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Home My WebLink About20253155 USE BY SPECIAL REVIEW ( USR ) APPLICATION FOR PLANNING DEPARTMENT USE : DATE RECEIVED : AMOUNT $ CASE # ASSIGNED : APPLICATION RECEIVED BY PLANNER ASSIGNED : P ROPERTY INFORMATION Is the property currently in violation ? 1 No / Yes Violation Case Number : Parcel Number : 1 0 6 1 _ 0 2 _ 1 _ 0 0 _ 032 S ite Address : 4786 Weld County Road ( WCR ) 50 , Johnstown , CO 80534 Legal Description : LOT A OF RECORDED EXEMPTION NO . 1061 - 2 - 1 RE - 4879 S ection : 2 , Township 4 N , Range 68 W Zoning District : Ag Acreage : 3 . 098 Within subdivision or townsite ? 1 No / Yes Name : NIA Water ( well permit # or water district tap # ) : 40 . 02 S ewer ( On - site wastewater treatment system permit # or sewer account # ) : N / A ( Records could not be found ) . Floodplain 1 No / Yes Geological Hazard No / Yes Airport Overlay No / Yes P ROJECT U SR Use being applied for : A Kennel and Animal Boarding Operation . Name of proposed business : Duke ' s Place Animal Boarding P ROPERTY OWNER ( S ) (Attach additional sheets if necessary . ) Name : Debra & Jeffery Garcia Company : Duke ' s Animal Boarding P hone # : 970 ) 430 - 0148 Email : jdanddogs@aol . com S treet Address : 4786 Weld County Road ( WCR ) 50 City / State / Zip Code : Johnstown , CO 80534 APPLICANT / AUTHORIZED AGENT (Authorization Form must be included if there is an Authorized Agent) Name : Tez Hawkins , Andrew Baker , Ben Thurston Company : Baseline Engineering P hone # : 970 - 688 - 2175 Email : tez . hawkins@baselinecorp . com S treet Address : 112 N Rubey Dr City / State / Zip Code : Golden , CO , 80403 I ( We ) hereby depose and state under penalties of perjury that all statements , proposals , and / or plans submitted with or contained within the application are true and correct to the best of my ( our ) knowledge . All fee owners of the property must sign this application . If an Authorized Agent signs , an Authorization Form signed by all fee owners must be included with the application . If the fee owner is a corporation , evidence must be included indicating the signatory has the legal authority to sign for the corporation . GLA,0,11- ciadb(no____ 7 - 13 - 25 S ignature Date Signature Date Curtez Hawkins P rint Print 07 / 22 9 Departments of Planning 4344 1864Cio Building , Development Review ,t rar- 41 - . , and Environmental Health I R1 . . . 10: . 1402 North 17TH avenue irt eteTra; ; - I P . O . Box 758 Ll' IN er a 4 Greeley , CO 80632 hikle Authorization Fora 6 1 I , ( We ) , basin, L . Ant give permission to 1 2. , ► tare ( i + 19 p ( Owner - please print ) ( Authorized Agent / Applicant — please print ) to apply for any Planning , Su ' (fang , Access , Grading or OWTS permits on our behalf , far the property located at ( address or parcel number ) below : t - - 1 1 e QLtAirsi - o imp Co >570 ---sq Legal Description : frE- 2,4 GS Let A of Section , Township 0 N , Flange tog W S ubdivision Name : Nit A Lot Block P roperty Owners Information : Address : ` A1 Q - 1.1 6 0 0 (" 4,4 4oLeu w o 53 P hone : ell +3 , e‘ 0 - E - mail : 1 S l . - , Authorized Agent /Applicant Contact Information : Address : P hone : iite ( a 8 - 1 1 icA S ba ce te Oat pp Cork/ Correspondence to be sent to : Owner V Authorized Agent /Applicant ve/ by : Mail Entail %/ Additional Info : I ( We ) hereby certify , under penalty of perjury and after carefully reading the entire contents of this document , that the information stated above is true and correct to the best of my ( our ) knowledge . Date 5 L Li Date Owner Signature Owner Signature Subscribed and sworn to before me this Ze day of APC2AL , 20 alt by v-MCGALA anctik My commission expires Not l o . r DANE IcCLENATNAN - SAMELST ' AD Notary Public NOTARY PUBLIC - STATE OF COLORADO Notary ID 420224023083 My Commission Expires 6 / 10 / 2026 01 / 24 11 kniner y • tin ) • lurtinil � I r - t - February 26 , 2025 Weld County Attn : Planning and Zoning Department P . O . Box 758 1402 N . 17t h Ave Greeley , CO 80632 Subject : Dukes Place Doggy Day Care USR Application Project Narrative This memorandum is intended to describe the proposed special use at 4786 Weld County Road ( WCR ) 50 , Johnstown , CO 80534 , approximately 3 . 098 acres , legally described as LOT A OF RECORDED EXEMPTION NO . 1061 - 2 - 1 RE - 4879 , parcel number 106102100032 ( the " Property " ) . Debra and Jeff Garcia , the Property owners and operators , are proposing an animal boarding operation named Duke ' s Place ; the operation will construct two buildings as well as outdoor dog recreation areas ( the " Proposed Use " ) . There is a single - family home and several accessory sheds and garages . The animal boarding facility operates seven days a week from 7 a . m . to 7 p . m . , meaning that animals can be dropped off or picked up from the Property during those set times ; the dogs will be kept indoors from 7 p . m . to 7 a . m . seven days a week . The Animal Boarding operation ' s maximum capacity is 56 dog kennels and 5 small animal kennels for cats , guinea pigs , birds , or other small house pets . Up to five large animals are categorized as horses or donkeys , and their boarding will ultimately be within the Weld County threshold of four per acre . Duke ' s Place will employ up to two outside part - time employees in addition to the two property owners / on - site residents for a total of four employees . Existing Bu it dings to Gross Proposed Use Remain Area Use Single - Family Home 1 , 566 SF Single - Single Family No Change Home outbuilding / Garage 760 SF Personal Storage No Change Garage Equipment Garage 2 , 800 SF Car Garage No Change Garden Shed Garden Shed Small Animal Kennel Location Shed 150 SF Personal Storage Shed No Change Shed 2 120 SF Personal Storage No Change Garage Proposed Buildings Gross Area Dog Kennel Building 1 2 , 400 SF Dog Kennel Building 2 1 , 155 SF Steamboat Springs • Golden • Colorado Springs • Love and Corporate Office : 112 North Rubey Drive , Suite 210 ; Golden , Colorado 80403 Pagel 2 USR Duke ' s Place Cover Sheet The 56 dog kennels are anticipated to house the majority of the animals boarding on the Property . The small garden shed by the single - family home and the attached mudroom will be used for the five small animal enclosures , which will house cats , guinea pigs , and birds . Debra & Jeffery Garcia are the Property owners and business owners of the Proposed Use . They ' ve long been passionate about working with and caring for animals , and an animal boarding facility allows them to live out that passion . Operating an animal boarding facility on their Property allows them to operate existing and underutilized space while also pursuing their vision . The site plan and USR Planning questionnaire are attached to this cover letter and provide additional information on the Proposed Use . All other required application materials are included in the attachments listed at the end of this letter . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner cvArriL Encl : 1 . Application Form , Checklist , and Authorization Form 2 . Pre - Application Meeting Notes and Checklist 3 . Warranty Deed & Mineral Rights Owner 4 . [ Placeholder ] Title Commitment & Certificate of Conveyances 5 . Statement of Taxes Paid 6 . USR Questionaire 7 . USR Site Map 8 . NRCS Soil Report 9 . Irrigation Ditch Ownership Contact Information 10 . Drainage Narrative 11 . Traffic Narrative Pagel 3 USR Duke ' s Place Cover Sheet 12 . Environmental Questionnaire 13 . Proof of Water Service _ Little Thompson Water District Invoice 14 . Septic Permit 15 . Noise Study 16 . Dust Abatement , Waste , Lighting , and Landscaping Plan Narratives 17 . Johnstown Notice of Inquiry 18 . Berthoud Notice of Inquiry 19 . Buffer Report 20 . Larimer County Adjacent Property Owner List Englni ygliate I iimitimiiiiIii limn , Limp December 26 , 2023 Weld County Attn : Planning and Zoning Department P . O . Box 758 1402 N . 17t h Ave Greeley , CO 80632 Subject : Dukes Place Doggy Day Care USR Application , Project Narrative and Questionaire Responses This memorandum is intended to describe the proposed special use at 4786 Weld County Road ( WCR ) 50 , Johnstown , CO 80534 , approximately 3 . 098 , legally described as LOT A OF RECORDED EXEMPTION NO . 