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USE BY SPECIAL REVIEW PERMIT
STAFF COMMENTS
Kim Ogle Hearing Date: March 7, 2023
USR22-0034
Clarke E. and Kristine K. Stoesz, 18519 County Road 5, Berthoud, CO 80513
Site Specific Development Plan and Use by Special Review Permit for a campground
outside of subdivisions and historic townsites in the A (Agricultural) Zone District.
Lot B of Recorded Exemption No. RE -2682; being part of the NE4 of Section 32, T4N, R68W
of the 6th P.M., Weld County, Colorado
West of and adjacent to County Road 5; approximately 0.5 miles north of County Road 38
+/- 3.9 acres
Parcel No. 1061-32-0-00-076
The criteria for review of this Use by Special Review are listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the following
agencies:
• Weld County Assessor's Office, referral dated December 14, 2022
• Little Thompson Water District, referral dated December 16, 2022 and February 2, 2023
• Weld County Department of Public Health and Environment, referral dated December 9, 2022, and
December 15, 2022
• Weld County Department of Planning Services — Development Review, referral dated December 14, 2022
The Department of Planning Services' staff has received referral responses without comments from the following
agencies:
• Weld County Sheriff's Office, referral dated December 2, 2022
• Colorado Division of Water Resources, referral dated December 7, 2022
• Weld County Oil & Gas Energy Department, referral dated December 9, 2022
• Weld County Department of Planning Services — Code Compliance, referral dated December 19, 2022
The Department of Planning Services' staff has not received responses from the following agencies:
• Town of Mead
• Town of Berthoud
• Larimer County Planning
• Colorado Parks and Wildlife
• Larimer Conservation District
• Berthoud Fire Protection District
• Weld County School District RE -2
• Weld County Department of Planning Services - Building Inspection
USR22-0034 - Stoesz
Page 1 of 10
CASE SUMMARY:
The applicant is requesting a Site -Specific Development Plan and Use by Special Review Permit for a commercial
campground on an approximate four (4) acre parcel with outward views toward Long's Peak and Mount Meeker.
The applicant seeks to operate a short-term stay campground using two existing recreational vehicles ("RVs")
converted into "Tiny Houses on Wheels", for paying guests visiting northern Colorado that have been constructed
by licensed contractors and built on an engineered chassis. The tiny houses are for overnight and day lodging
and are available when the owners are on property. If the owners are out of town the two (2) tiny houses are not
available for reservation or occupancy. The property owners started a non -government organization (NGO)
called Ukraine Orphan Outreach in 2007 to offer humanitarian aid to orphans, single moms, elderly and now due
to the conflict in Ukraine the many displaced and homeless people. The monies generated from this campground
supports this organization.
Little Thompson Water District (LTWD) currently serves the subject property via a 5/8 -inch residential tap (tap
#370) from a 6 -inch diameter waterline in Weld County Road 5, and an on -site wastewater treatment system
(OWTS). The tiny houses will need to secure a new Residential Domestic Water Agreement from Little Thompson
Water District and install a new OWTS before recording the USR map. LTWD is requiring a new Domestic Water
Agreement and evidence of transfer, or purchase, of raw water to secure two additional RV unit water taps for the
campground. The applicant will need to work through LTWD's commitment letter process and receive a signed
commitment letter from LTWD.
The remainder of the property is utilized as the family residence with two (2) small utility buildings and one (1)
larger equipment building associated with the hobby farm raising llamas, occasionally honeybees, gardening and
producing vegetables for personal consumption and to share with guests.
This property has an active Code Compliance Violation (ZCV22-00182) which was initiated due to the presence of
an unpermitted commercial campground without first completing the necessary Weld County land use permit and
possibly the applicable building permits. This case has not been forwarded to the County Attorney's Office.
Approval of this application by the Board of County Commissioners, completion of conditions of approval and
recordation of the USR map would correct the commercial campground portion of the outstanding violations. If
this application is denied, the Department of Planning Services asks that the Board refer this case to the County
Attorney's Office for legal action, but to delay legal action for 30 (thirty) days to remove all associated commercial
operations from the property.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are compliant with the application requirements of Section 23-2-260 of the Weld
County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance with
Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1. -- The proposed use is consistent with Chapter 22 [Weld County Comprehensive
Plan] and any other applicable code provisions or ordinance in effect.
