HomeMy WebLinkAbout20230585.tiffLAND USE APPLICATION
SUMMARY
Planner: Kim Ogle Hearing Date: February 7, 2023
Case Number: USR22-0033
Property Owners: Christopher Gleason
Address: 45144 County Road 33, Pierce, CO 80650
Request: Site Specific Development Plan and Use by Special Review Permit for a Breeding and
Boarding Kennel limited to fourteen (14) dogs over the age of six (6) months outside
of subdivisions and historic townsites in the A (Agricultural) Zone District
Legal Lot B, RECX17-0152, being a part of the W2W2 Section 14, Township 8 North Range
Description: 66 West of the 6th P.M., Weld County Colorado
Location: Approximately 300 -feet east of county Road 33, north of and adjacent to County Road
92 Section Line
Size of Parcel: ± 4.17 acres Parcel No. 0553-14-3-00-023
The criteria for review of this Special Review Permit is 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:
➢ State of Colorado Department of Agriculture (PACFA), referral dated November 16, 2022
➢ State of Colorado Division of Water Resources, referral dated November 18, 2022
➢ Weld County Department of Planning Services, Code Compliance, referral dated November 18, 2022
➢ Weld County Department of Planning Services, Development Review, referral dated November 23, 2022
➢ Weld County Department of Public Health and Environment, referral dated December 1, 2022
➢ Town of Pierce, referral dated December 8, 2022
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
➢ Weld County Sheriff's Office, referral dated November 15, 2022
➢ State of Colorado Department of Transportation, referral dated November 15, 2022
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Town of Nunn
➢ Nunn Fire Protection District
➢ North Weld County Water District
➢ West Greeley Conservation District
➢ State of Colorado Department of Parks and Wildlife
➢ Weld County Department of Planning Services, Building Inspection
USR22-0033 Christopher Gleason
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Case Summary:
The applicant and property owner seeks to permit a dog breeding and boarding kennel at the family
residence located on a 4.17 -acre parcel on a platted Recorded Exemption lot. The proposed business,
Hounds of Hades, is primarily a small-scale breeding facility with no more than two (2) litters a year. In
addition to the breeding kennel, the applicant is also providing a boarding kennel option to the greater
community, by giving them the peace of mind that their dogs are being well taken care of and receiving
proper care while they're away on vacation or attending to daily tasks and don't want to leave their pet home
alone all day.
The dogs are housed in a barn style structure with access to outdoor runs, and indoor artificial grass for
play on the colder days of the year. Rinse sinks, food storage bins, and indoor privacy screens complement
the kennel. The applicants are very conscientious of any dogs barking and correct them right away to keep
it to a minimum. We also have cameras in the barn with two-way communication to correct the dogs if
required. The property is under 24 -hour video surveillance, with one of the property owners almost
always present on site. If approved there are plans to add a smoke detector to the interior of the barn
that will sync with the property owner/ applicant's security system to alert in case of an emergency.
The system has the capabilities to notify the local fire department if deemed necessary as well.
The proposed hours of operation are Monday through Sunday 8:00 AM to 6:00 PM, and typically, clients
do not visit the property unless utilizing the boarding option. There are no plans for future development
or for the addition of new employees, beyond what is proposed in the application materials.
Landscaping remains in prairie grasses.
As the well is not permitted for commercial use, water will be brought in from a water station located
southeast of Pierce. Water will be stored in a 500 gallon holding tank for use in the dog kennel.
Waste will be collected daily, and a waste disposal company will remove waste twice monthly. Water will be
used to control dust as necessary.
Noise is restricted to the residential limit. The applicants submitted their own noise study which indicates
the residential limit can be adhered to. The barn is insulated to address noise and there is a camera system
which allows the owners to correct the dogs without entering the barn
There is an active Zoning Violation (ZCV22-00215) initiated due to the operation of a kennel without first
obtaining the appropriate land use permits. If this application is approved, and the applicant completes all
Conditions of Approval and submits an approved map for recording, the Zoning Violation (ZCV22-00215)
would be closed.
