HomeMy WebLinkAbout20210564.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Angela Snyder Hearing Date: February 16, 2021
Case Number: USR20-0035
Property Owners: Thomas and Corinne Moore
Address: 16381 Colorado Highway 392, Greeley, CO 80631
Request: A Site -Specific Development Plan and Use by Special Review for an Event Facility
in the A (Agricultural) Zone District
Legal Lot A of Recorded Exemption RE -2537, being a part of the S2SW4 of Section 14,
Description: Township 6 North, Range 66 West of the 6th P.M., Weld County, Colorado
Location:
North of and adjacent to State Highway 392; approximately 1960 feet east of County
Road 33
Size of Parcel: +/- 1.98 acres Parcel No. 0805-14-3-00-010
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 December 15, 2020
Weld County Department of Public Health and Environment, referral dated January 4, 2021
Weld County Department of Public Works, referral dated January 8, 2021
New Cache La Poudre Irrigating Company, referral dated January 21, 2021
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ City of Greeley, referral dated December 15, 2020
▪ Weld County Sheriff's Office, referral dated December 29, 2020
Y North Weld County Water District, referral dated January 5, 2021
Y Colorado Department of Transportation, January 27, 2021
The Department of Planning Services' staff has not received responses from the following agencies:
Y Colorado Parks and Wildlife
Y Eaton Fire Protection District
Y Weld County Building Inspection
USR20-0035, Moore, Page 1 of 10
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Case Summary:
The property owners have requested to use their property as a wedding venue, to be known as Homestead
Events. The events would use two (2) existing barns and a lean-to on the property. In the future, a separate
bridal suite may be constructed. A maximum of twenty (20) events are expected per year, Friday through
Sunday. The maximum number of event vehicles allowed will be fifty (50) with a maximum limit of guests
at one hundred -thirty (130), per the application. Parking for fifty (50) vehicles, including two (2) accessible
spaces, will be on existing gravel. Waste will be collected in a screened dumpster collected weekly. Bottled
water and portable toilets will be provided for event guests. Dust will be controlled with water. According to
the application, events will be over by midnight, with sound system use ending at 11:30pm.
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.
Section 22-2-30.C. Harmonize development with surrounding land uses.
1. Transition between land use types and intensities with buffers. Uses that are
incompatible with existing uses must be able to mitigate conflicts.
The Comprehensive Plan encourages buffers between uses. A wedding venue can be
compatible with surrounding residential properties, if unsightly items, such as parking and
portable toilets, are screened from view and the noise is kept within allowable limits.
Development Standards have been included for mitigation.
Section 22-2-30.D. Collaborate on County -wide transportation and land use plans.
2. Ensure that land use change proposals comply with applicable transportation plans,
functional classifications, and access control plans adopted by the County.
The applicant has been working with the Colorado Department of Transportation to ensure the
request complies with the State Highway 392 Access Control Plan.
Section 22-2-40.A. Support compatible economic development opportunities.
1. Identify target areas where the County is able to encourage shovel -ready commercial
and industrial development.
The proposal is located in a Weld County Opportunity Zone, where applicants are encouraged
to explore commercial opportunities that are compatible with the surrounding area. A wedding
venue is a commercial opportunity that is compatible with the existing residential use of the
property and, when properly buffered from adjacent residences and the noise is mitigated, will
fit in with the neighborhood.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural)
USR20-0035, Moore, Page 2 of 10
Zone District.
The proposed use is permittable under Section 23-3-40.J. Event Facilities, not agriculture
related.
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 is to offer a location for agriculturally themed weddings, using the applicant's
existing barns. The events would mostly be on weekends. The access is onto a State Highway.
Therefore, there will be a negligible effect on agricultural operations in the vicinity.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The venue will have spaces for fifty (50) cars to be parked on gravel. The Weld County Code
Appendix 23-B requires thirty-three (33) parking spaces for a venue with one hundred -thirty
(130) guests, so, as proposed, the number of spaces is adequate. Weld County Code Section
23-4-30.J states, "Landscaping techniques shall be utilized in design of parking lots to aid in
buffering parking lots from streets/roads." The proposed map did not indicate a screening plan
for the parking, so a Landscape and Screening Plan has been requested as a condition of
approval.