1061 - 2 - 1 RE - 4879 , parcel number 106102100032 ( the " Property " ) . Two buildings and outdoor areas for an animal boarding facility named Dukes Place Animal Boarding are proposed at the Property ( the " Proposed Use " ) . There is a single - family home and several sheds and garages , which are accessory buildings to the single - family home on the Property , and these are the existing uses . The animal boarding facility operates from 7 a . m . - 7 p . m . , meaning that animals can be dropped off or picked up from the Property during those set times , and this period is defined as a business day for Duke ' s Place Doggy Daycare . The Animal Boarding facility ' s maximum capacity is 56 dog Kennels , five small animal enclosures , and enclosures for two large animals , such as a horse or donkey . Duke ' s Place will employ up to two employees for a total of four employees , including the owners . Debra & Jeffery Garcia are the Property owners and business owners of the Proposed Use . They ' ve long been passionate about working with and caring for animals , and an animal boarding facility allows them to live out that passion . Operating an animal boarding facility on their Property allows them to operate existing and underutilized space while also pursuing their vision . The site plan and USR Planning questionnaire are attached to this cover letter and provide additional information on the Proposed Use . All other required application materials are included in the attachments listed at the end of this letter . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner eunteilafitt.„ Steamboat Springs • Golden • Colorado Springs • ove and Corporate Office : 112 North Rubey Drive , Suite 210 ; Golden , Colorado 80403 ',BASEL NE teem Pl 'ii1ii ' IHi Iif ' T February 26 , 2025 Weld County Attn : Planning and Zoning Department PO Box 758 1402 N . 17th Ave Greeley , CO 80632 Subject : Use By Special Review ( USR ) Planning Questionnaire Responses ; Dukes Place Animal Board ' ng 1 . Explain the proposed use and business name . Response : Debra and Jeff Garcia , the Property owners and operators , are proposing an animal boarding operation named Duke ' s Place ; the operation will construct two buildings as well as outdoor dog recreation areas ( the " Proposed Use " ) . There is a single - family home and several accessory sheds and garages . The animal boarding facility operates seven days a week from 7 a . m . to 7 p . m . , meaning that animals can be dropped off or picked up from the Property during those set times ; the dogs will be kept indoors from 7 p . m . to 7 a . m . seven days a week . The Animal Boarding operation ' s maximum capacity is 56 dog kennels and 5 small animal Kennels or enclosures . There are up to five large animals categorized as horses or donkeys , and their boarding will ultimately be within the Weld County threshold of four per acre . Duke ' s Place will employ up to two outside employees and will add the two property owners / on - site residents for a total of four employees . The 56 dog kennels are anticipated to house the majority of the animals boarding on the Property . The small garden shed by the single - family home and the attached mudroom will be used for the five small animal enclosures , which will house cats , guinea pigs , and birds . Proposed Buildings a Gross Area a Use Dog Kennel Building 1 2 , 400 SF Dog Kennels Dog Kennel Building 2 1 , 155 SF Dog Kennels 2 . Explain the need for the proposed use . Response : Debra & Jeffery Garcia are the Property owners and business owners of the Proposed Use . They ' ve been passionate about working with and caring for animals for most of their lives , and an animal boarding facility allows them to pursue that passion . Operating an animal boarding facility on their Property allows them to use existing and underutilized space while pursuing their vision . Debra and Jeffery have also observed a need for animal boarding services in the local and regional area . Dukes Place is intended to serve Weld County and adjacent county residents . 3 . Describe the current and previous use of the land . Response : There is a single - family home and several sheds and garages , which are accessory buildings to the single - family home on the Property, and these are the existing uses . The Property was previously used for Agricultural and horse ranching by the Property owner. ',BASEL NE teem Pl 'ii1ii ' IHi Iif ' T Existing Buildings to Use Remain Gross Area Single - Family Home 1 , 566 SF Single - Single Family Home Out Buidling / Garage 760 SF Personal Storage Garage Equipment Building / 2 , 800 SF Car Garage Garage Shed 150 SF Personal Storage Shed Shed 2 120 SF Personal Storage Garage 4 . Describe the proximity of the proposed use to residences . Response : The closest proposed dog kennel building is approximately 435 feet from the nearest residence . The closest proposed outdoor dog area is 470 feet from the nearest residence . The proposed outdoor area / large animal enclosure for horses and donkeys is approximately 205 feet from the nearest residence . 5 . Describe the surrounding land uses of the site and how the proposed use is compatible with them . Adjacent Zoning/ Existing Compatibility Land Uses orth Great Plains Compatible . The comprehensive plan discusses the need to maintain agricultural PUD / Agriculture uses and not inhibit them . The Proposed Use is not anticipated to inhibit or intrude on agriculture . The proposed kennel buildings are similar in size and architectural appearance to ` :kirrruto" t4 High Plains those commonly associated with agricultural uses . ti - r , Estates PUD / * Agricultural The Proposed Use also has impacts commonly associated with agricultural and ranching land uses listed in the comprehensive plan , including noise , minimal dust from animal pens , odor from animal confinement , hay , and manure . However , most of these impacts associated with the animal boarding facility will be less intensive than typical agricultural and ranching land uses . Weld County Compatible . Many of the impacts related to agricultural and ranching land use AG / Single - per the Weld County Municipal Code and comprehensive plan are also associated Family with the animal boarding facilities . However , the Animal boarding facility will generate much less intensive impacts . Noise impacts are discussed in the noise study included in Attachment 15 . Minimal dust can be generated from the outdoor play areas for the dogs ; however , this occurs periodically throughout the day . Additionally , the dust will not be as intensive as dust created by agricultural machinery or cattle movement . Duke ' s Place may mitigate dust by placing natural or artificial turf or maintaining the area to remove dust and stabilize the dirt in the outdoor play area . Hay may be used in the dog containment areas and for horses and donkeys . Hay will also be used to feed donkeys and horses in the outdoor areas on the Property . Impacts associated with outdoor hay will be less intensive than those VA= SEL NE associated with agricultural and ranching - specific land uses , which integrate more hay for larger masses of cattle and horses . Odors from manure will be mitigated through regular cleaning of the outdoor and indoor containment areas . Regular third - party trash pick - up will also mitigate odors . Odors associated with animal confinement are not anticipated impacts as the containment areas will be cleaned regularly . 6 . Describe the hours and days of operation ( i . e . , Monday thru Friday , 8 : 00 a . m . to 5 : 00 p . m . ) . Response The Duke ' s Place ' s business hours are from 7 a . m . - 7 p . m . , meaning that animals can be dropped off or picked up from the facility during those set times , and this period is defined as the Duke ' s Place Business Hours . Animals are boarded overnight and during the day . 7 . Describe the number of employees including full - time , part - time and contractors . If shift work is proposed , detail number of employees , schedule and duration of shifts . Response : Duke ' s Place is anticipated to employ three employees , and one of the employees is the business and Property owner . Shift schedules are not final , but it is anticipated that the Property owner and operator will be scheduled for shifts during and after business hours . The two other employees ' shifts will be during business hours and at least one hour after and one hour before business hours . 8 . Describe the maximum number of users , patrons , members , buyers or other visitors that the site will accommodate at any one time . Response : Estimating the number of patrons on - site at any given time is difficult due to the nature of the operation , which allows patrons to pick up and drop off their animals within a daily 12 - hour window . At full buildout , Dukes Place can accommodate 63 animals , and conservatively , 63 patrons can be on the Property picking up or dropping off their animals . However , this is an improbable scenario . The more likely scenario is that customers are boarding their animal ( s ) for more than one business day or overnight stay . Customer pick - up and drop - off will also be distributed throughout the day through scheduled pick - up and drop - off appointments At maximum , there will be 17 patrons on the property at once . Therefore , the number of patrons on - site will likely be distributed over multiple days and hours throughout the day . Additionally , customer demand will vary throughout the year , and therefore , the kennels may be unoccupied for a day or several days , reducing the number of customer visits and daily patrons . Customers may also request an extension or shortening of their animal ' s boarding stay if space is available . Animal Boarding Facilities are also subject to customer appointment cancellations and no - shows . Therefore , the number of patron visits will be reduced on any given day . 