HomeMy WebLinkAbout20210981.tiffPlanner:
Case Number:
C. Gathman
USR21-0002
LAND USE APPLICATION
SUMMARY
Hearing Date: March 16, 2021
Property Owners: Dane & & Nelda Kornasiewicz c/o Cassidy Orr— Housewolf, LLC
Address: 620 State Highway 52, Erie, Colorado 80516
Request: A Site Specific Development Plan and Use by Special Review Permit fora Commercial
Recreational Facility including Animal Training where the Maximum number of Animal
Units Permitted in Section 23-3-70.D is exceeded or Traffic to and from the Facility
exceeds Sixty (60) Daily Trips (Dock Diving Facility for Dogs) outside of subdivisions
and historic townsites in the A (Agricultural) Zone District.
Legal Subdivision Exemption SE -962 (West Parcel), being Part of the NE4 of Section 6, T1 N,
Description: R68W of the 61h PM, Weld County, Colorado
Location: South of and adjacent to State Highway 52 and approximately 2,000 -feet west of
County Road 3.
Size of Parcel: ± 3.87 acres
Parcel No. 1467-06-1-00-049
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 Department of Public Works, referral dated January 8, 2021
Colorado Department of Transportation, electronic mail dated February 11, 2021
Weld County Department of Public Health and Environment, referral dated January 22, 2021
Left Hand Water District, referral responses dated January 8, 2021 and electronic mail response dated
February 12, 2021
Town of Erie, referral response dated February 3, 2021
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Boulder County, referral dated January 13, 2021
Mountain View Fire Protection District, referral dated January 19, 2021
Weld County Zoning Compliance, referral dated January 8, 2021
PACFA- Colorado Department of Agriculture, referral dated January 11, 2021
Town of Frederick, referral dated January 11, 2021
Weld County Sheriff's Office, referral dated January 15, 2021
The Department of Planning Services' staff has not received responses from the following agencies:
Weld County Department of Building Inspection
Colorado Parks and Wildlife
School District RE -1J
Boulder Valley Conservation District
USR21-0002, Orr— Housewolf, LLC, Page 1 of 10
Planner:
Case Number:
C. Gathman
USR21-0002
USE BY SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date: March 16, 2021
Property Owners: Dane & & Nelda Kornasiewicz C/o Cassidy Orr — Housewolf, LLC
Address: 620 State Highway 52, Erie, Colorado 80516
Request: A Site Specific Development Plan and Use by Special Review Permit fora Commercial
Recreational Facility including Animal Training where Maximum number of Animal
Units Permitted in Section 23-3-70.D is exceeded or Traffic to and from the Facility
exceeds Sixty (60) Daily Trips (Dock Diving Facility for Dogs) outside of subdivisions
and historic townsites in the A (Agricultural) Zone District.
Legal Subdivision Exemption SE -962 (West Parcel), being Part of the NE4 of Section 6, Ti N,
Description: R68W of the 61h PM, Weld County, Colorado
Location: South of and adjacent to State Highway 52 and approximately 2,000 -feet west of
County Road 3.
Size of Parcel: ± 3.87 acres
Case Summary:
Parcel No. 1467-06-1-00-049
The proposal is to build a dock and pool to be used for personal and competitions for dock diving or dog
jumping. Dock diving is a dog sport where dogs compete in jumping for distance or height into a body of
water. The operation will consist of private bookings where approximately four (4) individuals (1 employee
and 3 customers along with their dogs) will use the diving facilities. There is anticipated to be 1-3 dogs
during each private booking time slot. Private bookings would occur between the hours of 9:00am to 7:00pm
from April to October. The application estimates a maximum of approximately 20 daily roundtrips would be
associated with private bookings. Additionally, dock diving competitions would be held a maximum of one
(1) Weekend per month from April to October from 9:00am to 5:00pm. Competitions will be conducted in
waves with a maximum of twenty (20) dogs per wave. Each competitor will have up to two
(2) handlers for a maximum anticipated operating capacity of forty-two (42) persons per each wave of
competition. The traffic narrative estimates a maximum of 100 round trips per day (20 competitors x 5
competition waves x 1 vehicle per competitor). The traffic narrative estimates that most of the traffic (80%)
will enter the site before 11:00am and leave after 5:00pm. The property utilizes a shared access with two
adjacent properties to the east. The access is via non-exclusive 60 -foot access and utility easement
delineated per the Subdivision Exemption SE -962 plat which was recorded 4/8/2003 under reception
#3050600. A portable toilet will be provided for customers and spectators.