Section 22-2-10.C of the Weld County Code states: "Promoting Economic Growth and Stability. Land use
policies have a significant impact economic conditions in the County and should be structured to
encourage economic prosperity. To ensure the continued strength of Weld County's economy, land use
processes and decisions based on the [Comprehensive Plan] shall be consistent and promote financially
responsible growth."
The tiny house commercial campground supplements the financing of the Ukraine Orphan Outreach NGO
by providing necessary funding for the ongoing Ukraine outreach efforts. Guests can utilize this location
as a base for sightseeing, local community exploration and relaxation which supports the local community
and county through tourism and benefits this brings to the State.
USR22-0034 - Stoesz
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Section 22-2-30.C - Harmonize development with surrounding land uses.
The campground is sited on a plateau below the Thomas Reservoir and 'de and Starboard Ditch
overlooking the Little Thompson River corridor to the north-northwest. Adjacent properties to the north,
west and south are platted lots created by Recorded Exemption or Subdivision Exemption land use
applications with limited rural residential development. Lands to the east are unplatted and have been
annexed by the Town of Mead. Looking upslope from northwest the two tiny houses are visible,
otherwise, the site is screened from the other adjacent properties.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Section 23-3-10. — Intent, of the Weld County Code states, "Agriculture in the County is considered a
valuable resource which must be protected from adverse impacts resulting from uncontrolled and
undirected business, industrial and residential land uses. The A (Agricultural) Zone District is established
to maintain and promote agriculture as an essential feature of the County. The A (Agricultural) Zone
District is intended to provide areas for the conduct of agricultural activities and activities related to
agriculture and agricultural production, and for areas for natural resource extraction and energy
development, without the interference of other, incompatible land uses."
This Weld County Code Section, in essence, supports the proposed USR, as the commercial
campground does not interfere with agricultural activities or other use by right activities.
Section 23-3-40.B. -- Uses by special review, of the Weld County Code states, "Campgrounds". A
campground is defined as "An area used for temporary placement and occupancy of recreational
vehicles or camping tents operated on a commercial basis for use by the public." This code section
allows the applicant to apply for a USR for a campground in the A (Agricultural) Zone District
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding
land uses.
The adjacent unincorporated lands are all zoned A (Agricultural). The surrounding land uses consist of
Irrigated and dry farmland, rural residences and sporadic on -going oil and gas activity. Most parcels have
been created using the Recorded Exemption or Subdivision Exemption process, while lands to the north
are large tract and unplatted. There are four (4) Use by Special Review permits within one (1) mile of the
site. The nearest USR permit is SUP -370 for a 40,000 agri-business poultry (chicken) production facility
and it is located approximately 0.5 miles to the northwest, other USRs outside of this half -mile distance
include SUP -140 for State Licensed game bird farm operation to the southwest, USR-922 for the 1000
head Brad Pickert Dairy to the northeast and MUSR16-0011 for the Laurie Buffington boarding kennel
and service dog training facility. Associated traffic and other impacts associated with this campground
will be minimal.
Weld County Department of Planning Services staff sent notice to nine (9) surrounding property owners
within 500 feet of the proposed USR boundary. No written correspondence or telephone calls were
received.
D. Section 23-2-220.A.4 -- That the uses which would be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future development
as projected by Chapter 22 of this Code or master plans of affected municipalities.
This site is located within the Intergovernmental Agreement (IGA) boundary for the Towns of Berthoud
and Mead. The Town of Berthoud was provided with the Notice of Inquiry form on July 8, 2022, and
planning staff received no response. The Town of Mead was also provided with this Notice of Inquiry
form on July 8, 2022 and returned the Notice of Inquiry form dated July 14, 2022 indicating that they
would not seek annexation of this property. The site is located within the three (3) mile municipal and
USR22-0034 - Stoesz
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county referral radius for the Towns of Berthoud and Mead and Larimer County. This property is located
outside of the Town of Berthoud's Growth Management Area, and the Town of Mead's 2021 Future Land
Use map designates this area as A — Agriculture defined as around the outside perimeter of the Planning
Influence Area. Within the Town of Mead there are no defined future development plans or sub area
plans for this area.
E. Section 23-2-220.A.5 -- That the application complies with Articles V and XI of this Chapter if the proposal
is located within an overlay zoning district or a special flood hazard area identified by maps officially
adopted by the county.
