Dust Abatement Plan has been submitted and reviewed. Environmental Health Services in their
referral dated July 28, 2022, states "A dust abatement plan was submitted and adherence to that plan is
required. Alluvial groundwater is the planned water supply. The dust abatement plan indicates water will
be applied to the haul roads, stockpiles will be compacted, topsoil piles will be revegetated and mining
will be phased which will limit the overall mine surface to five acre increments. An Air emission permits
(APEN) from the State is required and will address dust control for mining operations, haul roads, and
USR22-001 8 — Dunn Pit
Page 6
any sand and gravel processing equipment. The application indicates an APEN has been submitted to
the State."
The Development Standards and Conditions of Approval will assist in mitigating the impacts of the facility
on the adjacent properties and ensure compatibility with surrounding land uses and the 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 proposed mine is located three miles from the City of Greeley and is located outside of their Long
Range Expected Growth Area yet is identified as parklands and open space per the 2060 Comprehensive
Plan — Land use Guidance Map dated May 2005. The Town of Johnstown Area 2006 Comprehensive
Plan — Land Use Framework Plan designates this site to be outside of their Growth Management Area
Boundary. The Town of Milliken 2015 Comprehensive Plan — Framework Plan designates this area as
Greenway. The site is also located with the Intergovernmental Agreement Areas (IGAs) for the Towns of
Johnstown and Milliken. A signed Notice of Inquiry form was received from the Town of Milliken on May
16, 2022 indicating that the Town would be interested in an annexation agreement or a pre -annexation
agreement. The Notice of Inquiry was not returned from the Town of Johnstown.
Referral comments received from the City of Greeley dated July 15, 2022 state "The subject site is located
outside of Greeley's Long Range Expected Growth Area (LREGA). The City of Greeley has no comments
on this project."
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 Greeley -Weld County Airport, Geohazard Development Area, the Municipal
Separate Storm Sewer Systems (MS4) defined boundary, the Historic Townsites or the Agricultural
Heritage Overlay Districts.
FHDP21-0024 was issued for overburden and aggregate removal, access road, temporary stockpiles and
a new bridge. The results of the HEC RAS model show that there will be a decrease in the base flood
elevation (BFE) up to -1.32 feet. Due to this decrease in the BFE a Letter of Map Revision (LOMR) will
be required. The LOMR shall be submitted to the Department of Planning Services within six (6) month
of reclamation.
Building Permits issued on the lot 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 proposed mine site is located on 105.02 acres of Prime farmland if drained and either protected from
flooding or not frequently flooded during the growing season, 2.96 acres of Farmland of Local Importance
and 6.02 acres of river corridor per the NRCS Soil Survey for Weld County. Post mining the land will be
reclaimed back to wildlife habitat with groundwater sourced ponds
As stated, there is less than three (3) acres of Farmland of Local Importance and the property contains a
commercial mineral deposit, which state statutes say must be protected from development. The Weld
County Comprehensive Plan also protects these lands from uses interfering with extraction of sand and
gravel. Mineral extraction will provide economic revenues for Weld County from the land and will not
interfere with the agricultural productivity of surrounding properties. Colorado Revised Statutes provides
for the extraction of mineable resources prior to and surface development.
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.
USR22-001 8 — Dunn Pit
Page 7
The requested/proposed haul route to the west on CR 48.5 involves the intersection of CR 48.5 and CR
17. Approximately 0.5 miles of CR 48.5 and the southern portion of the intersection of CR 48.5 and CR
17 are in the Town of Johnstown. Additionally, 60 feet to the east of the centerline of CR 17 is the Great
Western Railroad. The residential nature of this area is a concern and would be addressed by the referral
request to the Town of Johnstown. The configuration of the intersection of CR 48.5 and CR 17 does not
meet the safety criteria as specified in Chapter 8 of the Code. Specifically, the location of the railroad track
does not allow for the needed auxiliary lanes that would be required for the proposed haul traffic from this
mine; the queuing of trucks at this intersection would be adversely impacted by the proximity of the railroad
track; the intersection has numerous utilities that would need relocated; and the intersection sight distance
does not appear to be adequate for turning haul trucks. Development Review in conjunction with the
Department of Public Works is not in support and therefore does not recommend the use of this haul
route.