9 . List the types and maximum numbers of animals to be on the site at any one time ( for dairies , livestock confinement operations , kennels , etc . ) . Response : There is a maximum number of 63 animals on the site at any time . 10 . List the types and number of operating and processing equipment . Response : No additional operating or processing equipment is anticipated on site . ',BASEL NE teem Pl 'ii1ii ' IHi Iif ' T 11 . List the types , number and uses of the existing and proposed structures . Response : There are six buildings on the Property . There is a single - family home . Two garages operate as storage for multiple vehicles , general supplies , general gear , and horse supplies . Historically , agricultural uses have taken place on the Property , so supplies needed for those land uses were stored in the garage buildings . Three sheds on the Property are also used for general supply storage , gear , and agricultural supply storage . Two of the three storage sheds on the Property are calculated as a single building in the Weld County Assessor ' s Office Property Report Card . 12 . Describe the size of any stockpile , storage or waste areas . Response : Outdoor Stockpiles on the Property include but not be limited to hay , salt licks , troughs , and horse blankets . Other stockpiles and supplies , such as perishable food , are placed indoors . Waste will be stored in a third - party commercial trash dumpster near the front Property Line and possibly a second dumpster near the rear Property line . 13 . Describe the method and time schedule of removal or disposal of debris , junk and other wastes associated with the proposed use . Response : Trash , waste , and debris will be removed weekly and consistent with the commercial trash provider ' s pick - up schedule . 14 . Include a timetable showing the periods of time required for the construction of the operation . Response : Construction is anticipated in two phases . Phase one will construct the outdoor play area , the small dog play area , the first 2 , 400 square - foot ( SF ) building , the 169 SF office building , and the privacy fence . Phase Two will construct the second 2 , 400 SF building located farthest east on the site plan included with the application . 15 . Describe the proposed and existing lot surface type and the square footage of each type ( i . e . asphalt , gravel , landscaping , dirt , grass , buildings ) . Response : The table below provides a breakdown of the existing and proposed surface types on the Property . Existing Surface Type Area Existing Buildings 5 , 626 SF Existing Landscape Area 105 , 425 SF Existing Concrete 3 , 002 SF Existing Gravel 20 , 903 SF Proposed Surface Type Area Proposed Buildings 3 , 555 SF Proposed Landscape / Dirt Area 5 , 244 Proposed Concrete 795 SF Proposed Gravel 907 SF Total ( Net ) Surface Type Area Buildings 9 , 181 SF Landscape Area 102 , 873 SF VA= SEL Lkt_ __ i T telinftrfP711-- Concrete 3 , 797 SF Gravel 2 , 827 SF 16 . How many parking spaces are proposed ? How many handicap - accessible parking spaces are proposed ? Response : There are 19 parking spaces proposed , and one of those spaces is a handicapped - accessible space . 17 . Describe the existing and proposed fencing and screening for the site including all parking and outdoor storage areas . Response : The proposed fencing is shown in the attached site map ( Attachment 7 ) . A privacy fence is proposed on the south and west Property lines . The east Property line uses a cattle panel fence . 18 . Describe the existing and proposed landscaping for the site . Response : The existing landscaping is mainly located around the perimeter of the Property and in the area where there is an existing horse enclosure ; large trees are located in the center of the Property . Most of the existing landscaping will remain except where buildings are proposed . The outdoor play areas for dogs will be landscaped with dirt , turf , or a combination of both . 19 . Describe reclamation procedures to be employed as stages of the operation are phased out or upon cessation of the Use by Special Review activity . Response : Landscape reclamation , if applicable and within the planting season , will be completed after each phase of the project . 20 . Describe the proposed fire protection measures . Response : Fire protection measures will conform to the International Building and Fire codes . 21 . Explain how this proposal is consistent with the Weld County Comprehensive Plan per Chapter 22 of the Weld County Code . Response : The proposal is generally consistent with the comprehensive plan goals . Furthermore , it is in substantial conformance with the goals and strategies below . Code Section , Conformance Statement 22 - 2 - 10 . A The proposal respects adjacent agricultural uses and does not hinder them . 22 - 2 - 10 . C ; The proposed use is a small business that provides economic diversity near the County ' s Sec . 22 - 2 - 40 . 6 agricultural land uses and opportunity areas without inhibiting agricultural land uses . 22 . Explain how this proposal is consistent with the intent of the zone district in which it is located . Response : The zone district is intended to provide areas for agriculture or agricultural - related land uses . Animal boarding facilities are allowed in the Agricultural district as use - by - right ; therefore , Weld County considers the proposed animal boarding facility an agricultural or agricultural - related use . The special review is needed to measure the intensity of the use because it is anticipated to generate over 60 trips a day . The trips generated are for the boarding and kennel combined . This is reflected in the trip generation letter included in the submittal . VASEL NE r in IIIeeII I - - � ' 1 � _1 ' i Furthermore , the Agricultural Zone District is intended to allow uses that do not inhibit or substantially reduce existing or potential agricultural uses . Dukes Place is not anticipated to adversely impact the surrounding agricultural land uses . 23 . Explain how this proposal will be compatible with future development of the surrounding area or adopted master plans of affected municipalities . Response : Weld County includes the Property in the Johnstown annexation area and an opportunity zone for commercial and industrial development . Duke ' s Place is in conformance with the existing agricultural designation and capitalizes on the commercial Property designation in the County ' s identified opportunity area . 24 . Explain how this proposal impacts the protection of the health , safety , and welfare of the inhabitants of the neighborhood and the County . Response : As a positive contribution to the Welfare of the County , Duke ' s Place will provide a location for the County ' s Residents to shelter their animals . No substantial negative impacts are anticipated to the neighborhood or the County ' s welfare , safety , or health . 25 . Describe any irrigation features . If the proposed use is to be located in the A ( Agricultural ) Zone District , explain your efforts to conserve prime agricultural land in the locational decision for the proposed use . Response : The existing residential irrigation will be maintained where applicable . The proposed irrigation is yet to be determined . However , if any new irrigation is installed , it will be used to maintain outdoor play areas for the dogs and outdoor areas for large animals such as horses . Approximately 35 , 665 SF of the area on the east side of the Property intended for large animals such as horses will be conserved and used for prime agricultural land . Portions of the Property with existing and proposed landscaped or vegetation areas will continue to be conserved . 26 . Explain how this proposal complies with Article V and Article XI of Chapter 23 if the proposal is located within any Overlay Zoning District ( Airport , Geologic Hazard , or Historic Townsites Overlay Districts ) or a Special Flood Hazard Area identified by maps officially adopted by the County . Response : The Dukes Place Property is not located in an overlay district 27 . Flood Hazard Area identified by maps officially adopted by the County . Response : The Dukes Place Property is not in a Flood Hazard Area . 