There are several residences within close proximity of this site to the west, north and south,
including the Pinnacle Park subdivision to the north. The application indicates that weekend
weddings would be allowed to go until midnight, so a noise narrative was required of the
applicant. The noise narrative created by the applicant indicated that speakers placed inside
the lean-to are estimated to average fifty-eight (58) dB(A) at twenty-five (25) feet from the fence.
The ambient noise level, including traffic on Highway 392, was 46 dB(A). Only one home to the
west will be impacted with noise levels between fifty (50) and fifty-five (55) dB(A) according to
the amateur narrative. The applicant indicated that that particular neighbor is in favor of the
venue, however staff encouraged the applicant to obtain a written statement from the neighbor.
Notice of the hearing will be sent to twenty-nine (29) surrounding property owners concerning
eighteen (18) parcels. The applicant preemptively reached out to surrounding property owners
prior to submittal of the application and obtained signatures from several residences attesting
to the outreach effort.
Only one neighboring home is expected to be affected by noise levels above the evening limit
of fifty (50) dB(A) in the A (Agricultural) Zone District and only twenty (20) times per year at
most. The venue will be screened from adjacent properties and State Highway 392 by existing
trees and outbuildings, so staff finds that the proposed use is in an area that can support this
development. An accepted Landscape and Screening Plan, 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 City of Greeley and the Town of
USR20-0035, Moore, Page 3 of 10
Eaton. The site is not located within an Intergovernmental Agreement Area of a municipality.
The City of Greeley, in their referral comments dated December 15, 2020, indicated that they
have no concerns. The Town of Eaton did not return a referral response.
Access to the property is directly onto Colorado Highway 392 at Access 204, according to the
State Highway 392 Access Control Plan (ACP).
Access 204: The addition of median treatments will result in this access being
converted to a right -in, right -out driveway. Drivers traveling eastbound on SH 392 that
wish to enter this property will make a U-turn at the new intersection or median opening
at access #206 and return to the driveway. Drivers wishing to turn left out of this
property will turn right, travel to WCR 33, and make a U-turn. (State Highway 392 ACP)
Private Property Redevelopment — The proposed access changes would occur if any
property along SH 392 was redeveloped or if a driveway experienced a traffic volume
increase of 20 percent or more (per the State Highway Access Code). Under this
scenario, it would be the property owner's or the developer's responsibility to make the
access changes. (State Highway 392 ACP)
Based on this information, the proposed access changes would need to occur, not based on a
traffic volume increase, but because the property is being redeveloped and the safety of the
traveling public. Adding a use that requires a Use by Special Review permit is considered
development. Access to the site will be brought into compliance with the State Highway 392
Access Control Plan as a condition of approval prior to operation.
A Lighting Plan was submitted with the application. All outdoor lighting is proposed to be string
lighting, with minimal impact to surrounding properties.
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. 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 approximately 1.1 acres of prime farmland if irrigated and
approximately 0.8 acres of prime farmland if irrigated and the product of I (soil erodibility) x C
(climate factor) does not exceed 60 per the NRCS Web Soil Survey Farmland Classification
Map. As none of the property is irrigated, 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:
USR20-0035, Moore, Page 4 of 10
1. Prior to recording the map:
A. A Landscape and Screening Plan shall be submitted to and approved by the Department of
Planning Services that buffers parking on the site from the surrounding property owners and
rights -of -way. (Department of Planning Services)
B. The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to the
state highways. Please contact CDOT to verify the access permit or for any additional
requirement that may be needed to obtain or upgrade the permit. (Department of Planning
Services)