The property is not located within a mapped Special Flood Hazard Area, Greeley -Weld County Airport
Overlay District, Geologic Hazard Overlay District, Historic Townsite Overlay District or Municipal
Separate Storm Sewer System (MS4) area.
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide Road
Impact Fee Program, County Facility and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural
land in the locational decision for the proposed use.
The parcel is primarily designated as "Prime Irrigated" Farmlands of National Importance" with a lesser
portion of "Other" soils, consisting of sandy loam and complex soils having a large range, 1-9%, of slope.
The property is not farmed or irrigated and is currently classified a grazing land per the Weld County
Assessor's Property Reports. There are no existing irrigation facilities on or near the site. The proposed
facility does not impact or remove prime agricultural land from the County portfolio. In the past, the
property has been used as a residence with dryland agriculture due to the varied topography.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health, safety, and welfare
of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250,
Weld County Code), Conditions of Approval and Development Standards can ensure that there are
adequate provisions for the protection of health, safety, and welfare of the inhabitants of the
neighborhood and County.
This proposal has been reviewed by the appropriate referral agencies and it has been determined that the
attached conditions of approval and development standards ensure that there are adequate provisions for
the protection of the health, safety and welfare of the inhabitants of the neighborhood and county and will
address and mitigate impacts on the surrounding area with the operation of this commercial campground.
This recommendation is based, in part, upon a review of the application materials submitted by the applicant,
other relevant information regarding the request, and responses from referral entities.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDATION FOR APPROVAL IS
CONDITIONAL UPON THE FOLLOWING:
1. Prior to recording the map:
A. The applicant shall address the requirements of the Little Thompson Water District, as stated in the
referral response dated December 16, 2022 and February 2, 2023. Evidence of such shall be submitted
in writing to the Weld County Department of Planning Services. (Department of Planning Services)
B. The applicant shall address the requirements of the Weld County Public Health and Environment referral
dated December 15, 2022, specifically addressing the new installed On -Site Wastewater Treatment
system for the campground. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
USR22-0034 - Stoesz
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C. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR22-0034. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code. (Department of
Planning Services)
4) Show and label any existing and proposed structures and any other site improvements and features.
(Department of Planning Services)
5) Show and label the existing and proposed landscaping. (Department of Planning Services)
6) Show and label all surface types including concrete, asphalt, gravel, dirt and native cover.
(Department of Planning Services)
7) Show and label all parking areas and trash enclosures. Parking areas shall conform to Chapter 23,
Article IV, Division 1 of the Weld County Code. (Department of Planning Services)
8) Show and label any proposed signage. Signs shall conform to Chapter 23, Article IV, Division 2 of the
Weld County Code. (Department of Planning Services)
9) Show and label all recorded easements and rights -of -way on the map by book and page number or
reception number and recording date. (Department of Planning Services)
10) This portion of County Road 5 is under the jurisdiction of the Town of Mead. Please contact the
municipality to verify the right-of-way. Show and label the right-of-way. Show the approved access on
the site plan and label with the approved access permit number if applicable. (Department of Planning
Services — Development Review)
11) Show and label the drainage flow arrows. (Department of Planning Services — Development Review)
12) Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property. (Department of Planning Services — Development Review)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic copy (.pdf)
of the map for preliminary approval to the Weld County Department of Planning Services. Upon approval of
the map the applicant shall submit a Mylar map along with all other documentation required as Conditions of
Approval. The Mylar map shall be recorded in the office of the Weld County Clerk and Recorder by the
Department of Planning Services. The map shall be prepared in accordance with the requirements of Section
23-2-260.D of the Weld County Code. The Mylar map and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution. The
applicant shall be responsible for paying the recording fee. (Department of Planning Services)
3. In accordance with Appendix 5-J of the Weld County Code, should the map not be recorded within the
required one hundred twenty (120) days from the date of the Board of County Commissioners Resolution, a
$50.00 recording continuance charge shall be added for each additional three (3) month period. (Department
of Planning Services)
4. Prior to Operation:
A. The applicant shall submit evidence of the Little Thompson Water District taps for each of the
campground tiny homes.