28 . Detail known State or Federal permits required for your proposed use ( s ) and the status of each permit . Provide a copy of any application or permit . Response : The Colorado Department of Agriculture requires a Pet Animal Care and Facilities Act ( PACFA ) License . Duke ' s Place has not obtained a license yet and will pursue the license before the approval or decision of this USR application . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner BASELINE i Eviriepri � : Plgnnin j urvcitti February 26 , 2025 Weld County Attn : Planning and Zoning Department PO Box 758 1402 N . 17th Ave Greeley , CO 80632 Subject : Dukes Animal Boarding Use By Special Review ( USR ) , Environmental Health Questionnaire 1 . Discuss the existing and proposed potable water source . If utilizing a drinking water well , include either the well permit or well permit application that was submitted to the State Division of Water Resources . If utilizing a public water tap , include a letter from the Water District , a tap or meter number, or a copy of the water bill . Response : The latest water bill from the property is included in Attachment 13 of the application submittal . The service will be updated from residential to commercial agriculture services . 2 . Discuss the existing and proposed sewage disposal system . What type of sewage disposal system is on the property ? If utilizing an existing on - site wastewater treatment system , provide the on - site wastewater treatment permit number. ( If there is no on - site wastewater treatment permit due to the age of the existing on - site wastewater treatment system , apply for a on - site wastewater treatment permit through the Department of Public Health and Environment prior to submitting this application . ) If a new on - site wastewater treatment system will be installed , please state " a new on - site wastewater treatment system is proposed . " ( Only propose portable toilets if the use is consistent with the Department of Public Health and Environment ' s portable toilet policy . ) Response : A new on - site wastewater treatment system is proposed . There ' s an on - site wastewater treatment on the property . For the existing on - site wastewater treatment , please refer to permit numbers G19939062 , SE - 0300126 , and SP - 9900604 . 3 . If storage or warehousing is proposed , what type of items will be stored ? Response : No substantial warehousing or storage is proposed . Storage of animal supplies , food , and cleaning materials apply to the Duke Place Animal Boarding Facility ; however, they are incidental to the facility . 4 . Describe where and how storage and / or stockpile of wastes , chemicals , and / or petroleum will occur on this site . Evirieeripr 1, w i " Ert :14:-TIE i I Response : Cleaning materials and chemicals used at Duke Place ' s Animal Boarding will be stored safely ; the aforementioned chemicals would be similar to those found in a typical household . 5 . If there will be fuel storage on site , indicate the gallons and the secondary containment . State the number of tanks and gallons per tank . Response : No fuel will be stored on - site outside of the fuel commonly associated with residential and agricultural and uses . 6 . If there will be washing of vehicles or equipment on site , indicate how the wash water will be contained . Response : There will be no washing of vehicles or equipment on site . 7 . If there will be floor drains , indicate how the fluids will be contained . Response : Floor drains associated with chemical containments are not anticipated with Duke ' s Animal Boarding Facility . 8 . Indicate if there will be any air emissions ( e . g . painting , oil storage , etc . ) . Response : No air emissions are anticipated with Duke ' s Animal Boarding Facility . 9 . Provide a design and operations plan if applicable ( e . g . composting , landfills , etc . ) . Response : A design and operations plan does not apply to this site ; however, the site plan is provided in Attachment 7 , and the operations are discussed in Attachment 6 and the cover letter. 10 . Provide a nuisance management plan if applicable ( e . g . dairies , feedlots , etc . ) . Response : A nuisance management plan does not apply to Duke Animal Boarding Place ; however, the dust abatement plan is included in Attachment 16 . 11 . Additional information may be requested depending on type of land use requested . Response : Acknowledged . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner EnOrieeringi Planumj Surveynag__° ELI ! " d_ A _ II : = T = H =4477=i4= 1==. it I „ aostiBileavietvolL__ IIIIBASEL NE September 23 , 2024 aim- Department of Planning and Zoning Development Review 1555 N 17th Avenue Greeley , CO 806312 RE : Drainage Narrative to Support the Duke ' s Place USR 4786 Weld County Road 50 , Weld County , Colorado Weld County Development Review , The following drainage narrative is being submitted to support the USR submittal for the Duke ' s Place USR . Items 1 - 8 below are taken from Section 8 - 11 - 40 from the Weld County Drainage Policy — Drainage Narrative . 1 . Any existing and proposed improvements to the property a . The existing 3 . 0 acre property is accessed from WCR 50 and contains a single story homesite , 3 sheds , and a detached garage . The remainder of the site is predominately open space / pasture land with gravel access drive areas . b . The proposed improvements are to construct two ( 2 ) dog kennel buildings , one being 2 , 400 SF , and the second being 1 , 155 sf , and associated fenced in play area . The proposed improvements also include the addition of 750 sf of sidewalk . The intent is to keep the existing gravel drive areas for access and parking with minimal to no construction of access and parking areas . 2 . The exception being requested for consideration . a . Detention Exception 12 , in Section 8 - 11 - 45 ( 6 ) , is being requested . Exception 12 lists , " A parcel greater than one ( 1 ) gross acre and less than , or equal to , five ( 5 ) gross acres in size is allowed a onetime exception for a new four thousand ( 4 , 000 ) sq . ft . of 100 % impervious area or equivalent imperviousness . ( See Appendix 8 - Q in the Weld County Engineering and Construction Criteria Manual for Impervious value percentages ) . " his USR is proposing the addition of one ( 1 ) 2 , 400 sf building , and one ( 1 ) 1 , 155 sf building . In addition to the two buildings , this USR is proposing the addition of 750 sf of sidewalk . According to table 5 - 2 in Weld County ' s Engineering and Construction Criteria , roof area and sidewalks both have an impervious percentage of 90 % . Per exception 12 previously stated , a onetime exception of 4 , 000 sf of 100 % imperviousness is allowed ; which equates to an allowable area of 4 , 444 sf at 90 % imperviousness . This USR is proposing the addition of 4 , 305 sf of 90 % impervious area , which is less than the maximum allowable area of 4 , 444 sf . Attached to this narrative is an email from Melissa King approving the approach of the allowable 4 , 444 sf of 90 % impervious area . 3 . Where water originates if it flows onto the property from an off - site source . a . The existing site slopes generally from west to east . Flow does not enter the site from a point source , but rather sheets flows across the property from west to east . The area to the west of the site is existing farm / pasture land where the water originates . Steamboat Springs • Golden • Colorado Springs • Loveland Corporate Office : 112 North Rubey Drive , Suite 210 ; Golden , Colorado 80403 Page 2 4 . Where the water flows as it leaves the property . a . Water at it leaves the site to the east appears to flow into the existing irrigation ditch . The irrigation ditch is routed from the NW to the SE along the property ' s eastern boundary and the existing topography indicates that the runoff enters the irrigation ditch . 5 . The direction of flow across the property . a . The site slopes generally from west to east . The direction of flow across the property is from west to east . The flow direction can be found on the USR Map . 6 . Previous drainage problems with the property , if any . a . There are no known drainage problems with the property . 7 . The location of any irrigation facilities adjacent to or near the property . a . The eastern boundary of the site is in close proximity to an irrigation ditch . The irrigation ditch is routed from the NW to the SE along the property ' s eastern boundary . There is an existing 60 ' easement for this irrigation ditch , which is shown on the USR Map . 