HomeMy WebLinkAbout20230451.tiffPlanner:
Maxwell Nader
Case Number: USR22-0031
Applicant:
Address:
Request:
Legal
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LAND USE APPLICATION
SUMMARY SHEET
Hearing Date: February 7, 2022
Brenda Hart
15607 Caroline Avenue, Fort Lupton, CO 80621
A Site Specific Development Plan and Use by Special Review Permit for a Kennel
(cat rescue shelter) in subdivisions in the A (Agricultural) Zone District.
Lot 5, Block 22 of Aristocrat Ranchettes 1st Filing; being a part of the NW4 of Section
27, T2N, R66W of the 6th P.M., Weld County, CO
North of and adjacent to Caroline Avenue; east of and adjacent to Henry Street
+1- 0.99 acres
Parcel No. 1309-27-1-14-009
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:
➢ Weld County Zoning Compliance, referral dated November 29, 2022
➢ Colorado Department of Agriculture - PACFA, referral dated November 16, 2022
➢ Weld County Department of Public Health and Environment, referral dated November 30, 2022
➢ Weld County Department of Planning Services — Development Review, referral dated November 15,
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 14, 2022
The Department of Planning Services' staff has not received responses from the following agencies:
➢ City of Fort Lupton
➢ Aristocrat Ranchette Water
➢ Platte Valley Conservation District
➢ Fort Lupton Fire Protection District
➢ Weld County Department of Building Inspection
USR22-0031, Hart
Page 1 of 10
Case Summary:
The applicants are requesting a Site Specific Development Plan and Use by Special Review Permit for a
kennel (cat rescue shelter). Front Porch Felines Cat Shelter is a non-profit who run a trap -neuter -vaccinate -
return (TNR) operation for feral cats in Aristocrat Ranchettes Subdivision and the surrounding area. The
cats are trapped and kept in the property owner's studio until they are taken to the clinic. The feline friends
are then transported to a clinic for surgery. After recovery they are returned to the properties where they
were trapped. Occasionally a feral cat needing medical or dental attention will need to stay confined until
after treatment and before being release on the property. Kittens may be held on the subject property or in
other foster homes until they are old enough to be spayed/neutered. Kittens are then sent to other agencies
for adoption.
Time constraints limit trappings to usually once a month, with 4-8 cats being the usual number trapped.
Occasionally a tame, abandoned cat is housed at the subject property until the it can be turned over to an
adoption partner. Older community/feral cats live on the property and stay in the neighborhood as this is
their home.
The property includes a single-family residence and outbuildings, along with cat enclosures, consisting of
three (3), 8x12 sheds and a 24x30 utility shed. One of the 8x12 shed is used to store traps and other
supplies for the rescue. This property is a primarily a residence and art studio. The cat rescue is a secondary
use of the property owner. A volunteer or two (2) occasionally assists the property owner with the TNR
operation.
A Code Violation (ZCV21-00182) was initiated due to the operation of a cat rescue and temporary housing
operation without first obtaining the required land use permits. This case has been forwarded to the County
Attorney's Office.
If this application is approved, and once the applicant completes all Conditions of Approval and submission
a final and approved USR map for recording, the Code Violation (ZCV21-00182) would be closed. If this
application is denied, the Code Violation (ZCV21-00182) case would proceed accordingly through the Court
process (22-C-32078).
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
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.
Section 22-2-10. - Guiding principles 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 cattery and small kennel, 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.
USR22-0031, Hart
Page 2 of 10
Section 22-2-30.C.1 states, "Transition between land use types and intensities with buffers.
Uses that are incompatible with existing uses must be able to mitigate conflicts."
The proposal is not changing the overall look of the property. The existing landscaping will
remain along with the existing house and outbuildings keeping the nature of the property
the same. This proposal will help reduce the feral and abandoned cat populations in Weld
County which promotes the health, safety, and welfare of the Weld County citizens.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
Sec. 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."
Section 23-3-40. N.-- Uses by special review, of the Weld County Code allows for a "kennel"
in the (A) Agricultural Zone District. 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 a cattery and kenneling, and supporting activities for more than four (4) cats 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 adjacent lands consist of one (1) acre residential lots, all platted within Aristocrat
Ranchettes Subdivision, 1st Filing, with the exception of the southern lots that are platted
within Aristocrat Ranchettes 2nd Filing. There are eight (8) lots located in Block 22 of the
subdivision. All adjacent lots contain residences and the subject property including the
subject structures is compatible with the surrounding properties.
The subject property does not currently have a Use by Special Review Permit on it. There
is a residence on site. There are several Use by Special Review permits within one (1) mile
of the subject property with most being within Aristocrat Ranchettes. Including but not
limited to one (1) 300 -foot telecommunication tower, one (1) public utility water system,
one (1) concrete repair business, one (1) auction site, one (1) oil and gas support and
service, one (1) auto repair business, five (5) accessory structures over four percent (4%),
and five (5) kennels.
The applicant contacted surrounding property owners and received no concerns with the
proposal. The Weld County Department of Planning Services sent notice to fifty-two (52)
surrounding property owners within five hundred (500) feet. No correspondence was
received back from surrounding property owners regarding the proposed application.