The dock and pool are proposed to be surrounded by a 4 to 6 -foot tall fence for safety purposes. The depth
of the pool will be four (4) feet. The pool will be saltwater not chlorine/chemical. The pool will be cleaned
daily, and the pool filtration system will be cleaned weekly. There is a planned pet waste area consisting of
a 20' x 20' fenced area lined with ground cloth and covered with wood chips or turf. Per the application, all
pet waste will be bagged and disposed of daily into an onsite dumpster. The dumpster will be emptied
weekly. The applicant provided a noise report, prepared by Alles Taylor and Duke, LLC, which indicated
that the residential noise limit can be met and stated: "if a "PA system is used,... it should be pointed to the
principal structure on the property." Noise is measured 25 -feet from the property line.
USR21-0002, Orr— Housewolf, LLC, Page 2 of 10
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
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 proposed dock diving facility is located near the southern property line (further away
from the from the existing residences to the east). The applicant has provided a noise study
indicating that the property can meet residential noise standards.
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.
This property is located in a Weld County Opportunity Zone, where applicants are
encouraged to explore commercial opportunities that are compatible with the surrounding
area. A dock diving facility is a commercial opportunity that is compatible with the
surrounding area when impacts like noise and traffic are adequately mitigated.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
The proposed use is permittable under Sections 23-3-40.A. and 23-2-40.H.
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 will not impact surrounding
agricultural uses. No farm ground will be taken out of production as a result of this use.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The site is located immediately to the west of two residences. The property to the south and
west is located within the Town of Erie municipal limits and has been platted for a two -lot minor
subdivision which has not been developed. One e-mail from a neighboring property owner to
the southwest of the site stated concerns with noise (barking dogs) and increased traffic.
The applicant has provided a noise report stating that the use will meet the residential noise
standard. The facility will be operated during daylight hours (no lighting). Traffic to and from the
site is limited during weekdays and the higher traffic animal competitions is limited to one (1)
event a month.
USR21-0002, Orr— Housewolf, LLC, Page 3 of 10
Conditions of Approval and Development Standards (noise limits) will assist in ensuring
compatibility with existing surrounding land uses.
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, ortheadopted Master Plans of affected municipalities.
The site is located within the three (3) mile referral area of the Town of Erie and the Town of
Frederick. This site is not located within the boundary of a Cooperative Planning Agreement
(CPA). The Town of Frederick, in their referral response dated January 11, 2021, stated no
conflict with their interests.
The Town of Erie in their referral comments, dated February 3, 2021 indicated that the Town
of Erie Comprehensive Plan (last updated in 2015) identifies the property as LDR-Low Density
Residential and this zoning classification does not include business uses. The Town of Erie
stated that they do not support the request as it conflicts with their comprehensive plan. The
Town of Erie stated that the adjacent property is in the platting process for residential
development and requests that the outdoor dog facilities be located a minimum of 300 -feet f
ram this property.
The size and shape of the property does not allow the outdoor dog facilities to be located a
minimum of 300 -feet from the town limits of Erie. Additionally, relocating the facility would move
it closer to existing residences to the east whereas the property in Erie has not yet been
developed/built for residential use. There is presently an equipment building (constructed in
2006) on the property. The applicant provided a noise study that indicates that the facility can
meet the residential noise standard measured 25 -feet from the property line.
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, MS 4 Area 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 forthe proposed use.
The proposal is located on approximately 3.87. acres delineated as Prime if Irrigated and Prime
per the 2020 Natural Resource Conservation Service Soil Survey. The property has existing
residential improvements, is not being farmed and is too small for larger scale agricultural
production.
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.
USR21-0002, Orr— Housewolf, LLC, Page 4 of 10
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
Transportation, as stated in the referral response dated February 11, 2021. Evidence of
such shall be submitted, in writing, to the Weld County Department of Planning Services.