8 . Any additional information pertinent to the development . a . No other pertinent information is being provided . Please contact me with any questions . troy . cosmas@baselinecorp . com or 720 - 951 - 7785 . Thank you . Sincerely, Troy Cosmas , PE , Project Manager troy . cosmas@baselinecorp . com Direct : 720 - 951 - 7785 Baseline Engineering Corporation Troy Cosmas From : Melissa King < mking@weld . gov > Sent : Thursday , February 22 , 2024 12 : 23 PM To : Troy Cosmas Subject : RE : Stormwater detention Exception PRE23 - 0064 - Duke ' s Place Animal Boarding [ EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe . Morning Troy Yes sir — glad you calculated the 90 % for roof imperviousness Melissa Melissa J King , PE Development Review Engineer Department of Planning Services Weld County 1402 N 17t " Ave Greeley , CO 80631 ( 970 ) 400 - 3762 . 24 re fra - - 1 zt 4 r - - LEADING WITH RESPONSIVE, INNOVATIVE AND COST EFFECTIVE SERVICES From : Troy Cosmas < troy . cosmas@baselinecorp . com > Sent : Wednesday , February 21 , 2024 4 : 25 PM To : Melissa King < mking@weld . gov > ; jdanddogs@aol . com ; Tez Hawkins < tez . hawkins@baselinecorp . com > Cc : Diana Aungst < daungst@weld . gov > ; Andrew Baker < andrew . baker@baselinecorp . com > Subject : ! RE : Stormwater detention Exception PRE23 - 0064 - Duke ' s Place Animal Boarding Caution : This email originated from outside of Weld County Government . Do not click links or open attachments unless you recognize the sender and know the content is safe . Melissa , Thank you for sending the new code section . This is a big help for the project ! Just to make sure I understand the requirement can you please confirm the following : This project is allowed a 1 time exception to construct a maximum of 4 , 444 square feet of roof area and sidewalk . Since roof area and sidewalk is 90 % impervious , the equivalent square footage to 4 , 000 SF at 100 % impervious is 4 , 444 SF at 90 % impervious . Thank you , Troy This document was created by an application that isn ' t licensed to use novaPDF . Purchase a license to generate PDF f les without this notice . * ASELINE TROY COSMAS , P . PROJ CT MANAGER Cell ( Primary ) : 720 . 951 . 7785 www . baselinecorp . com I Social Media • WORK ESOP 2023 From : Melissa King < mking@weld . gov > Sent : Wednesday , February 21 , 2024 11 : 08 AM To : Troy Cosmas < troy . cosmas@baselinecorp . com > ; jdanddogs@aol . com ; Tez Hawkins < tez . hawki ns@ basel i necorp . com > Cc : Diana Aungst < daungst@weld . gov > ; Andrew Baker < andrew . baker@baselinecorp . com > Subject : RE : Stormwater detention Exception PRE23 - 0064 - Duke ' s Place Animal Boarding [ EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe . parcel greater t an one COgross acre and less Chian , or squab , flue ( 5 ) gross acres in sizeis . e allowed onetime � + � � � ion for a new our thousandsq . , of 100 impervjous area or a valent irnp r iousne s . ( See Appendix 8 - 0in the Weld County ngineeri tg and Construction Criteria Man a fur : impervious a ' ue percentages ) . Troy So while the Code has just changed , it has not been uploaded to our Code site . Above is the new number 12 detention exception — looks like the new exception allows 100 % 4000 sq feet imperviousness . This allows some more wiggle room for your client . Let me know if there are questions , Melissa Melissa J King , PE Development Review Engineer Department of Planning Services Weld County 1402 N 17th Ave Greeley , CO 80631 ( 970 ) 400 - 3762 r LEADING WITH RESPONSIVE, INNOVATIVE AND COST EFFECTIVE SERVICES From : Melissa King Sent : Wednesday , February 21 , 2024 8 : 10 AM To : Troy Cosmas < troy . cosmas@baselinecorp . com > ; jdanddogs@aol . com ; Tez Hawkins < tez . hawki ns @ base ) i necorp . com > 2 This document was created by an application that isn ' t licensed to use novaPDF . Purchase a license to generate PDF f les without this notice . 'VBAS Engineering • _ Plarming • din 1 1 , January 26 , 2024 Weld County Attn : Planning and Zoning Department P . O . Box 758 1402 N . 17t h Ave Greeley , CO 80632 Subject : Dukes Place Animal Boarding Use by Special Review ( USR ) Application , Noise Study Per the Weld County USR process , a noise study is required to evaluate the impacts of the Dukes Place Animal Boarding Facility . Duke ' s Place Animal Boarding proposes two buildings and outdoor areas for an animal boarding facility ( the " Proposed Use " & " Animal Boarding Facility " ) . The Proposed Use is located at 4786 Weld County Road ( WCR ) 50 , Johnstown , CO 80534 , approximately 3 . 27 ( the " Property " ) . The Weld County Code , Article IX - Sec . 14 - 9 - 40 . - Maximum permissible noise levels , states that residential and commercial properties cannot exceed a noise level of 55 dB ( A ) between the hours of 7 AM and 9 PM , 50 dB ( a ) between the hours of 9 PM and 7 AM . The Weld County Code , Article IX Sec . 14 - 9 - 60 . — Exceptions , states , " Sounds made by dogs and by farm animals . " However , the USR application requires a noise study . A noise study was conducted to determine if Duke ' s Place creates noise impacts on adjacent property owners . The noise study was conducted on August 3 , 2023 , at 3 : 30 PM at Cottonwood Kennels , an existing animal boarding facility that boards dogs and goats . Because dogs are anticipated to generate the most noise , no other facility types were tested , such as those boarding large or small animals . Cottonwood Kennels board goats , but their noise levels were insignificant and did not impact this study . The Cottonwood Kennels is located at 7275 Valmont Rd , Boulder , CO 80301 , and boards up to 75 dogs . The Cottonwood Kennels Property is approximately 4 . 98 acres . Table 1 provides additional details about the study . Table 2 provides the noise decibel readings of the noise study . Table 1 . Noise Study Environment & Variables Noise Decibel Reader Device BAFX3370 Decibel Meter / Sound Pressure Level Reader Wind Speed 6 M P H Date & Time August 3 , 2023 , 3 : 30 PM Precipitation None Other Readings were taken while 40 dogs were outside in the designated outdoor recreation area . Steamboat Springs • Golden • Colorado Springs • Love and Corporate Office : 112 North Rubey Drive , Suite 210 ; Golden , Colorado 80403 Pagel 2 2025 . 01 . 26 Duke ' s Place Noise study_v2 Table 2 . Noise Reading and Data Reading ilmr Decibel Location Readin dB ( A ) Conditions and Notes g The noise decibel reading was taken from the fence line containing the outdoor recreation Point 1 90 - 100 . 6 area on the north side of the property . Most or all of the dogs were barking toward the noise decibel reader and were agitated due to my standing beside the fence . The noise decibel reading was taken approximately 43 ft . from the fence line of the Point 2 85 . 7 - 82 . 3 outdoor recreation area on the north side of the property . Most or all of the dogs were barking toward the noise reader and were agitated due to my presence at the fence . The noise decibel reading was taken approximately 30 ft . from the outdoor recreation area ' s fence line on the property ' s south side . I was no longer in the line of sight for the Point 3 58 . 4 - 70 . 2 dogs , so they were no longer agitated by my presence , and therefore , nearly all of them stopped barking . The dogs returned to their normal outdoor activities . Upward spikes in the noise readings were caused by 1 - 4 dogs barking occasionally and the employees giving commands to the dogs . The noise reading was taken approximately 27 ft . from the outdoor kennels on the Point 4 79 . 1 - 89 . 1 property ' s east side . There were four dogs present and barking . The building between the noise reader and the outdoor area muffled most of the noise from dogs recreating outside on the west side of the property . The noise decibel reading was taken from the exact location as Point 4 . There were four Point 5 45 . 4 - 46 . 0 dogs present and quiet . The building mainly deflected most of the noise from dogs recreating outside on the west side of the property . The noise decibel reading was taken from the outdoor recreation area ' s fenceline on the Point 6 70 . 3 - 86 . 6 property ' s south side . Many smaller dogs were agitated and barking due to my presence at the fence . This noise decibel reading was taken 154 feet from the outdoor recreation area ' s fence line Point 7 47 . 5 - 56 . 8 on the property ' s south side . Many of the dogs , agitated by someone walking the fenceline , were barking near the south side of the outdoor area . The dogs were barking approximately 279 ft . from this point , point 7 . Point 8 57 . 3 - 60 . 7 The noise decibel reading was taken from the exact location as Point 7 . Many of the dogs , were agitated again by someone walking the fenceline . This noise decibel reading was taken approximately 338 ft from the outdoor recreation area on the south side of the Property . The dogs were barking again , agitated by someone Point 9 48 . 8 - 57 . 