If this application is denied, Compliance staff asks the Board of County Commissioners to refer this Zoning
Violation (ZCV22-00215) case to the County Attorney's Office, but to delay legal action for 30 days in order
to allow the applicant time to remove the commercial operations from the property.
DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED BASED ON THE FOLLOWING APPROVAL CRITERIA:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the
Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance
with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other applicable
code provisions or ordinance in effect.
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Section 22-2-10.B. states: "Respecting Private Property Rights. One of the basic principles upon
which the United States was founded is the right of citizens to own and utilize property so long as
that use complies with local regulations and does not interfere with or infringe upon the rights of
others."
The request to utilize the residential platted parcel located on non -agriculturally productive land for
a small scale breeding and boarding, as well as on -going residential use, is in line with this section
of the Comprehensive Plan. The property owner's business will comply with local regulations and
does not appear to interfere with or infringe upon the rights of others.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Section 22-2-10.B 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 code section in essence supports the proposed USR application, as the proposed operation
is controlled and does not interfere with agricultural activities or other use by right activities. Weld
County Code Section 23-3-40.N allows for kenneling and supporting activities for more than four
(4) dogs with approval of a Special Use Permit.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The surrounding land uses of the site include rural residential properties on recorded exemption
lots. The proposed use of the site will be to maintain the current residential use and add the
additional use of a small scale breeding and boarding kennel for up to fourteen dogs with
anticipated limits placed at 10-12 dogs at any one time. The proposed hours of operation are
Monday through Sunday 8:00 AM to 6:00 PM, typically clients do not visit the property unless
utilizing the boarding option. There is 24 -hour security on location . The family running the business
will remain living on the property, as it is their home.
Weld County Department of Planning Services staff sent notice to seven (7) surrounding property
owners within 500 feet of the proposed USR boundary. No written correspondence or telephone
calls were received.
The proposed use is in an area that can support this development and the proposed screening,
Development Standards, and Conditions of Approval will assist in mitigating the impacts of the
facility on adjacent properties and ensure compatibility with surrounding land uses and region.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future development
of the surrounding area as permitted by the existing zoning and with the future development as
projected by Chapter 22 of the Weld County Code and any other applicable code provisions or
ordinances in effect, or the adopted Master Plans of affected municipalities.
The site is located within the three (3) mile referral area of the Tows of Pierce and Nunn. The Town
of Pierce in a referral dated December 8, 2022 raised concerns for the safety of the dogs and the
persons at the facility, requesting further investigation to ensure the safety of the property owners
and greater community. The Town of Nunn did not return a referral response. The property is not
within a Coordinated Planning Agreement Area or an Intergovernmental Agreement Area.
USR22-0033 Christopher Gleason
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E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the Weld
County Code.
The property is not within the Geologic Hazard Overlay District, Agricultural Heritage Overlay
District, Airport Overlay District, Special Flood Hazard Area, the Municipal Separate Storm Sewer
Systems (MS4) defined boundary or the Historic Townsites Overlay Districts. Building Permits
issued on the property will be required to adhere to the fee structure of the County -Wide Road
Impact Fee Program, County Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The proposal is located on a 4.17 acre recorded exemption lot with ted Farmland of Statewide
Importance soils. This site was platted for a small rural residential acreage property. There is no
irrigation water associated with the parcel, therefore no prime agricultural land is affected by this
proposal.