Per CDOT's referral and in conjunction with the Development Review referral, the proposed haul route
to the east on CR 48.5 would involve the upgrade of the intersection of SH 257 (i.e. sand southbound
deceleration and north bound acceleration lanes) and CR 48.5 prior to the issuance of the CDOT access
permit onto SH 257 and the triggered upgrade and/ or proportional share of improvements to the
intersection of CR 54 and SH 257 in the future. Development Review is recommending the use of this
haul route.
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 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. An Improvements and Road Maintenance Agreement is required for upfront and triggered off -site
improvements at this location. The improvements include but are not limited to:
• Paving CR 48.5 from fifty (50) feet west of the site access east through the intersection with SH
257;
• The addition of auxiliary lanes (i.e. acceleration lane to the north and deceleration lane
to the south) at the intersection of CR 48.5 and SH 257;
• Triggered auxiliary lanes and/or a proportional share of future improvements at the intersection of
SH 257 and CR 54; and,
• A proportional share of the improvements to the intersection of CR 54 and CR 13 which
may include dedicated right-of-way. In the case that right-of-way is dedicated, the
applicant may consider a Capital Contribution Front End Agreement.
Road maintenance includes, but is not limited to, dust control and damage repair to specified haul
route. The Agreement shall include provisions addressing engineering requirements, submission
of collateral, and testing and approval of completed improvements. (Development Review)
B. A Final Drainage Narrative is required. (Development Review)
C. The applicant shall attempt to address the concerns of the Colorado Division of Water Resources
as stated in their referral dated August 8, 2022, specific to the approved substitute water supply
plan. Written evidence of such shall be submitted to the Weld County Department of Planning
Services. (Department of Planning Services)
D. The applicant shall acknowledge the requirements of the State of Colorado Parks and Wildlife, as
stated in the referral response dated July 28, 2022. Written evidence of such shall be submitted
to the Weld County Department of Planning Services. (Department of Planning Services)
USR22-001 8 — Dunn Pit
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E. The applicant shall submit the State approved Extraction Plan Map as submitted to the DRMS
with required information delineated per Chapter 23, Article IV, Section 23-4-270.A and B. of the
Weld County Code. (Department of Planning Services)
F. The applicant shall submit the Reclamation Plans as approved by the State of Colorado Mined
Land Reclamation Board per Chapter 23, Article IV, Section 23-4-280.A of the Weld County
Code. (Department of Planning Services)
G. The applicant shall submit supporting documents as outlined in Chapter 23-4-280 addressing the
protection of the health, safety, and welfare of the inhabitants of the County. Specifically,
Section 23 -4 -280.B -D of the Weld County Code. (Department of Planning Services)
H. The applicant shall submit a Communication Plan for review and acceptance by the Department
of Planning Services. (Department of Planning Services)
I. The applicant shall acknowledge the requirements of Front Range Fire Rescue, as stated in the
referral response dated August 9, 2022. Written evidence of such shall be submitted to the Weld
County Department of Planning Services. (Department of Planning Services)
J. The USR map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR22-0018 (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. Show the floodplain and floodway (if applicable) boundaries on the map. Label the floodplain
boundaries with the FEMA Flood Zone and FEMA Map Panel Number or appropriate study.