4 walking the fenceline . Road noise was more apparent with this reading and influenced some upward spikes in the noise readings . Upward spikes in the noise readings were also caused by 1 - 4 dogs barking occasionally and the employees giving commands to the dogs . Point 10 52 . 6 - 54 . 5 This noise decibel reading was taken approximately 372ft . from the outdoor recreation area . 1 - 4 dogs could be heard barking , as well as road noise . This noise decibel reading was taken approximately 447 ft . from the outdoor recreation area and 18 ft from the edge of the asphalt of Valmont Road . The purpose of this reading Point 11 75 . 1 - 78 . 4 was to collect road traffic noise . The noise reader faced toward the road and 18 cars passed the property , moving in either direction on the two - lane road . This noise decibel reading was taken approximately 447 ft . from the outdoor recreation area . This reading aimed to collect noise readings of dogs barking in the outdoor recreation Point 12 46 . 0 - 48 . 8 area and kennels while no cars were driving past the property . Upward spikes in the noise readings were caused by 1 - 4 dogs barking occasionally and the employees giving commands to the dogs . Pagel 3 2025 . 01 . 26 Duke ' s Place Noise study_v2 The Property shares a boundary with the four land uses listed in Table 3 . Table 3 . Adjacent Land Designations Adjacent Land Zoning / xisting Use North Great Plains PUD /Agriculture South & West High Plains Estates PUD / Agricultural East Weld County AG / Single - Family Conclusions The closest eastern noise - sensitive receptor , a single - family home to the east , is approximately 400 ft . from Duke ' s Place ' s eastern outdoor kennels and 454 feet from the outdoor recreation area . No significant noise impacts are anticipated for the home , nearby properties , and land uses . The maximum noise decibel readings were not maintained for more than 10 minutes for each point listed in Table 2 and were usually intermittent for three minutes or less . In the scenarios where sound levels exceeded 55 db ( A ) , road noise or my standing outside of the fence collecting noise readings were the contributing factors . For Duke ' s Place , it can be concluded that the scenarios where sound levels exceed 55 db ( A ) will be minimal unless there ' s some type of factor causing all of the dogs to be agitated at once during their time outside in the play areas . Additionally , the noise study was conducted at a place that has more dogs . Point 10 is the most comparable point where noise decibel readings were taken from a similar distance ; however , for a conservative estimate , Point 10 is less than the distance between the proposed outdoor kennel and the single - family home to the east . Furthermore , road traffic noise intrudes and combines with the noise generated by the dogs . Noise generated at Point 10 is less than the 55 Db ( a ) maximum noise decibel reading enforced by Weld County between 7 AM and 9 PM . Between 9 PM and 7 AM , noise levels will be reduced significantly because no dogs are outside their kennels , and there will be no visitors to agitate the dogs . Additionally , the dogs will be monitored when they ' re inside and at outdoor recreation areas to ensure the mitigation of excessive dog barking . The estimated peak noise generated by the proposed boarding facility from 25 feet outside of the property line is listed below in Table 4 . The estimates are derived from the readings in Table 2 , where similar distances were measured . Table 4 shows a range of noise generated on each side of the Property ; the lowest range is reflective of the estimated noise generated at the longest distance between the outdoor area ' s location and 25 ' outside of the Property line , and conversely , the highest estimate reflects the shortest distance . Based on studies conducted by the Federal Highway Administration , a reduction in the noise levels is applied using the following factors ( https : / / www . fhwa . dot . govienvironment / noise / noise Joarriers / design _ construction / design ) :n _ construction / design ) : • Existing / proposed buildings as well as vegetation provide 3 db ( A ) reduction . • The proposed wood fencing a 21 db ( A ) reduction . • An additional 5 db ( A ) reduction was applied due to the consistent road noise collected in the original noise readings in Table 2 . Pagel 4 2025 . 01 . 26 Duke ' s Place Noise study_v2 Table 4 . Peak Estimated Noise Generated 25 ' from the Property Line Estimated Noise Generated 25 ' from the Property line Local on hi le the dogs are outside d ri usiness ours w h d g u ng b h North Property Line 21 . 5 - 29 . 4 db ( A ) South Property Line 26 . 6 - 57 . 7 db ( A ) East Property Line 21 . 5 - 28 . 8 db ( A ) West Property Line 22 . 8 - 57 . 7 db ( A ) 4 ( dB)-- ss Thteshoid of Pam- 11 0 jet . . tc tart at 300 11Ntravy c at 30 75 50 I Quiet tes tau rant 40 Rue thing ofleaves 0 1 Threshold of lining Figure 1 . FHWA Decibel Scale Duke ' s Place has differentiating variables from Cottonwood Kennels that will reduce its noise levels from the readings taken in this study . Duke ' s Place is a less intensive operation , boarding 19 fewer dogs and implementing 3 , 014 SF less of outdoor recreation areas . These factors reduce the number of total dogs and dogs outside at once and are anticipated to moderately reduce the noise generated by Duke ' s Place . Baseline Engineering Tez Hawkins , Senior Planner 'VBA, S Engineering • _ Plarming • din Feburay 26 , 2025 Weld County Attn : Planning and Zoning Department P . O . Box 758 1402 N . 17t h Ave Greeley , CO 80632 Subject : Dukes Place Doggy Day Care USR Application Trip Generation Memo This memorandum is intended to address the Traffic produced for the existing and proposed uses at 4786 Weld County Road ( WCR ) 50 , Johnstown , CO 80534 ( the " Property " ) . Two buildings and outdoor areas for an animal boarding facility named Dukes Place Doggy Day Care are proposed at the Property ( the " Proposed Use " ) . There is a single - family home and several sheds and garages , which are accessory buildings to the single - family home on the Property , and these are the existing uses . The number of trips the animal boarding facility is anticipated to generate is based on the number of animal kennels available on the Property . The 11th edition Institute of Transportation Engineers ( ITE ) Trip Generation Memo does not calculate trip generation for animal boarding facilities or comparable land uses . Therefore , Baseline uses a conservative approach to calculate the number of trips generated by the Proposed Use . A non - conservative approach would assume that some customers are boarding more than one animal . However , this trip generation memo conservatively assumes that every available kennel has one customer and passenger vehicle associated with it . The animal boarding facility operates seven days a week from 7 a . m . to 7 p . m . , meaning that animals can be dropped off or picked up from the Property during those set times ; the dogs will be kept indoors from 7 p . m . to 7 a . m . seven days a week . The Animal Boarding operation ' s maximum capacity is 56 dog kennels and 5 small animal Kennels or enclosures . There are up to five large animals categorized as horses or donkeys , and their boarding will ultimately be within the Weld County threshold of four per acre . Trip generation for this capacity is calculated in Table 1 Duke ' s Place will employ up to two outside employees and will add the two property owners / on - site residents for a total of four employees , and these trips are included in Table 1 . The Property / business owner ' s trips are included in the trip generation calculations for a single - family home . Material and supply trips are anticipated to be completed by the Property / business owner , with the likelihood that these trips will be combined with other trips associated with a single - family home . Peak hour traffic is not calculated in this trip generation memo because it is not easily quantifiable to estimate when customers will choose to pick up or drop off their animal ( s ) . Estimating the number of patrons on - site at any given time is difficult due to the nature of the operation , which allows patrons to pick up and drop off their animals within a daily 12 - hour window . At full buildout , Dukes Place can accommodate 63 animals , and conservatively , 63 patrons can be on the Property picking up or dropping off their animals . However , this is an improbable scenario . The more likely scenario is that customers are boarding their animal ( s ) for more than one business day or overnight stay . Customer pick - up and drop - off will also be distributed throughout the day Steamboat Springs • Golden • Colorado Springs • Love and Corporate Office : 112 North Rubey Drive , Suite 210 ; Golden , Colorado 80403 Pagel 2 USR Trip Generation Memo - v2 through scheduled pick - up and drop - off appointments . At maximum , there will be 17 patrons on the property at once . Therefore , the number of patrons on - site will likely be distributed over multiple days and hours throughout the day . As mentioned above , the trip generation calculated in Table 1 uses a conservative estimate . However , below is a list of additional circumstances that will reduce the number of daily trips . These circumstances cannot be easily quantified and are not included as considerations in the calculations provided in Table 1 , but they should be considered by the reviewer when determining the traffic impacts of the proposed use . All circumstances considered , the daily trip generation will be less than 60 trips per day and is likely to be between 45 and 55 trips a day . 