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Home My WebLink About20252861.tiffMEMORANDUM TO: Matthew VanEyll, Planning Services FROM: Mike McRoberts, P.E., Development Review DATE: August 18, 2025 SUBJECT: USR25-0015 Kennel The proposal has been reviewed by Development Review on behalf of the Weld County Department of Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the application process may not be all-inclusive, as other issues may arise during the remaining application process. COMMENTS GENERAL PROJECT INFORMATION/LOCATION Project description: A Use by Special Review Permit for a Kennel (dog training and boarding facility for up to 8 dogs) outside of subdivisions and historic townsites in the A (Agricultural) Zone District. This project is south of County Road 34 and is west of County Road 3. Parcel number 120719100008. Access is from County Road 3. ACCESS Development Review has reviewed the application materials related to access. The applicant is proposing to access County Road 3 via a private gravel road located within a 30' wide access easement created with the recorded RE -4394 plat (Reception Number 3407827). As the screenshot from the foregoing plat shows below, the 30' easement was created specifically for the benefit of Lot A of RE -4394 (the subject parcel). 4.68' FOUND ;'5 REBAR W/CAP ILLEGIBLE LS#18982 LOT A NET AC. 4.836 +/- EXISTING ACCESS POINT 350.00' Gd 0 b 0 z e 0 a O 30' WIDE ACCESS EASEMENT — FOR LOT A OF RE -4394 I- EXISTING 30' WIDE ACCESS EASEMENT BOOK 1436, REC#02382995 66,L6 6.66' COUNTY RD. 3 FOUND #5- REBAR W/CAP ILLEGIBLE 30.01' N 1/18 COR. SEC. 19 & 20 FOUND 2" CAP LS#18982 Per Section 8-14-30, an Access Permit is required for access to Weld County maintained roadways. Please refer to Chapter 8 of the Weld County Code for more information regarding access. ROADS AND RIGHTS -OF -WAY County Road 3 is a gravel road and is designated on the Weld County Functional Classification Map (Code Ordinance 2017-01) as a local road, which requires 60 feet of right-of-way. Pursuant to the definition of setback in the Weld County Code, Section 23-1- 90, the required setback is measured from the right-of- way line. Be aware that physical roadways may not be centered in the right-of-way. This road is maintained by Weld County. Per Chapter 8, Article 13, Section 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any project that will be occupying, constructing, or excavating facilities within, and or encroaching upon, any County rights -of -way or easement. Right -of -Way Use Permit instructions and application can be found at: https://www.weld.gov/Government/Departments/Public-Works/Permits/Right-of-Way-Permits. Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate existing utilities within the County right-of-way. TRAFFIC The latest average daily traffic (ADT) on County Road 3 counted 203 vehicles per day with 11% trucks. The 85th percentile speed on this portion of County Road 3 is 45 miles per hour. The traffic information submitted with the application materials indicates there will be approximately 14 passenger car/pickup truck daily roundtrips with one (1) delivery truck daily roundtrip. All trips will enter and exit the site via a private road accessing County Road 3 from the west. 80% of the site's traffic will come from the south on County Road 3 while 20% will come from the north. TRACKING CONTROL The project site will access County Road 3 via 335 feet of privately maintained gravel road which will function as permanent tracking control for the project. No additional tracking control is required. ROAD MAINTENANCE AGREEMENT Development Review is requesting a Road Maintenance Agreement with this project. The agreement will include, but is not limited to, dust control and damage repair to specified haul routes. An example agreement is available at: https://www.weld.gov/Government/Departments/Planning-and-Zoning/I mprovements-Agreements DRAINAGE REQUIREMENTS This area is within a Non -urbanizing Drainage Area. Non -urbanizing Drainage Areas typically require detention of stormwater runoff from the 1 -hour, 100 -year storm event falling on the developed site and release of the detained water at the historic runoff rate of the 1 -hour, 10 -year storm event falling on the undeveloped site having a 2% impervious value. In compliance with Section 8-11-45, of the Weld County Code, the applicant has submitted a drainage narrative meeting the requirements for an exception to stormwater detention. The qualifying exception (Exception 8) reads, "Development of sites where the change of use does not increase the imperviousness of the site." Historic Flows: The applicants will be required to maintain the historic drainage flows and run-off amounts that exist on the property. CONDITIONS OF APPROVAL A. A Road Maintenance Agreement is being requested with this project. Road maintenance includes, but is not limited to, dust control and damage repair to specified haul routes. (Development Review) B. The USR map shall be amended as described below: 1. County Road 3 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. The applicant shall delineate and label on the USR map the existing right-of-way (along with its creating documents) and the physical location of the road. This road is maintained by Weld County. (Development Review) 2. Show and label the 30 -foot -wide access easement created for the benefit of Lot A (the subject parcel) shown on the recorded RE -4394 plat (Reception Number 3407827). (Development Review) 3. Show and label the private gravel access road that will function as permanent tracking control for the project. (Development Review) 4. Show and label the drainage flow arrows. (Development Review) 5. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Development Review) DEVELOPMENT STANDARDS (NOTES ON THE USR MAP) 1. 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) 2. 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) 3. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized. (Development Review) 4. 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) 5. The Property Owner shall comply with all requirements provided in the executed Road Maintenance Agreement. (Development Review) 6. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site visit and possible updates. (Development Review) 7. The historical flow patterns and runoff amounts will be maintained on the site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to runoff rate and velocity increases, diversions, concentration and/or unplanned ponding of stormwater runoff. (Development Review) 8. Weld County is not responsible for the maintenance of onsite drainage related features. (Development Review) From: Thomas Potter To: Matthew VanEyll Subject: USR25-0015 BUILDING REFERRAL Date: Friday, September 12, 2025 4:16:36 PM Good afternoon, Matthew. I'm following up on USR25-0015 regarding adopted codes. Buildings referral for this site are as follows. Structure shall be compliant with the current adopted codes and amendments: 2018 (IBC) International Building code. 2018 (IPC) International Plumbing code. 2018 (IMC) International Mechanical code. 2018 (IFGC) International Fuel Gas code. 2018 (IECC) International Energy code. 2023 ( NEC) National Electrical code. The climatic and geographical design criteria including: 30 lb ground snow load. 110 MPH 3 second gust wind load. Seismic design B. Frost depth 30" The current Fire code adopted by the fire district having jurisdiction. (MOUNTAIN VIEW FIRE PROTECTION) A complete code analysis including type of construction, occupancy, means of egress, path of egress travel distance, and occupancy load will need to be provided. Comcheck A mandatory pre -construction meeting is required prior to issue. Any new structures shall comply to the listed codes mentioned above. All structures shall comply to Chapter 11 of the building code (Accessibility) including Parking, building access, Bathroom(s) accessibility, Office and other Service counters accessibility, Means of egress, Travel distances, Exterior egress illumination. All existing structures used for the business shall have a change of use from residential to Commercial and comply to the requirements of accessibility. "Our Mission is safe building practice" Any questions or concerns, please contact me. Thank you. Thomas Potter Building Plans Examiner II Department of Planning Services 1402 N 17th Ave Greeley Colorado 80631 (970) 400-3518 Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. From: Gary Allen To: Matthew VanEyll Subject: Re: Weld County Planning: USR25-0015 Kennel- Longs Peak Water District Date: Friday, September 12, 2025 1:44:07 PM Attachments: image001.pnq image002.pnq image003.pnq This Message Is From an Untrusted Sender You have not previously corresponded with this sender. Use extra caution and avoid replying with sensitive information, clicking links, or downloading attachments until their identify is verified. Matthew, Longs Peak bases our taps on demand and does not have a "commercial tap". We currently serve the property with a standard tap and do not have issue with this project. If in the future, it is determined that the property is using more than their allotment on a regular basis, the District will require the property owner to transfer extra raw water and possibly require the owner to purchase a larger tap. However, the District does not expect this will be the case. Kind Regards, Gary Allen General Manager Longs Peak Water District 9875 Vermillion Road, Longmont, Colorado 80504 303.618.7971 On Fri, Sep 12, 2025 at 11:07 AM Matthew VanEyll <mvaneyll@weld.gov> wrote: Good Morning, We would like to know if the water district will require this kennel to have a commercial water tap or not. Information for the USR application can be found below: The Weld County Planning Department has received a Planning Use By Special Review application, case # USR25-0015, in which your agency may have an interest. Planning staff requests you review the application materials, and return the Referral Form to undefined by the date specified on the Referral Form attached in the online permitting center. To view application materials, visit https://aca-prod.accela.com/WELD/Default.aspx or navigate to weldgov.com > departments > planning and zoning > online e -permitting. Then, * Click on "Planning" tab on the menu bar * Under General Search, type case# USR25-0015, into the Record Number box and search * Click on the "Record Info" arrow drop -down menu * Click on "Attachments" to review the application materials Best, Matthew VanEyll Planner II Dept. of Planning Services (970) 400-3556 1402 N 17th Ave, Greeley, CO 80631 0x 0 00 Join Our Team IMPORTANT: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. Hello