(Department of Planning Services - Floodplain)
5. The applicant shall delineate on the map the trash collection areas. Section 23-3-350.H of the
Weld County Code addresses the issue of trash collection areas. (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 parking area for the mine vehicles, mine equipment, vendors, and
employees. (Department of Planning Services)
8. Show the accepted Landscape and Screening Plan addressing visual mitigation. (Department
of Planning Services)
9. The County -maintained portion of CR 48.5 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. (Development Review)
10. Show the Colorado Department of Transportation (CDOT) right-of-way for Hwy 257 on the plat
along with the documents creating the right-of-way. (Development Review)
USR22-001 8 — Dunn Pit
Page 9
11. Show and label the access location onto CR 48.5, approved access width, and the appropriate
turning radii on the site plan. Specify the access type. (Development Review)
12. Show and label the required tracking control. (Development Review)
13. Show and label the entrance gate if applicable. An access approach that is gated shall be
designed so that the longest vehicle (including trailers) using the access can completely clear
the traveled way when the gate is closed. In no event, shall the distance from the gate to the
edge of the traveled surface be less than 35 feet. (Development Review)
14. Show and label the drainage flow arrows. (Development Review)
15. Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Development Review)
16. Show and label all recorded easements and rights -of -way by book and page number or
reception number and date. (Department of Planning Services)
17. Setback radiuses for existing oil and gas tank batteries and wellheads shall be indicated on the
map per the setback requirements of 23-3-50.E of the Weld County Code. (Department of
Planning Services)
18. 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)
19. 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 three (3) month period.
(Department of Planning Services)
2. Prior to Construction:
A. The applicant/ miner is required to submit a complete access application for a "preliminarily
approved" access location as shown on this map. (Department of Planning Services - Development
Review)
B. If more than 1 acre is to be disturbed for construction of non -gravel pit items such as structures,
parking lots, laydown yards et cetera a Weld County grading permit will be required prior to the start
of construction. (Department of Planning Services - Development Review)
C. A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre.
Contact: Colorado Department of Public Health and Environment, Water Quality Control Division.
(Department of Planning Services - Development Review)
D. Tracking control is required to prevent tracking from the site onto public roadways. This site requires
double cattle guards and 100 ft. of asphalt or 300 ft. of asphalt. (Department of Planning Services -
Development Review)
USR22-001 8 — Dunn Pit
Page 10
3. Prior to Operation - Mining:
A. The applicant shall develop an Emergency Action and Safety Plan with the Office of Emergency
Management and the Fire District. The plan shall be reviewed on an annual basis by the Facility
operator, the Fire District and the Weld County Office of Emergency Management. Submit evidence
of acceptance to the Department of Planning Services. (Department of Planning Services)
B. The applicant shall submit written evidence that the Financial and Performance warranty has been
submitted and accepted by the Division of Mining Reclamation and Safety. (Department of Planning
Services)
4. The Use by Special Review 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 map 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)
USR22-001 8 — Dunn Pit
Page 11
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Loveland Ready -Mix Concrete, Inc
USR22-001 8
1. Site Specific Development Plan and Use by Special Review Permit, USR22-0018, for Open Mining
(sand, gravel and stone) and employee and equipment parking associated with operations 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. All permitted operations shall be conducted during the hours of daylight except in the case of a declared
emergency disaster by the Board of County Commissioners. When the permitted operations are
occurring at night, they will only occur when material is requested by cities, counties, or CDOT, for night
projects. Operations will be considered "night operations," when they take place between the hours of
one hour after sundown to one hour before sunrise. Depending on the request of the jurisdiction, night
operations could occur seven days per week. When the operator becomes aware of projects that require
night operations, they will email the Weld County Planning Director to let him/her know about the plans
to operate outside of daylight hours, who the project is for, how long it will be occurring, and where the
materials are being delivered. (Department of Planning Services)
4. The mine shall remain in compliance with the County Open Mining requirements per Chapter 23,
Article IV, Division 4 of the Weld County Code, as amended, including Operations policies and
Reclamation policies. (Department of Planning Services)
5. The mine shall remain in compliance with the approved Division of Reclamation, Mining,and Safety
112c Permit number M2021-059. (Department of Planning Services)
6. Revisions as approved by the Colorado Division of Reclamation, Mining and Safety, may, as determined
by Weld County staff, require an amendment to this USR permit. (Department of Planning Services)
7. The number of on -site employees shall be up to six (6) -- two (2) equipment operators and four (4) truck
drivers. (Department of Planning Services)
8. The parking area for mine equipment and employees on the site shall be maintained. (Department of
Planning Services)
9. All signs shall adhere to Chapter 23, Article IV, Division 2 of the Weld County Code. (Department of
Planning Services)
10. The property owner or operator shall maintain compliance with the accepted Communications Plan.
(Department of Planning Services)
11. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties.