1 . The daily trips shown in Table 1 calculate trips under a scenario where customers are boarding their animals for one business day or an overnight stay . For clarification , this means within a 12 - 17 hour period , the customer is dropping their animal off in the AM hours and picking their animal up in the PM hours , or the customer is dropping off their animal during the PM hours and picking the animal up during the AM hours . The more likely scenario is that customers are boarding their animal ( s ) for more than one business day or overnight stay . Therefore , the number of daily trips would not amount to the calculations in Table 1 because many of those trips are very likely to be distributed over multiple days . 2 . Customer demand will vary throughout the year , and therefore , the kennels may be unoccupied for a day or several days , reducing the number of customer visits and daily trips . 3 . Animal Boarding Facilities are subject to customer appointment cancellations and no - shows . Therefore , on any given day , the number of daily trips can be reduced . 4 . Additionally , Customers may request an extension or shortening of their animal ' s boarding stay if space is available . This may decrease the number of daily trips on any given day . 5 . ITE Land Use Code 210 - Single Family Detached Home : Per the ITE Manual 11th edition , " This land use includes data from a wide variety of units with different sizes , price ranges , locations , and ages . Consequently , there was a wide variation in trips generated within this category . Other factors , such as geographic location and type of adjacent and nearby development , may also have affected the site trip generation . " Table 1 . Weekday Trip Generation Calculations Total Daily AM Ingress AM Egress PM Ingress PM Egress Trips Trips Trips Trips Trips Employee Trips 2 2 0 0 2 Customer - Dog Kennels 56 28 28 28 28 Customer - Large Animal 2 2 0 0 2 Accommodation Customer - Small Animal 5 5 0 0 5 Kennell Single - Family Home ( ITE 9 2 . 36 2 . 36 2 . 36 2 . 36 Code 210 ) Total Daily Trips 74 39 . 36 39 . 36 39 . 36 39 . 36 Pagel 3 USR Trip Generation Memo - v2 Table 2 . Weekend Trip Generation Total AM AM PM Ingress PM Daily Ingress Egress Trips Egress Trips Trips Trips Trips Employee Trips 2 2 0 0 2 Customer Kennels 56 28 28 28 28 Customer Large Animal 2 2 0 0 2 Customer Small Animal 5 5 0 0 5 Single - Family Home ( ITE Land Use Code 9 2 . 26 2 . 26 2 . 26 2 . 26 210 ) * Total Daily Trips 74 API39 . 26 sk 39 . 26a 39 . 2611- 39 . 26 * The weekend daily trip generation uses the average daily trip generation between Saturdays and Sundays as calculated by the ITE Trip Generation Manual 11h edition . Trip distribution Inbound trips to Duke ' s Place are anticipated to originate slightly more from westbound WCR 50 and the populations near 1 - 25 and Highway 287 . Outbound trips are anticipated to be distributed about the same , with customers using left turns to access 1 - 25 and right turns to access Highway 257 and U . S . Highway 85 . Table 3 . Trip Distribution Table Propkarty # ccess Ingress * Egrgss * Eastbound 45 % 45 % Westbound 55 % 55 % * The percentages represent the total distribution of ingress and egress trips listed in Table 1 . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner BASELINE February 26 , 2025 Weld County Attn : Planning and Zoning Department PO Box 758 1402 N . 17th Ave Greeley , CO 80632 Subject : Use By Special Review ( USR ) , Waste - Dust - Lighting - Landscaping Plan Narrative ; Dukes Place Animal Boarding Waste Handling Waste will be stored in a third - party commercial trash dumpster near the front Property Line and possibly a second dumpster near the rear Property line . Trash , waste , and debris will be removed weekly, consistent with the commercial trash provider ' s pick - up schedule . Republic Services is the trash pick service provider . Dust Abatement Minimal dust can be generated from the outdoor play areas for the dogs ; however, this occurs periodically throughout the day . Additionally, the dust will not be as intensive as dust created by agricultural machinery or cattle movement . Duke ' s Place may mitigate dust by placing real or artificial turf or maintaining the area to remove dust and stabilize the dirt in the outdoor play area . Water will be used to control dust if necessary . Landscape & Screening Plan Dukes Place will be screened by a wooden privacy fence on the south and west property lines . Please refer to the site plan in Attachment 5 of this Submittal . The existing landscaping is mostly located around the perimeter of the Property and in the area where there is an existing horse enclosure ; large trees are located in the center of the Property . Most of the existing landscaping will remain except where buildings are proposed . The outdoor play areas for dogs will be landscaped with dirt , turf , or a combination of both . Portions of the Property with existing and proposed landscaped or vegetation areas will continue to be conserved . Lighting Plan Dukes Doggy Animal Boarding ' s lighting plan will utilize lighting fixtures affixed to the proposed buildings , which are not specified at this time . The lights affixed to the proposed buildings will conform with the Section Sec . 23 - 2 - 250 . D of the Weld County Code and will not generate substantial heat or emit undesirable lighting onto adjacent properties . Sincerely , Baseline Engineering Tez Hawkins , Senior Planner ealitprita, Baseline Engineering Tez Hawkins From : Betts - CDA , Jessica < jessica . betts@state . co . us > Sent : Friday , October 31 , 2025 10 : 29 PM To : Tez Hawkins Cc : Healy - CDA , Becky ; jdanddogs@aol . com Subject : Re : PACFA Licensing Letter Request - Weld County [ EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe . Hello , Tez , Your email was forwarded to me for a response . I am the PACFA Inspector for Northeastern Colorado , which includes the address at 4786 Co Rd 50 , Johnstown , CO 80534 . You are correct , I cannot complete an inspection and therefore not issue a license when there is nothing to inspect . A Pre - License inspection includes determining if a physical facility meets requirements with PACFA Regulations . While I can discuss plans and the likelihood of meeting compliance , I cannot do so until an in - person inspection of the physical facility is completed . hope this email will be enough for you to present to the county . I am also happy to speak with them by phone if needed . Feel free to forward them my contact information . If letterhead is absolutely necessary , I can forward this up to my Section Chief . Just know there may be a delay in response . Respectfully , Jessica Betts PACFA Inspector - Northeast CO Division of Animal Welfare * * * My typical work week is Monday - Thursday 's * * 2 jc C 720 - 402 - 8552 I 0 303 - 869 - 9146 I F 720 - 634 - 0934 305 Interlocken Parkway Broomfield , CO 80021 lessica . betts@state . co . us I PACFA Website x � . CONF D N AL TY NO CE : The information contained in or attached to this transmission is intended solely for its author / zed recipient and may be confidential . If you are not the intended recipient , or responsible for delivering some or all of this information to the intended recipient , you have received this transmission in error . If you have received this commun ' cation in error , immediately not ' fy the sender and delete or properly destroy this transmission , including any attachments . Under the Colorado Open Records Act ( CORA ) , all messages sent by or to me on this state - owned e - mail account may be subject to public disclosure . i On Thu , Oct 30 , 2025 at 2 : 12 PM Healy - CDA , Becky < becky . healy@state . co . us > wrote : Hello Jessica , Can you please assist with a response to this email ? I am not sure exactly what they are looking for . Thank you , Becky Healy PACFA Licensing and Education Administrator ±:d P 303 . 