USR22-0034 - Stoesz
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5. The Use by Special Review is not perfected until the Conditions of Approval are completed and the map is
recorded. Activity shall not occur, nor shall any building or electrical permits be issued on the property, until
the Use by Special Review map is ready to be recorded in the office of the Weld County Clerk and Recorder
or the applicant has been approved for an early release agreement. (Department of Planning Services)
USR22-0034 - Stoesz
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Clarke and Kristine Stoesz
USR22-0034
1. A Site -Specific Development Plan and Use by Special Review Permit, USR22-0034, for a campground
outside of subdivisions and historic townsites in the A (Agricultural) Zone District, subject to the
Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The campground is limited to two (2) Tiny Homes with utility connections, as stated in the application
materials. (Department of Planning Services)
4. Each Tiny Home shall have one dedicated water tap, as stated in the water service agreement. (Little
Thompson Water District)
5. The facility shall be limited to two (2) employees as stated in the application materials. (Department of
Planning Services)
6. The campground hours of operation are 24 hours a day, 7 days a week if property owner is present on
site. (Department of Planning Services)
7. The length of stay is limited to thirty (30) days or less. (Department of Planning Services)
8. All signs shall adhere to Chapter 23, Article IV, Division 2 of the Weld County Code. (Department of
Planning Services)
9. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where
such would cause a nuisance or interfere with the use on the adjacent properties in accordance with the
plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to operators
of motor vehicles on public or private streets. No colored lights may be used which may be confused with,
or construed as, traffic control devices. (Department of Planning Services)
10. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant to
Chapter 15, Article I and II, of the Weld County Code. (Department of Planning Services — Development
Review)
11. Access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Planning Services — Development Review)
12. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services — Development Review)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5,
C.R.S.) shall be stored and removed for final disposal in a manner that protects against surface and
groundwater contamination. (Department of Public Health and Environment)
14. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes
specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities
Act, 30-20-100.5, C.R.S. (Department of Public Health and Environment)
USR22-0034 - Stoesz
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15. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive
particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall operate
in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public Health and
Environment)
16. Fugitive dust should attempt to be confined on the property. Uses on the property should comply with the
Colorado Air Quality Commission's air quality regulations. (Department of Public Health and Environment)
17. The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
18. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. (Department of
Public Health and Environment)
19. Any On -site Wastewater Treatment Systems located on the property must comply with all provisions of
the Weld County Code, pertaining to On -site Wastewater Treatment Systems. (Department of Public
Health and Environment)
20. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
21. Building permits may be required, for any new construction, set up of manufactured structures, or change
of use of existing buildings per Section 29-3-10 of the Weld County Code. Buildings and structures shall
conform to the requirements of the various codes adopted at the time of permit application. Currently the
following has been adopted by Weld County: 2018 International Building Codes, 2018 International
Energy Code, 2020 National Electrical Code, and Chapter 29 of the Weld County Code. A Building Permit
Application must be completed and two (2) complete sets of engineered plans bearing the wet stamp of a
Colorado registered architect or engineer must be submitted for review. A Geotechnical Engineering
Report, performed by a Colorado registered engineer, shall be required or an Open Hole Inspection. A
building permit must be issued prior to the start of construction. (Department of Building Inspection)
22. The property owner or operator shall be responsible for complying with the Use by Special Review
Design Standards and Operation Standards within Chapter 23, Article II of the Weld County Code.
(Department of Planning Services)
23. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the plans or
Development Standards, as shown or stated, shall require the approval of an amendment of the Permit
by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the Department of
Planning Services.
24. The property owner or operator shall be responsible for complying with all of the foregoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
25. Construction or use pursuant to approval of a Use by Special Review Permit shall be commenced within
three (3) years from the date of approval, unless otherwise specified by the Board of County
Commissioners when issuing the original Permit, or the Permit shall be vacated. The Director of Planning
Services may grant an extension of time, for good cause shown, upon a written request by the
landowner."
USR22-0034 - Stoesz
Page 8 of 10
26. A Use by Special Review shall terminate when the use is discontinued for a period of three (3)
consecutive years, the use of the land changes or the time period established by the Board of County
Commissioners through the approval process expires. The landowner may notify the Department of
Planning Services of a termination of the use, or Planning Services staff may observe that the use has
been terminated. When either the Department of Planning Services is notified by the landowner, or when
the Department of Planning Services observes that the use may have been terminated, the Planner shall
send certified written notice to the landowner asking that the landowner request to vacate the Use by
Special Review Permit."
27. In such cases where the Use by Special Review has terminated but the landowner does not agree to
request to vacate the Use by Special Review Permit, a hearing shall be scheduled with the Board of
County Commissioners to provide the landowner an opportunity to request that the Use by Special
Review Permit not be vacated, for good cause shown. The landowner shall be notified at least ten (10)
days prior to the hearing. If the Board of County Commissioners determines that the Use by Special
Review has terminated and no good cause has been shown for continuing the permit, then the
termination becomes final, and the Use by Special Review Permit is vacated."
28. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the state's
commercial mineral deposits are essential to the state's economy; (b) the populous counties of the state
face a critical shortage of such deposits; and (c) such deposits should be extracted according to a rational
plan, calculated to avoid waste of such deposits and cause the least practicable disruption of the ecology
and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and people moving into these areas
must recognize the various impacts associated with this development. Often times, mineral resource sites
are fixed to their geographical and geophysical locations. Moreover, these resources are protected
property rights and mineral owners should be afforded the opportunity to extract the mineral resource.
29. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and spacious,
but they are intensively used for agriculture. Persons moving into a rural area must recognize and accept
there are drawbacks, including conflicts with long-standing agricultural practices and a lower level of
services than in town. Along with the drawbacks come the incentives which attract urban dwellers to
relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion, and the rural
atmosphere and way of life. Without neighboring farms, those features which attract urban dwellers to
rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural activities
will generate off -site impacts, including noise from tractors and equipment; slow -moving farm vehicles on
rural roads; dust from animal pens, field work, harvest and gravel roads; odor from animal confinement,
silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping activities;
shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields,
including the use of aerial spraying. It is common practice for agricultural producers to utilize an
accumulation of agricultural machinery and supplies to assist in their agricultural operations. A
concentration of miscellaneous agricultural materials often produces a visual disparity between rural and
urban areas of the County. Section 35-3.5-102, C.R.S., provides that an agricultural operation shall not be
found to be a public or private nuisance if the agricultural operation alleged to be a nuisance employs
methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to assume
that ditches and reservoirs may simply be moved "out of the way" of residential development. When
USR22-0034 - Stoesz
Page 9 of 10
moving to the County, property owners and residents must realize they cannot take water from irrigation
ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the
size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and
County roads outside of municipalities. The sheer magnitude of the area to be served stretches available
resources. Law enforcement is based on responses to complaints more than on patrols of the County,
and the distances which must be traveled may delay all emergency responses, including law
enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave their
jobs and families to respond to emergencies. County gravel roads, no matter how often they are bladed,
will not provide the same kind of surface expected from a paved road. Snow removal priorities mean that
roads from subdivisions to arterials may not be cleared for several days after a major snowstorm.
Services in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers must,
by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety, but
also for the protection of the farmer's livelihood.
USR22-0034 - Stoesz
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January 30, 2023
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
Stoesz Clarke
18519 County Road 5
Berthoud, CO 80513
Subject: USR22-0034 - Site Specific Development Plan and Use by Special Review Permit for a
campground outside of subdivisions and historic townsites in the A (Agricultural) Zone District
On parcel(s) of land described as:
LOT B REC EXEMPT RE -2682; PART NE4 SECTION 32, T4N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 7, 2023 at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on March 29, 2023
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. The property owner and/or authorized agent must be in attendance
to answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the
Weld County Planning Department with written certification indicating the above requirement has
been met.
A representative from the Department of Planning Services will be out to the property a minimum of
ten days prior to the hearing to post a sign, adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent
place on the property and a second sign posted at the point at which the driveway (access drive)
intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application
to the Weld County Planning Commission and will be included in the staff report one week prior to
the scheduled Planning Commission hearing. You may view the staff report at https://accela-
aca.co.weld.co.us/CitizenAccess
Re pectf l ly,
Kim O
Planner
From: Kim Ogle
Sent: Tuesday, February 7, 2023 6:11 AM
To: Clarke Stoesz <cestoesz@aol.com>; kstoesz@aol.com
Subject: RE: mineral research method.docx
My findings are similar.
Notice shall be provided to Cub Creek Energy
Address: 200 Plaza Dr #100, Highlands Ranch, CO 80129
Phone: (303) 446-6140
Kim Ogle
Principal Planner
Weld County Planning Services
970.400.6100 Office
970.400.3549 Direct
kogle@weldgov.com
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: Clarke Stoesz <cestoesz@aol.com>
Sent: Monday, February 6, 2023 4:54 PM
To: Kim Ogle <kogle@weldgov.com>; kstoesz@aol.com
Subject: Fwd: mineral research method.docx
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Hello