Sources of light should not cause a nuisance or interfere with the use on the adjacent properties in
accordance with the map. 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)
12. The property owner or operator shall provide written evidence of an approved Emergency Action and
Safety Plan on or before March 15th of any given year signed by representatives for the Fire District and
USR22-0018 — Dunn Pit
Page 12
the Weld County Office of Emergency Management to the Department of Planning Services.
(Department of Planning Services)
13. 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. (Development Review)
14. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Development Review)
15. Weld County will not replace overlapping easements located within existing right-of-way or pay to
relocate existing utilities within the existing County right-of-way. (Development Review)
16. Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire
an approved Right -of -Way Use Permit prior to commencement. (Development Review)
17. Prior to the release of building permits, the applicant shall be required to submit a complete access
application for a "preliminarily approved" access location as shown on this plat. (Development Review)
18. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Development Review)
19. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
20. The property owner shall comply with all requirements provided in the executed Improvements
Agreement. (Development Review)
21. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit
and possible updates. (Development Review)
22. Approved Haul Route outbound is east on County Road 48.5 to State Highway 257, north on State
Highway 257 to County Road 54, west of County Road 54 to County Road 13, south on County Road
13 to the approved access to the Loveland Ready Mix plant permitted under 2MUSR17-01-1329.
Approved inbound haul route is from the approved access of the Loveland Ready Mix Plant north on
County Road 13 to County Road 54, east of County Road 54 to State Highway 257, south on State
Highway 257 to County Road 48.5, west on County Road 48.5 to the approved access drive for the
Dunn Pit. (Development Review)
23. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and 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)
24. 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. (Department of Public Health and Environment)
25. 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. The facility shall operate
in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and
Environment)
26. Fugitive dust should attempt to be confined on the property. Uses on the property shall comply with the
Colorado Air Quality Commission's air quality regulations and the accepted dust abatement plan.
(Department of Public Health and Environment)
27. The operation shall submit an Air Pollution Emission Notice (A.P.E.N.) and Emissions Permit Application
and obtain permits from the Air Pollution Control Division, Colorado Department of Public Health and
USR22-0018 — Dunn Pit
Page 13
Environment, as applicable. (Department of Public Health and Environment)
28. The facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in 25-12-103 C.R.S. The facility shall operate in accordance with the accepted noise
evaluation report. (Department of Public Health and Environment)
29. The operation shall remove, handle, and stockpile overburden, sand, soil, and gravel from the facility
area in a manner that prevents nuisance conditions. (Department of Public Health and Environment)
30. Adequate drinking, hand washing, and toilet facilities shall be provided for employees and patrons of the
facility, at all times. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes, as applicable. (Department of Public Health and Environment)
31. 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)
32. Portable toilets and bottled water are acceptable to provide drinking and sanitary services to the site.
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)
33. Any vehicle or equipment 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)
34. If applicable, the operation shall obtain a stormwater or other discharge permits from the Colorado
Department of Public Health & Environment, Water Quality Control Division. (Department of Public
Health and Environment)
35. All chemicals must be handled in a safe manner in accordance with product labeling. All chemicals must
be stored secure, on an impervious surface, and in accordance with manufacturer's recommendations.