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 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 submit written evidence of the Pet Animal Care Facilities (PACFA) license,
specifically a boarding/training license and a small scale dog breeding facility license if the applicant
raises and produces more than two litters of puppies or transfers more than 24 puppies per 12 -
month period to the Department of Planning Services. (Colorado Department of Agriculture -
PACFA)
B. The applicant shall submit an acceptable Traffic Narrative that accurately describes the anticipated
traffic for this project. (Development Review)
C. A Screening /Fencing plan to address the outdoor areas for the dogs with a timeline for
construction/ installation shall be submitted to and approved by the Department of Planning
Services. (Department of Planning Services)
D. The applicant shall submit written evidence to the Department of Planning Services — Building
Inspection demonstrating that the existing structure utilized for the kennel is compliant with all
applicable 2018 International Building Codes; 2020 National Electrical Code; and Chapter 29 of the
Weld County Code. (Department of Planning Services)
E. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR22-0033. (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
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3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section 23-2-240.A.13 of
the Weld County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5. The map shall delineate the onsite lighting. (Department of Planning Services)
6. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2 of
the Weld County Code. (Department of Planning Services)
7. The map shall delineate the parking area for the vendors and customers. (Department of
Planning Services)
8. CR 33 is a gravel road and is designated on the Weld County Functional Classification Map as
an local road which require s 60 feet of right-of-way at full buildout. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the
documents creating the existing right-of-way) and the physical location of the road. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld County.
(Development Review)
9. Show and label the 60 -foot -wide access and utility easement that provides legal access to the
parcel from CR 33. (Development Review)
10. Show and label the permitted access location onto CR 33. (Development Review)
11. Show and label the drainage flow arrows. (Development Review)
12. County Road 92 is a section line road. Section line right-of-way does not exist in all sections
in Weld County and should be verified before a decision to utilize it is made. Weld County
commonly refers to these as "Non -Maintained Section Line Right -of -Way." The existence of a
physical road does not imply public right-of-way and the road may be located on private
property. All right-of-way should be verified and physical roads located in relationship to the
public right-of-way to ensure trespassing does not occur. The applicant shall verify the existing
right-of-way and the documents creating the right-of-way and this information shall be noted
on the site plan or plat. The applicant shall delineate on the site map or plat the existing right-
of-way and physical location of roads to be used. If the right-of-way cannot be verified it shall
be dedicated or an adequate easement between property owners shall be provided. Pursuant
to the definition of setback in the Weld County Code, Chapter 23, Article III, Section 23-3-50,
the required setback is measured from the future right-of-way line. Be aware that physical
roadway may not be centered in the right-of-way. This road is NOT maintained by Weld County.
(Planning Services)
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 Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the Board
USR22-0033 Christopher Gleason
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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. The Use by Special Review Permit 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 plat 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)
USR22-0033 Christopher Gleason
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Christopher Gleason
Hounds of Hades
USR22-0033
1. Site Specific Development Plan and Use by Special Review Permit for a Breeding and Boarding
Kennel limited to fourteen (14) dogs over the age of six (6) months 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 hours of operation for the Boarding Kennel are 24 hours/day. All kennel animals shall be kept
indoors between 7:00 PM and 7:00 AM (Department of Planning Services)
4. The hours of operation for the office are 8:00 AM to 6:00 PM daily. (Department of Planning Services)
5. The parking area on the site shall be maintained. (Department of Planning Services)
6. All signs shall adhere to Chapter 23, Article IV, Division 2 of the Weld County Code. (Department of
Planning Services)
7. The existing and proposed screening on the site shall be maintained in accordance with the accepted
Screening Plan. (Department of Planning Services)
8. 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)
9. All access and utility easements are dedicated for the benefit of all owners of lots depicted on this plat,
including owners of future lots created therefrom, regardless of lot configuration or number of users,
and without limitation of the use or intensity of the use of such easements. No lot owner may install a
gate or otherwise impede the use of such easements without the approval of all persons with rights of
use of such easements. (Development Review)
10. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
11. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sitesand 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)
12. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definitionof 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)
13. Waste materials shall be handled, stored, and disposed in a manner thatcontrols 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. The accepted waste
handling plan shall be adhered to. (Department of Public Health and Environment)
14. Fugitive dust should attempt to be confined on the property. Uses on theproperty should comply with
the Colorado Air Quality Commission's air quality regulations. The accepted dust abatement plan shall
be adhered to. (Department of Public Health and Environment)
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15. The facility shall adhere to the maximum permissible noise levels allowedin the Residential Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
16. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry regulations. (Department of Public Health and Environment)
17. Animal and feed wastes, bedding, debris, and other organic wastes shall be disposed of so that vermin
infestation, odors, disease hazards,and nuisances are minimized. (Department of Public Health and
Environment)
18. Any washing areas shall capture all effluent and prevent discharges in accordance with the Rules and
Regulations of the Water Quality Control Commission, and the Environmental Protection Agency
(Department of Public Health and Environment)
19. Any On -site Wastewater Treatment System located on the property mustcomply with all provisions of
the Weld County Code, pertaining to On-siteWastewater Treatment Systems. (Department of Public
Health and Environment)
