HomeMy WebLinkAbout20222200.tiffLAND USE APPLICATION
SUMMARY
Planner: Chris Gathman Hearing Date: July 12, 2022
Case Number: USR22-0014
Property Owners: Steven and Kelly Roll
Address 1644 County Road 47, Hudson, Colorado 80642
Request A Site -Specific Development Plan and Use by Special Review Permit fora Kennel
(dog boarding kennel, dog daycare and dog training facility for up to 25 dogs on
average (with a maximum of 60 dogs on -site at any one time) outside of subdivisions
and historic townsites in the A (Agricultural) Zone District.
Legal
Description:
Part NW4 of Section 25; T1 N, R65W of the 6th PM; Weld County, Colorado
Location East of and adjacent to County Road 47 and 1/2 mile north of County Road 4
Size of Parcel: ± 43.39 acres
Parcel No. 1473-25-0-00-040
The criteria for review of this Special Review Permit 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:
• State of Colorado; Division of Water Resources; referral dated 5/5/2022
• Weld County Department of Public Health and Environment, referral dated 5/9/2022
• Weld County Department of Planning Services — Development Review, referral dated 5/9/2022
• Weld County Code Compliance, referral dated 5/2/2022
• Colorado Department of Agriculture — PACFA, referral dated 5/13/2022
• Weld County Oil and Gas Energy Department, referral dated 5/20/2022
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
• Weld County Sheriff's Office, referral dated 5/2/2022
• Hudson Fire Protection District; referral dated 5/7/2022
• Adams County Planning, referral dated 5/13/2022
• Weld County School District RE -3J, referral dated 5/12/2022
• Weld County Department of Building Inspection, referral dated 6/21/2022
The Department of Planning Services' staff has not received responses from the following agencies:
• Colorado Department of Transportation
• Box Elder Ditch Company
• Henrylyn Irrigation District
• West Adams Conservation District
• Town of Hudson
USR22-0014, Roll
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Case Summary:
The applicant is proposing a dog -boarding kennel; dog daycare and dog training facility. On average up to
25 dogs will be at the facility but at any one time a maximum of sixty (60) dogs (twenty-five (25) boarded
dogs, ten (10) daycare dogs, twenty (20) dogs attending training classes and private lessons along with
five (5) personally owned dogs) The facility provides indoor and outdoor play areas where dogs can
exercise and train. The applicant proposes to utilize a 3;600 square foot building (originally permitted for
personal storage) as a kennel building. A change of use permit will be required for this building and is
attached as a condition of approval Also, the applicant may occasionally use the 14,400 -horse arena
associated with this operation. There is an existing 2"d residence on the property approved under ZPSD14-
0001. A change of use permit is required for this building as well. Additionally, a fenced training area
(including a dock diving pool and deck) is on -site. Dog sports include, but are not limited to; 4-H, agility,
barn hunt, catch the glad, dock diving, swimming, swim therapy, dog socialization, obedience, rally, carting,
rodear, and stock dog herding. The application indicates that the mission of the property owner's business
(K9cation) is to reduce shelter populations by providing services that keep dogs in their homes, K9cation
will provide training, daycare, dog sports and boarding which will help owners building better connections,
understanding and communications with their dogs. Dog boarding will be 24 hours a day. Hours of
operations for the other uses (dog daycare and dog training) are Mon -Fri 6 AM — 6 PM, Sat & Sun 8 AM —
5 PM. The business will primarily operate Mon — Sat with very few appointment exceptions on Sundays.
The business will be operated by family members with up to two (2) outside employees. It is estimated that
approximately 20 customers will use the facility throughout the day (approximately 140 people per week)
The applicant is proposing portable toilets and bottled water for customers and visitors to the facility.
This application was submitted in response to an active Zoning Violation (ZCV22-00048) due to the
operation of a dog training, land use permits. This case has been forwarded to the County Attorney's Off ice.
If this application is denied; the Zoning Violation (ZCV22-00048) case would proceed accordingly through
the County Court process Talk about if USR is not approved — case will go forward with legal action.
DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED BASED ON THE FOLLOWING APPROVAL CRITERIA:
The submitted materials are in compliance with the application requirements of Section 23-2-260
and Section 23-4-400 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.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 properly so
long as that use complies with local regulations and does not interfere with or infringe upon the
rights of others."