869 . 9127 I F 720 . 634 . 0934 305 Interlocken Parkway , Broomfield , CO 80021 becky . healy@state . co . us I PACFA Webpage CONFIDENTIALITY NOTICE : The information contained in or attached to this transmission is intended solely for its authorized recipient and may be confidential . If you are not the intended recipient , or responsible for delivering some or all of this information to the intended recipient , you have received this transmission in error . If you have received this communication in error , immediately notify the sender and delete or properly destroy this transmission , including any attachments . Forwarded message From : Tez Hawkins < tez . hawkins@baselinecorp . com > Date : Wed , Oct 29 , 2025 at 5 : 08 PM Subject : PACFA Licensing Letter Request - Weld County To : cda _ pacfa@state . co . us < cda _ pacfa@state . co . us > Cc : jdanddogs@aol . com < jdanddogs@aoLcom > Hi , We are working towards a land use approval by the Weld County Development Department . Before they approve the land use rights for an animal boarding facility on the property , Weld County is requesting that the PACFA Licensing Authority provide a letter stating that a license cannot be issued until a pre - licensing inspection of the boarding facility is complete . Currently , the buildings that will be constructed to board the animals have not been constructed yet , so the inspection cannot be performed by the PACFA . Can the letter be provided on the PACFA Licensing Authority letterhead ? The Property is located at 4786 Co Rd 50 , Johnstown , CO 80534 . Thank you , 2 11PBAS L. NE 1 TEZ HAWI < I NS , AICP Senior Planning Project Manager , . - . riruwtre v; Arc r, %Ft • firer ; 970 - 688 - 2175 { � • f _ ' -' _ • ° off ESOP r I " www . baselinecorp . com I Social Media � •� z+ z . % ' a." , lahl INN . .� -- - • r � 3 Engineers . g . e Planning • Suyeyi _ ' December 26 , 2023 Weld County Attn : Planning and Zoning Department PO Box 758 1402 N . 17th Ave Greeley , CO 80632 Subject : Use By Special Review ( USR ) Planning ; The names and addresses of any owner , operator of irrigation ditches / laterals on the Property ; Duke Animal Boarding The Property contains one irrigation ditch easement ; the Ditch owner ' s contact information is below . Harry Lateral Ditch Co . PO Box 642 , Loveland , CO 80539 ( 970 ) 667 - 1029 FOR COMMERCIAL OR INDUSTRIAL BUILDINGS , PLEASE COMPLETE THE FOLLOWING INFORMATION : Business Name : butts ilifact Avitintki (2, oft , r ,[,; n , fe 001-4Phone : o - '-43 - ot � d Address : !AIL tO . Pe. City , state , zip : jotagulotai .., SCI Business Owner. ban- Quotic Phone : Seas-J. Home Address : 9-toNt City , state , zip : List up to three persons in the order to be called in the event of an emergency : Name Title Phone Address Sec f C, arda for . etd) bnm gioeii .30 - op%48 N " l 8 to to , {Ld . C-1) Jo 10 to - , Q0_100% e Area tiOr ‘43CLOika t t StSCOA AAbtdie %itnS RP, L, Rkt ea en0 kji � l I 1221 13 (gAvre efre eke Business Hours : - I Ate% e 1 Pen Days : SUA -- Sof • Utility Shut Off Locations : Main Electrical : Gas Shut Off : Exterior Water Shutoff: Interior Water Shutoff: 01l24 12 ; sNatilk _ Not ce of nquiry ! it:, Weld County 1 r CcTudmirj r • Pre - application case # PRE3 - 0084 Cate of Inquiry 8f 1 / 2028 Municipality Johnstown CPA Name of Person Inquiring Debra Garcia - - - m . Property Owner Debra and Jeffrey Garcia Planner Diana Aungst Planner Phone Number 970 - 400 - 524 Planner - mail Address dauncgst@weld . gov Legal Description Lot A of RE - 48 9 being part of the Ell E4 Section 5 , T4N , R88 Parcel Number 106102100032 Nearest Intersection cR 50 and High Plains Blvd Type of Inquiry ; fennel up to 50 animals . . . . r L v . � • � � . . . it • ' S ! _ . , • � ; : ! • I � . . J � . .M`: . f ' • 4 . , N � � . . ' - Y , _ , . I , a 7 v r . 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No 'DES [date of contact Comments : (AR WOV to [act Clike-104(7r1 Vet Pali% kVtc A lb • cykle eeki oppia 1/4/1714 Sig ' at a of Muni i polity Representative itle Bate Please sign and date to acknowledge that the applicant has contacted you and return this signed form to Weld County Department of Planning Services . Weld County Planning Department artx ent 1402 17th Ave , Greeley , CO 80631 ( 910 ) 400 - 6100 ( 970 ) 3044 - 6498 Fax 20230310 450 S . Parish Avenue JOhnst0 vn CO8 o 534 • 1111( 0WilLNII5 Ill . tlf ' , 4F s ` 97 . 5874664 i�� l!! Lr fj EST . T. 1902 , ` vl ahnsta nCO . gov May 1 , 2024 DianaAnngst , AICP, CF1 Planner III Weld County Department of Planning Services 1402 N . 17tl , Avenue , PO Box 758 reely, CO , 80632 VIA EMAIL Ike : Pre - application Case No . P1 23 - 400 4 Dear Ms . ,I . l. ln st : Thank you for sending the Town of Johnsto n ( Town ) a Notice of Inquiry regarding the property which is the subject of Plre = application Case No . PR1 23 - 0064 . The ToNivn appreciates the opportunity to participate in planning activities that are incur GMA . This letter is being submitted as a supplement to the NOI form , wherein it was indicated that the Town would be interested in pursuing annexation of the subject property . I spoke with the applicant ' s representative regarding annexation . It was made clear that the property owner does not wish to annex into the TON \ ' n at this point . T ie Town acknowledges that fact and requests to comment on the project as it moves through weld County ' s review process . Please let me know if there is anything you need from me at this point . I look forward to participating in the process as it moves forward . SI icere 411, J - ern eim , AI P P mmng & Development Director Town of .Johnstown Enc : Notice of Inquiry — PRE23 - 0064 Cammunity tCares v1/4. �` _ - ,- n - � � - ; NoticeInquary tr tILF1 Weld County - i - ` 1 ' ,mil ri r I r i J / i 1 1 Jf �- J 141/41 Pre - application Case ## P E23 - 0064 Date of Inquiry 3 / 15 / 2023 Municipality Berthoud CPA N ame of Person Inquiring Debra Garcia Property . Owner Debra and Jeffrey Garcia P lanner Diana Aungst P lanner Phone Number 970 - 400 - 3 24 Planner Email Address daur gst © treld , gov • - - - Legal Description Lot A of FEE - 4879 being part of the E2NE4 Section 5 , T4N , R68W P arcel Number 106102100032 N earest Intersection CR 50 and High Plains Blvd Type of Inquiry Fennel up to 50 animals The above person reset with County Planning staff about developing a parcel of land inside your designated Intergovernmental Agreement/ Coordinated Planning Agreement Boundary , County Planner ' s signature Would you lime to pursue annexation of this property No ` ES Date of Contact Januarys 8 , 2024 Comments : The subject property is located outside of the Town of Berthed Growth Management Area ( GMA ) , therefore the Town does not wish to pursue annexation . '1/47(44t( ai.' ( 4 La_ Q Senior Planner 01 / 0 / 20 4 Signature of Municipality Representative Title Date Please sign and date to acknowledge that the applicant has contacted you and return this signed fora troWeld County Department of Manning Services . Well County Planning Department 1402 N n t ► Ave , Greeley ? CO80631 ( 970 ) 4004- 61 0 ( 970 ) 3044- 6498 Fax 20230310 Weld County Treasurer Statement of Taxes Due Account Number R6777400 Parcel 106102100032 Legal Description S i tus Address PT E2NE4 2 4 68 LOT A REC EXEMPT RE - 4879 ( . 083D ) 4786 COUNTY ROAD 50 WELD Account : R6777400 GARCIA DEBRA LYNN 4786 COUNTY ROAD 50 JOHNSTOWN , CO 80534 - 8248 Year Tax Interest Fees Payments Balance Tax Charge 2024 $ 2 , 744 . 72 $ 0 . 00 $ 0 . 00 ( $ 1 , 372 . 36 ) $ 12372 . 36j Total Tax Charge $ 1 . 372 . 36 First Half Due as of 02 /28 /2025 $ 0 . 00 Second Half Due as of 02 / 28 /2025 $ 1 , 372 . 36 Tax Billed at 2024 Rates for Tax Area 2371 - 2371 Authority Mill Levy Amount Values Actual Assessed WELD COUNTY 15 . 9560000 * $ 563 . 11 SINGLE FAM . RES . - $ 237 , 333 $ 15 , 900 SCHOOL DIST RESJ - JOHNSTOWN 36 . 0790000 * $ 1 , 273 . 22 LAND NORTHERN COLORADO WATER 1 . 0000000 $ 35 . 29 SINGLE FAM . RES - $ 344 , 403 $ 23 , 080 ( NC IMPROVEMTS FRONT RANGE FIRE RESCUE FIR 11 , 6630000 $ 411 . 58 Total $ 581 , 736 $ 38 , 980 AIMS JUNIOR COLLEGE 6 . 3050000 $ 222 _ 50 THO M PSON RIVER REC 3 . 5940000 $ 126 . 83 HIGH PLAINS LIBRARY 3 . 1790000 $ 1 12 . 19 Taxes Billed 2024 77 , 7760000 $ 2 , 744 . 72 * Credit Levy Weld County Treasurer ' s Office 1400 N 17th Avenue relitoititlei - ; , ` ; PO Box 458 { J -- L id I . Greeley , CO 80632 • Phone : 970 - 400 - 3290 Pursuant to the Weld County Subdivision Ordinance , the attached Statement of Taxes Due issued by the Weld County Treasurer , are evidence of the status as of this date of all property taxes , special assessments , and prior tax liens attached to this account . Current year ' s taxes are due but not delinquent . Signed : - Date : god Hello