(Department of Public Health and Environment)
36. The operation shall comply with all applicable rules and regulations of the Colorado Division of
Reclamation Mining and Safety. (Department of Public Health and Environment)
37. The operation shall comply with the Mine Safety and Health Act (MSHA). (Department of Public Health
and Environment)
38. The facility shall notify the County of any revocation and/or suspension of any State issued permit.
(Department of Public Health and Environment)
39. 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)
40. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Maps #08123C -1682F and 1701F issue date September 17, 2022 and Panel Maps
#08123C -1684F and 1703F issue date March 23, 2022 (Big Thompson River Floodplain). Any
development shall comply with all applicable Weld County requirements, Colorado Water Conservation
Board requirements as described in Rules and Regulations for Regulatory Floodplains in Colorado, and
FEMA regulations and requirements as described in 44 CFR parts 59, 60, and 65. The FEMA definition
of development is any man-made change to improved or unimproved real estate, including but not limited
to buildings or other structures, mining, dredging, filling, grading, paving, excavation, drilling operations,
USR22-0018 — Dunn Pit
Page 14
or storage of equipment and materials. (Department of Planning Services - Floodplain)
41. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities, the owner should contact Weld County to determine if the floodplain boundaries
have been modified. (Department of Planning Services - Floodplain)
42. If at all possible, place the berms parallel to the flow of floodwaters. (Department of Planning Services —
Floodplain)
43. Floodplain Development Permit #FHDP21-0024 was issued for overburden and aggregate removal,
access road, temporary stockpiles and a new bridge. The results of the H EC RAS model show that there
will be a decrease in the base flood elevation (BFE) up to -1.32 feet. Due to this decrease in the BFE a
Letter of Map Revision (LOMR) will be required. The LOMR shall be submitted to the Department of
Planning Services within six (6) months of reclamation. (Department of Planning Services — Floodplain)
44. All transient equipment including temporary structures and portable toilets shall be anchored.
(Department of Planning Services — Floodplain)
45. Any fencing on the property must allow the flow of floodwaters either through or under the fence.
(Department of Planning Services — Floodplain)
46. The installation of any septic system within the 100 -year floodplain shall comply with the Weld County
O.W.T.S. floodplain policy. (Department of Planning Services - Floodplain)
47. Building permits may be required, for any new construction or set up manufactured structure, per Section
29-3-10 of the Weld County Code. A building permit application must be completed and submitted.
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; 2020 National Electrical Code; and Chapter 29 of the Weld County Code. A plan review shall be
approved, and a permit must be issued prior to the start of construction. (Department of Building
Inspection)
48. Necessary personnel from the Weld County Departments of Planning Services, Development Review,
and Public Health and Environment 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 Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations. (Department of
Planning Services)
49. 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. (Department of Planning Services)
50. 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.
51. 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
USR22-0018 — Dunn Pit
Page 15
shall send certified written notice to the landowner asking that the landowner request to vacate the Use
by Special Review Permit.
52. 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 person 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.
53. 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 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.
USR22-0018 — Dunn Pit
Page 16
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.
USR22-0018 — Dunn Pit
Page 17
March 20, 2023
DEPARTMENT OF PLANNING SERVICES
1402 North 17th Ave
Greeley, CO 80631
Website: www.weldgov.com
Email: kogle@weld.gov
Phone: (970) 400-3549
Fax: (970) 304-6498
Tigges Taryn
750 14th St SW
Loveland, CO 80537
Subject: USR22-0018 - A Site Specific Development Plan and Use by Special Review Permit for Open
Mining (sand, gravel and stone), employee and equipment parking associated with operations outside
of subdivisions and historic townsites, in the A (Agricultural) Zone District
On parcel(s) of land described as:
PART OF THE NE1/4 OF SECTION 3, T4N, R67W, AND PART OF THE SE1/4 OF SECTION 34, T5N, ALL
IN R67W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on May 2, 2023 at 1:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on June 7, 2023 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
Respectff Ily,
Kim O
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
August 26, 2022
Tigges Taryn
750 14th St SW
Loveland, CO 80537
Subject: USR22-0018 - A Site Specific Development Plan and Use by Special Review Permit for Open
Mining (sand, gravel and stone), employee and equipment parking associated with operations outside
of subdivisions and historic townsites, in the A (Agricultural) Zone District
On parcel(s) of land described as:
PART NE4 SECTION 3, T4N, R67W and PART SE4 SECTION 34, T5N, R67W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on November 1, 2022 at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on November
16, 2022 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
Respectfully,
Kim
Planner
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