The property owner's business will comply with local regulations and does not appear to
interfere with, or infringe on upon, the rights of others,
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 facility will utilize existing buildings on the property. Outdoor training areas are screened
from the residence to the north by existing buildings. The nearest training area is located along
the northern part of the property (approximately 675 -feet from the nearest residence).
USR22-0014, Roll
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B. Section 23-2-220.A,2 -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
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, dog training
and supporting activities for more than four (4) dogs with approval of a Special Use Permit.
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.
The proposal meets the intent because the proposed use is compatiblewith existing agricultural
activities and activities related to agriculture. A portion of the property (20 -acres) is in hay and
the application states that the applicant has and continues to offer discounts to 4-H kids to
assist them with their projects.
C. Section 23-2-220.A,3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The property is adjacent to cropland and four (4) single family residences are located within
approximately 1,400 feet from the facility. The kennel facilities will be located inside of a
building. The operation is screened from the nearest residence to the north by existing
buildings. Also, the operation is located on the north side of the property (away from the
residences located to the south) and is partially screened by existing trees and vegetation.
Additionally, the applicant has provided a lighting plan and noise study The noise study
indicates that the that the residential limits can be adhered to at the low reading points in the
study.
No responses have been received from surrounding property regarding this application.
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 Town of Hudson. The site is
located approximately 1 25 miles outside of the Town of Hudson Growth Management Area as
delineated in the Town of Hudson Comprehensive Plan. No referral response has been
received from the Town of Hudson regarding this case.
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; or a Special Flood Hazard Area, MS4 area; 1-25 Overlay District
or a Historic Townsite. 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.
USR22-0014, Roll
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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 approximately 43.39 acres delineated as Farmland of Statewide
Importance, Farmland of Local Importance, Not Prime Farmland and Prime if Irrigated
Farmland per the 2020 Natural Resource Conservation Service Soil Survey. The improvements
associated with the facility are existing and 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:
Prior to recording the map:
A. The On -Site Wastewater Treatment system permitted as SP -1900090 shall receive final
approval in accordance with the Weld County On -Site Wastewater Treatment System
(OWTS) Regulations. (Department of Public Health and Environment)
B. The applicant shall address the requirements of the Colorado Department of Agriculture —
Inspection & Consumer Services Division as stated in their referral dated 5/13/2022. Written
evidence of such shall be provided to the Department of Planning Services. (Colorado
Department of Agriculture)
C. The applicant shall acknowledge and address the requirements of the Colorado Division of
Water Resources, Written evidence of such shall be provided to the Department of Planning
Services. (Colorado Division of Water Resources)
D. The applicant shall provide the following to the Department of Planning Services:
1) Evidence that a complete change of use permit (to commercial) for the 3,600 square foot
kennel building has been submitted to the Department of Building Inspection.
2) Evidence that a change of use permit (to commercial) for the existing 14,400 barn/horse
arena has been submitted to the Department of Building Inspection.
3) Evidence that a complete commercial building permit has been submitted for deck and
pool (associated with dog dock diving) has been submitted to the Department of Building
Inspection. (Department of Building Inspection)
The map shall be amended to delineate the following:
USR22-0014, Roll
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1. All sheets of the map shall be labeled USR22-0014 (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. CR 47 is a gravel road and is designated on the Weld County Functional Classification
Map as a local road which requires 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)
5. Show and label the approved access locations, approved access widths, and the
appropriate turning radii on the site plan. The applicant must obtain an upgraded
access permit in the approved location prior to construction. (Development Review)
6. Show and label the entrance gate if applicable. An access approach that is gated shall
be designed so that the longest vehicle (including trailers) using the access can
completely clear the traveled way when the gate is closed. In no event, shall the distance
from the gate to the edge of the traveled surface be less than 35 feet. (Development
Review)
7. Show and label the approved tracking control on the site plan. (Development Review)
8. Show and label the drainage flow arrows. (Development Review)
9. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Development Review)
10. The parking area for customers and employees shall be identified on the plat. The parking
area shall conform to all standards of the Americans with Disabilities Act.. (Department
of Planning Services)
11. 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)
12. The map shall delineate the existing landscaping, (Department of Planning Services)
13. The map shall delineate the onsite lighting in accordance with the approved Lighting
Plan. (Department of Planning Services)
14. 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)
15. The map shall delineate the parking area for the vendors, customers and/or
employees (Department of 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.