C. The applicant shall address the concerns of the Public Works Referral relating to access.
(Department of Public Works)
D. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR20-0035 (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 23-2-
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 landscaping and screening in accordance with the
accepted Landscape and Screening Plan. (Department of Planning Services)
6. The map shall delineate the onsite lighting in accordance with the approved Lighting
Plan. (Department of Planning Services)
7. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division
2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of
Planning Services)
8. The map shall delineate the parking area for the vendors, customers and/or
employees, including two spaces that meet accessibility requirements. (Department of
Planning Services)
9. Show the approved Colorado Department of Transportation (CDOT) access on the site
plan and label with the approved access permit number if applicable. (Department of
Public Works)
10. This portion of US -392 is under the jurisdiction of the Colorado Department of
Transportation. Please contact CDOT to verify the right-of-way. Show and label the
right-of-way. Show the approved access on the site plan and label with the approved
access permit number if applicable. (Department of Public Works)
11. 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.
(Department of Public Works)
12. Show and label the drainage flow arrows. (Department of Public Works)
USR20-0035, Moore, Page 5 of 10
13. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
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
of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. Prior to Construction:
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Public Works)
5. Prior to Operation:
A. The applicant shall address the requirements of the Colorado Department of Transportation
concerning the State Highway 392 Access Control Plan. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of Planning
Services)
6. 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)
USR20-0035, Moore, Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Thomas and Corinne Moore
USR20-0435
1. A Site -Specific Development Plan and Use by Special Review Permit, USR20-0035, for an Event
Facility 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 events per year shall be up to twenty (20), as stated in the application materials.
(Department of Planning Services)
4. The number of event attendees shall be up to one hundred -thirty (130), as stated in the application
materials. (Department of Planning Services)
5. The hours of operation are 12:00 p.m. - 12:30 a.m. Friday — Sunday between May 1st and October
31st. (Department of Planning Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the
Weld County Code. (Department of Planning Services)
8. The existing and proposed landscaping and screening on the site shall be maintained in accordance
with the approved Landscape and Screening Plan. (Department of Planning Services)
9. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant
to Chapter 15, Article I and II, of the Weld County Code. (Department of Public Works)
10. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Department of Public Works)
11. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
12. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-
100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that protects
against surface and groundwater contamination. (Department of Public Health and Environment)
14. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and Environment)
15. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive
particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall
operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public
Health and Environment)
USR20-0035, Moore, Page 7 of 10
16. Fugitive dust shall attempt to be confined on the property. Uses on the property should comply with the
Colorado Air Quality Commission's air quality regulations. (Department of Public Health and
Environment)
17. Adequate drinking, hand washing, and toilet facilities shall be provided for employees and patrons of
the facility, at all times. A permanent, adequate water supply shall be provided for drinking and sanitary
purposes. (Department of Public Health and Environment)
18. Temporary uses that are utilized for a time period of six months or less, 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 public view. (Department of Public Health and Environment)
19. Any On -site Wastewater Treatment Systems located on the property must comply with all provisions of
the Weld County Code, pertaining to On -site Wastewater Treatment Systems. (Department of Public
Health and Environment)
20. The 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)
21. The facility shall comply with Colorado Retail Food Establishment Rules and Regulations governing the
regulation of food service establishments. (Department of Public Health and Environment)
22. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
23. Lighting shall be maintained in accordance with the accepted Lighting Plan (Department of Planning
Services)
24. 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)
25. 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; 2018 International Residential Code; 2006 International Energy Code;
2017 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 Building
Inspection)
26. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
27. 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.
28. 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
USR20-0035, Moore, Page 8 of 10
Development Standards are permitted. Any other changes shall be filed in the office of the Department
of Planning Services.
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. 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.
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 person 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
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
USR20-0035, Moore, Page 9 of 10
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.
USR20-0035, Moore, Page 10 of 10
January 14, 2021
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
Moore Thomas
16381 Colorado Highway 392
Greeley, CO 80631
Subject: USR20-0035 - A Site Specific Development Plan and Use by Special Review for an Event
Center in the A (Agricultural) Zone District
On parcel(s) of land described as:
LOT A REC EXEMPT RE -2537, PART S2SW4 SECTION 14, T6N, R66W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 16, 2021 at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on March 3, 2021 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,
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Angela Snyder
Planner
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