20. A permanent, adequate water supply shall be provided for drinking and sanitary purposes as applicable.
The well permitted as 319402 cannot be used for the business unless it is re -permitted for commercial
use. (Department of Public Health and Environment)
21. For employees or patrons on site for less than 2 consecutive hours a day, and 2 or less full-time
employees on site, portable toilets and bottled waterare acceptable. Records of maintenance and
proper disposal for portable toilets shall be retained on a quarterly basis and available for review by
the Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a
cleaner licensed in Weld County, contain hand sanitizers and be screened from public view.
(Department of Public Health and Environment)
22. 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)
23. 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)
24. Building permits shall be required for any new construction or set up manufactured structure, per
Section 29-3-10 of the Weld County Code. A building permit application must be completed and
submitted. Buildings and structures shall conform to the requirements of the various codes adopted at
the time of permit application. Currently, the following have been adopted by Weld County: 2018
International Building Codes; 2020 National Electrical Code; and Chapter 29 of the Weld County Code.
A plan review shall be approved, and a permit must be issued prior to the start of construction.
(Department of Planning Services)
25. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
26. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations.
27. 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
USR22-0033 Christopher Gleason
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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.
28. USR22-0033 for a Breeding and Boarding Kennel limited to fourteen (14) dogs over the age of six (6)
months outside of subdivisions and historic townsites in the A (Agricultural) Zone District is non-
transferrable and the permit shall expire upon conveyance of the property to a new owner.
29. 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.
30. 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.
31. This 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.
32. 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 persons 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.
33. 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
USR22-0033 Christopher Gleason
Page 9
confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping
activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in
the fields, including the use of aerial spraying. It is common practice for agricultural producers to utilize
an accumulation of agricultural machinery and supplies to assist in their agricultural operations. A
concentration of miscellaneous agricultural materials often produces a visual disparity between rural
and urban areas of the County. Section 35-3.5-102, C.R.S., provides that an agricultural operation
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance
employs methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the
size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and
county roads outside of municipalities. The sheer magnitude of the area to be served stretches
available resources. Law enforcement is based on responses to complaints more than on patrols of
the County, and the distances which must be traveled may delay all emergency responses, including
law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave
their jobs and families to respond to emergencies. County gravel roads, no matter how often they are
bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities
mean that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety,
but also for the protection of the farmer's livelihood
USR22-0033 Christopher Gleason
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January 16, 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
GLEASON CHRISTOPHER
45144 COUNTY ROAD 33
PIERCE, CO 806509730
Subject: USR22-0033 - A Site Specific Development Plan and Use by Special Review Permit for a
Breeding and Boarding Kennel limited to fourteen (14) dogs over the age of six (6) months outside of
subdivisions and historic townsites in the A (Agricultural) Zone District
On parcel(s) of land described as:
LOT B RECX17-0152, BEING PART OF THE W2W2 SECTION 14, T8N, R66W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 07, 2023 at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on March 08, 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
Respectfully,
Kim
Plann"r
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