HomeMy WebLinkAbout20253157 MEMORANDUM
TO: Molly Wright, Planning Services
107. FROM: Aaron Maurice, P.E., Development Review
vol r p DATE: August 18, 2025
'I.
2— G O U.N./ Y SUBJECT: USR25-0012 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 (boarding facility for up to 56 dogs and 5
small animals) outside a subdivision or historic townsite in the A (Agricultural) Zone District.
This project is south of and adjacent to County Road 50 and is west of County Road 13, also known as
Colorado Blvd.
Parcel number 106102100032.
Access is from County Road 50.
ACCESS
Development Review has reviewed the application materials related to access.
This portion of County Road 50 is not maintained by Weld County. A Weld County access permit is not
required. Please contact Johnstown and Larimer County to determine access and permitting requirements.
Show and label the approved access locations on the site plan.
ROADS AND RIGHTS-OF-WAY
This portion of County Road 50 is not maintained by Weld County. Please contact Johnstown and Larimer
County to verify right-of-way. Show and label the right-of-way on the site plan.
TRAFFIC
The latest average daily traffic (ADT) on County Road 50 counted 6,116 vehicles per day with 18% trucks.
The 85th percentile speed on this portion of County Road 50 is 52 miles per hour.
The traffic information submitted with the application materials indicates that there will be a maximum of 74
daily roundtrips, with an average of 45 to 55 daily roundtrips. Traffic will consist of passenger vehicles with
an occasional horse trailer. Approximately 45% of the site's traffic will come from the west on County Road
50, while 55% will come from the east.
TRACKING CONTROL
Tracking control is required to prevent tracking from the site onto public roadways. For access to paved
roads, tracking control devices can be double cattle guards with 100 feet of asphalt or 300 feet of asphalt.
DRAINAGE REQUIREMENTS
This area is within an Urbanizing Drainage Area. 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, 5-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 12) reads: 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.
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. The USR map shall be amended as described below:
1. This portion of County Road 50 is not maintained by Weld County. Please contact Johnstown and
Larimer County to verify right-of-way. Show and label the right-of-way on the site plan.
(Development Review)
2. Show and label the approved access location on the site plan. (Development Review)
3. Show and label the approved 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 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)
6. Weld County is not responsible for the maintenance of onsite drainage related features. (Development
Review)
Molly Wright
From: Aaron Maurice
Sent: Monday, November 3, 2025 3:59 PM
To: Molly Wright
Subject: FW: WCR 50 Roadway Improvements for USR25-0012-Garcia Kennel
WEER
COUNTY,CO
Aaron Maurice, PE, CFM
Development Review Engineer
Weld County Planning Services
Desk:970-400-3588
Nanning Department:970-100-6100
1402 N. 17th Ave., Greeley,Colorado 80631
0X 000
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.
From:Jeremy Gleim <jgleim@JohnstownCO.gov>
Sent: Monday, November 3, 2025 11:58 AM
To:Aaron Maurice<amaurice@weld.gov>
Subject: RE: WCR 50 Roadway Improvements for USR25-0012-Garcia Kennel
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize
the sender and know the content is safe.
Hi Aaron,
Thanks for the email.We are not requesting any specific improvements. I assumed some sort of traffic memo was
submitted/reviewed for the USR, based on changing from a residential/ag use to a commercial one.Just wanted to
make sure any recommended improvements were implemented accordingly.
Kind regards,
Jeremy
From:Aaron Maurice<amaurice@weld.gov>
Sent: Monday, November 3, 2025 10:54 AM
1
To:Jeremy Gleim <jgleim@JohnstownCO.gov>
Subject: WCR 50 Roadway Improvements for USR25-0012-Garcia Kennel
CAUTION: This email originated from outside the Town of Johnstown. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Good morning Jeremy,
I am the engineer working on USR25-0012 alongside Molly Wright. I was reading over the Town of Johnstown
referral and had a question about the roadway ingress/egress improvements.Were there specific improvements
being required for this project?I wanted to follow up in preparation for any questions that come up at the Planning
Commission hearing tomorrow afternoon.
Thank you,
COUNTY,CO
Aaron Maurice, PE, CFM
Development Review Engineer
Weld County Planning Services
Desk:970-400-3588
Nanning Department:970-100-6100
1402 N. 17th Ave., Greeley,Colorado 80631
0X 000
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.
2
Molly Wright
From: Ryan Redd <rredd@ltwd.org>
Sent: Thursday, October 16, 2025 7:38 AM
To: Molly Wright
Subject: Planning Use By Special Review application, case# USR25-0012
Attachments: Referral Agency Email
This Message Is From an External Sender
This email was sent by someone outside Weld County Government. Do not click links or open attachments unless you recognize
the sender and know the content is safe.
Good day,
We apologize for the delayed response.
The applicant will need to complete a commitment letter application by filling out the development
application available at the following link. Since the applicant is converting from a residential tap to a
nonresidential tap,this will require an update to the existing agreements.
If you have any questions regarding the process, please contact Holly Suess at 970 344 6308.
Thank you,
Ryan R. Redd, PE
Civil Engineer
Little Thompson Water District
835 E.State Highway 56, Berthoud, CO 80513
Direct:970-344-6386 I Mobile:720-883-8030
rredd@ltwd.org I www.ltwd.org
1
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45o S. Parish Avenue
m116` Johnstown, CO 80534
970.587.4664
F:.ST.NI12 JohnstownCO.gov
• 11
November 3, 2025
Molly Wright,Planner II
Weld County Department of Planning Services
1402 N. 17th Avenue,PO Box 758
Greely, CO, 80632
VIA EMAIL
Re: USR25-0012—Referral Comments
Dear Ms. Wright:
Thank you for providing the Town of Johnstown (Town) with the opportunity to comment on Use by
Special Review Case No. USR25-0012. The Town appreciates these coordinated efforts to solicit
feedback on properties and activities that are in our GMA.
Unmitigated and/or uncontrolled barking can create a significant nuisance to surrounding properties.
Though noise studies are typically looking for excessive noise for a duration of 10 minutes or more,it
is reasonable to conclude that outbursts of less than 10 minutes can be equally as disruptive, especially
at night. Animal boarding facilities also have the potential for strong odors, due to excrement and
waste. Based on the foregoing, staff requests the following:
1. Staff request that an employee of the facility be available 24 hours a day to respond to any
noise complaints.
2. Staff request that an audit of the facility be taken after one year of operation to ensure any
nuisances have been mitigated and that there are no ongoing issues. If nuisances exist, staff
requests that the operator submit a formal plan for mitigation, including a deadline for
compliance. Once implemented, staff requests that a subsequent audit be conducted the
following year.
3. Staff request that any animal waste be collected and disposed of daily. Additionally, staff
request that dumpsters and/or any other receptacle that is used to contain the waste be located
internal to the property, so as not to create nuisance odors for surrounding properties.
4. Staff request that any roadway/frontage improvements needed for ingress/egress to and from
the property be implemented.
The Community that Cares
Again,we sincerely appreciate the opportunity to participate in this review process.Please let me know
if there is anything you would like to discuss.
Sincerely,
eremy Glei ,AIcreez.;41"
Planning& Development Director
Town of Johnstown
The Community that Cares
Hello