(Department of Building Inspection)
B. A Communication Plan shall be submitted to and approved by the Department of Planning
Services. (Department of Planning Services)
C. The proposed signage as delineated on the USR map is within the right-of-way for State
Highway 52. The applicant shall do one of the following:
1) Written authorization from the Colorado Department of Transportation authorizing a sign
in this location.
2) The sign location shall relocated within the boundaries of the lot and shall meet the
setback requirements delineated in Section 23-4-120 of the Weld County Code.
(Department of Planning Services)
3) The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR21-0002 (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.1 3 of the Weld County Code addresses the issue of trash collection areas.
(Department of Planning Services)
5. The map shall delineate the onsite lighting in accordance with the approved Lighting
Plan. (Department of Planning Services)
6. 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)
7. The map shall delineate the parking area for the vendors, customers and/or
employees. (Department of Planning Services)
8. The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses
to state highways. Show the approved CDOT accesses on the map and label with
access permit number if applicable.
USR21-0002, Orr— Housewolf, LLC, Page 5 of 10
Show and label the drainage flow arrows. (Department of Public Works)
10. Please contact CDOT to verify the right-of-way. Show and label the right-of-way.
(Department of Public Works)
11. Show and label the parking and traffic circulation f low arrows showing how 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. 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)
USR21-0002, Orr— Housewolf, LLC, Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Kornasiewicz — c/o Orr — Housewolf LLC
U S R21-00 02
1. A Site -Specific Development Plan and Use by Special Review Permit, USR21-0002, for a Commercial
Recreational Facility including Animal Training where Maximum number of Animal Units Permitted in
Section 23-3-70.D is exceeded or Traffic to and from the Facility exceeds Sixty (60) Daily Trips (Dock
Diving Facility for Dogs) outside of subdivisions and historic townsites in the A (Agricultural) Zone
District, subject to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The hours of operation for private bookings are from 9:00 a.m. - 7:00 p.m. Monday — Friday on an
annual basis from April 15th to October 15th. (Department of Planning Services)
4. Dock Diving Competitions will occur one weekend a month on an annual basis from April 15th to
October 15th. Competitions hours be between the hours of 9:00am to 5:00pm. (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 and Appendices 23-C, 23-D and 23-E of the
Weld County Code. (Department of Planning Services)
7. The property owner shall maintain compliance with the Communication Plan. (Department of Planning
Services)
8. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant
to Chapter 15, Article I and II, of the Weld County Code. (Department of PublicWorks)
9. 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)
10. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of PublicWorks)
11. The historical f low patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
12. 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)
13. 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)
14. 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, and the accepted waste
handling plan and nuisance abatement plan. (Department of Public Health and Environment)
15. 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 and the accepted dust abatement plan.
(Department of Public Health and Environment)
USR21-0002, Orr— Housewolf, LLC, Page 7 of 10
16. 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)
17. 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 properdisposal 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 Healthand Environment)
18. Any On -site Wastewater Treatment System 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)
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. The facility shall operate in accordance with the accepted noise report.
(Department of Public Health and Environment)
20. 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)
21. Lighting shall be maintained in accordance with the approved Lighting Plan (Department of Planning
Services)
22. 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)
23. 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)
24. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
25. 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.
26. 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.
USR21-0002, Orr— Housewolf, LLC, Page 8 of 10
27. The property owner or operatorshall 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.
28. 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.
29. A Use by Special Review Permit shall terminate when the use is discontinued fora 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.
30. 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.
31. 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; f lies 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.
USR21-0002, Orr— Housewolf, LLC, Page 9 of 10
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 f ire. 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.
USR21-0002, Orr— Housewolf, LLC, Page 10 of 10
February 18, 2021
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
Orr Cassidy
Erie, CO 80516
Subject: USR21-0002 - A Site Specific Development Plan and Use by Special Review Permit for a
Commercial Recreational Facility (Dock Diving Facility for Dogs) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
SUBDIVISION EXEMPT SE -962, BEING PART NE4 SECTION 6, Ti N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 16, 2021 at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 14, 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,
ris Gathman
Planner
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