There were no emails or phone calls received regarding the proposed application.
Staff did receive seven (7) letters of support for the proposal with the initial submittal.
The proposed use is in an area that can support this development and the existing
screening, the Development Standards, and the Conditions of Approval will assist in
mitigating the impacts of the facility on the adjacent properties and ensure compatibility
with surrounding land uses and the region.
USR22-0031, Hart
Page 3 of 10
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.
This site is located within the three (3) mile referral area of the City of Fort Lupton. Fort
Lupton did not return a referral.
The site is located within the Fort Lupton Coordinated Planning Agreement (CPA) area. As
part of the pre -application process a Notice of Inquiry Form was provided to the City of Fort
Lupton. The City of Fort Lupton returned a signed Notice of Inquiry form dated August 19,
2022. The NOI Form stated the City has no interest in annexation at this time.
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 any recognized overlay districts, including the Geologic Hazard
Overlay District, the Special Flood Hazard Development Overlay area, the Airport Overlay
District, Historic Townsites Overlay District, 1-25 Overlay District, or Agricultural Heritage
Overlay District.
The property is located in the Municipal Separate Storm Sewer System (MS4) area.
Although located within this overlay district per the Development Review referral, dated
November 15, 2022, no MS4 requirements are triggered at this time.
Building Permits issued on the lot will be required to adhere to the fee structure of the
County -Wide Road Impact Fee, 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 site contains soils designated as "Other" per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. The subject site is not used for agricultural
purposes and will not further remove any active farm ground from production. The
proposed USR is located in a developed residential subdivision.
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 address the requirements of the Colorado Department of Agriculture -
PACFA, as stated in the referral response dated November 16, 2022. Evidence of such shall
USR22-0031, Hart
Page 4 of 10
be submitted, in writing, to the Weld County Department of Planning Services. (Department
of Planning Services)
B. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR22-0031 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
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-
3-350.H of the Weld County Code addresses the issue of trash collection areas.
(Department of Planning Services)
5. The map shall delineate the existing landscaping. (Department of Planning Services)
6. The map shall delineate the lighting, if applicable. (Department of Planning Services)
7. 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)
8. The map shall delineate the off-street parking area for the volunteers. (Department of
Planning Services)
9. Henry Street and Caroline Avenue are gravel roads and are designated on the Weld
County Functional Classification Map as local roads which requires 60 feet of right-of-
way at full buildout. The applicant shall delineate and label on the site map the future
and existing rights -of -way (along with the documents creating the existing rights -of -
way) and the physical location of the roads. All setbacks shall be measured from the
edge of right-of-way. These roads are maintained by Weld County. (Development
Review)
10. Show and label the preliminarily approved access locations onto Caroline Avenue and
Henry Street. (Development Review)
11 Show and label the drainage flow arrows. (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 specified timeline from the date of the Board of County Commissioners Resolution, a $50.00
recording continuance fee shall be added for each additional 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
USR22-0031, Hart
Page 5 of 10
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)
USR22-0031, Hart
Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Brenda Hart
USR22-0031
1. A Site Specific Development Plan and Use by Special Review Permit for a Kennel (cat rescue shelter)
in subdivisions 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 number of on -site volunteers shall be no more than be five (5). (Department of Planning Services)
4. The number cats, six (6) months of age or older, shall be no more than fifty (50). (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 landscaping and screening on the site shall be maintained. (Department of Planning
Services)
8. 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)
9. 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)
10. 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)
11. 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. The accepted waste
handling plan shall be adhered to. (Department of Public Health and Environment)
12. 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)
13. 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)
14. Any additional hydraulic load to the existing On -site Wastewater Treatment System, that exceeds 6
people, (SP -0701103) will require an Evaluation from a Colorado Registered Professional Engineer.
The engineer's evaluation shall be submitted to the Weld County Environmental Health Department. In
USR22-0031, Hart
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the event the system is found to be inadequate, the system must be brought into compliance with
current Weld County On -site Wastewater Treatment System Regulations. (Department of Public Health
and Environment)
15. A permanent, adequate water supply shall be provided for drinking and sanitary purposes as applicable.
(Department of Public Health and Environment)
16. 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)
17. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry regulations. (Department of Public Health and Environment)
18. 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)
19. 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)
20. This site is located in the MS4 area and is subject to the regulations of the state -issued MS4 Permit.
(Development Review)
21. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
22. 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)
23. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
24. 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.
25. 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.
26. 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.
USR22-0031, Hart
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27. 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.
28. 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.
29. 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.
30. 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 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.
USR22-0031, Hart
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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.
USR22-0031, Hart
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January 4, 2023
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mnader@weldgov.com
PHONE: (970) 400-400-3527
FAX: (970) 304-6498
HART BRENDA
PO BOX 514
FORT LUPTON, CO 80621
Subject: USR22-0031 - A Site Specific Development Plan and Use by Special Review Permit for a
Kennel (cat rescue shelter) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
LOT 5, BLOCK 22 ARISTOCRAT RANCHETTES INC; BEING PART OF SECTION 27, T2N, 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 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 22,
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,
i
Maxwell Nader
Planner
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