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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. Prior to Construction:
A. The approved access point shall be permitted, and the tracking control shall be constructed
prior to any on -site construction, (Development Review)
B. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction, (Development Review)
5. 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)
USR22-0014, Roll
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Steven & Kelly Roll, c/o K9cation, LLC
USR22-0014
A Site -Specific Development Plan and Use by Special Review Permit; USR22-0014, for a Kennel (dog
boarding kennel, dog daycare and dog training facility for up to 25 dogs on average (with a maximum
of 60 dogs on -site at any one time) 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. Any future structures or uses on site must obtain the appropriate zoning and building permits.
(Department of Planning Services)
4. The hours of operation for the Boarding Kennel are 24 hours a day. All kennel animals shall be kept
indoors between 7:00 p.m. and 7:00 a.m. (Department of Planning Services)
5. The hours of operation are Monday— Friday; 6:00 a.m. -6:00 p.m.; Saturday & Sunday; 8:00 a.m. -
5 00 p.m. (Department of Planning Services)
6. A maximum of 60 -dogs will be on site at any one time. (Department of Planning Services)
7. The parking area on the site shall be maintained. (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. The existing landscaping on the site shall be maintained. (Department of Planning Services)
10. The property owner or operator shall be responsibleforcontrolling noxious weeds on the site; pursuant
to Chapter 15; Article I and II, of the Weld County Code. (Development Review)
11. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Development Review)
12. There shall be no parking or staging of vehicles on public roads, On -site parking shall be utilized.
(Development Review)
13. Prior to the release of building permits, the applicant shall be required to submit a complete access
application for the "preliminarily approved" access location as shown on this plan. (Development
Review)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
15. 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 forfinal disposal in a manner that protects against surface
and groundwater contamination, (Department of Public Health and Environment)
16. 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)
USR22-0014, Roll
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17. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust; fug dye
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)
18. 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. The accepted dust abatement plan shall
be adhered to. (Department of Public Health and Environment)
19. 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)
20. 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, The On -Site Wastewater
Treatment system permitted as SP -1900090 cannot be used for business use unless the well permitted
as 185934 is re -permitted for commercial use or water is hauled to the facility for kennel use.
(Department of Public Health and Environment)
21. A permanent, adequate water supply shall be provided ford rinking and sanitary purposes as applicable.
The well permitted as 185934 cannot be used unless it is re -permitted forcommercial use. (Department
of Public Health and Environment)
22. 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 water are 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 existing adjacent
residential properties and public rights -of -way. (Department of Public Health and Environment)
23. 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)
24. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry regulations. (Department of Public Health and Environment)
25. 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)
26. 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)
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
28. 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.
USR22-0014, Roll
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29. 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 off ice of the Department
of Planning Services,
30. The property owner or operatorshall be responsibleforcomplying with all of theforegoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
31. 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.
32. 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 atermination 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.
33. 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.
34. 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, thosefeatures 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 accommodatethe 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
USR22-0014, Roll
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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, 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.
USR22-0014, Roll
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June 7, 2022
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: cgathman@weldgov.com
PHONE: (970) 400-3537
FAX: (970) 304-6498
ROLL STEVEN
1644 CR 47
HUDSON, CO 80642
Subject: USR22-0014 - A Site Specific Development Plan and Use by Special Review Permit for a
Kennel (boarding kennel, daycare and training facility for up to 25 dogs) in the A (Agricultural) Zone
District.
On parcel(s) of land described as:
PART NW4 SECTION 25, Ti N, R65W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on July 12, 2022 at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on August 3, 2022 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,
Chris Gathman
Planner
From: Kelly & Steve Roll
To: Chris Gathman
Subject: Re: Clarification of number of dogs onsite at any one time
Date: Monday, May 2, 2022 11:22:24 AM
Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless
you recognize the sender and know the content is safe.
Yes, that is correct, if at a peak point every dog allowed was on site. Weekly
training classes are typically an hour in length. On average, there would be
25 dogs daily.
On Mon, May 2, 2022 at 11:13 AM Chris Gathman <cgathman@weldgov.com> wrote:
Dear Steve,
I just wanted to be clear that I accurately reflect the number of dogs onsite for this permit:
Personally owned dogs (2 residences): 5
Boarded Dogs: 25
Daycare Dogs: 10
Weekly Training Classes and/or private lessons: 20
This is probably an overstatement but does this mean potentially 60 dogs will be onsite at
any one time (or is there overlap)? What is the maximum number of dogs (including pets)
that you foresee being onsite at any one time?
Thanks,
Chris Gathman
Planner III
Weld County Department of Planning Services
cgathman@weldgov.com
970-400-3537
Hello