HomeMy WebLinkAbout20201655.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Diana Aungst Hearing Date: May 19, 2020
Case Number: USR20-0001
Applicant: Hard Knocks Homestead, LLC do Gerald and Jacqueline Monroe
Request: A Site Specific Development Plan and Use by Special Review Permit for multi -family
dwellings for persons principally employed at or engaged in farming with the H -2A
Program in the A (Agricultural) Zone District.
Legal Lot A of Recorded Exemption RE -3090; being part of the W2SE4 Section 5, T4N,
Description: R64W; being part of the of the 6th P.M., Weld County, CO
Location:
North of and adjacent to CR 48 and approximately four -tenths of a mile west of CR
53
Size of Parcel: +1- 5.04 acres Parcel Nos. 1053-05-0-00-034
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
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 March 3, 2020
Weld County Department of Public Health and Environment, referral dated February 25, 2020
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
V V V V V V V V V
Town of Kersey, referral dated January 31, 2020
Division of Water Resources, referral dated March 10, 2020
Colorado Parks and Wildlife, referral dated January 30, 2020
Weld County Sheriff's Office, referral dated February 27, 2020
Weld County School District RE -7, referral dated February 3, 2020
Weld County Zoning Compliance, referral dated February 11, 2020
Platte Valley Fire Protection District, referral dated February 4, 2020
Central Weld County Water District, referral dated February 11, 2020
West Greeley Conservation District, referral dated February 13, 2020
The Department of Planning Services' staff has not received responses from the following agencies:
US Department of Labor
USR20-0001 - Hard Knocks Homestead, LLC clo Gerald and Jacqueline Monroe
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Planner:
Case Number:
Applicant:
Request:
Legal
Description:
Location:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Diana Aungst Hearing Date: April 7, 2020
USR20-0001
Hard Knocks Homestead, LLC do Gerald and Jacqueline Monroe
A Site Specific Development Plan and Use by Special Review Permit for multi -family
dwellings for persons principally employed at or engaged in farming with the H -2A
Program in the A (Agricultural) Zone District.
Lot A of Recorded Exemption RE -3090; being part of the W2SE4 Section 5, T4N,
R64W; being part of the of the 6th P.M., Weld County, CO
North of and adjacent to CR 48 and approximately four -tenths of a mile west of CR
53
Size of Parcel: +/- 5.04 acres Parcel No. 1053-05-0-00-034
Case Summary:
The applicant is the owner of Monroe Organic Farms, LLC and is proposing to convert the office portion of
the barn into a multi -family dwelling for four (4) residents from the H2A program (seasonal farm labor).
There would be a living room, kitchen, bathroom, and two (2) bedrooms, each bedroom would
accommodate two (2) people. The breakroom, storage spaces and work area will continue to be used as
they were designed in the barn. The four (4) employees would work from March or April to November or
December. The hours of operation are 7:00 a.m. to 5:00 p.m. Monday through Saturday with no shift work.
The employees would be planting, hoeing, harvesting, prepping veggies for sale, loading and unloading
fruit and vegetable trucks and other farm chores.
The applicant has applied to the Federal Government to be a partner in the H -2A Visa program. The H -2A
temporary agricultural program helps employers who anticipate a lack of available domestic workers to
bring foreign workers to the U.S. to perform temporary or seasonal agricultural work including, but not
limited to, planting, cultivating, or harvesting labor according to the U.S. Department of Agricultural (USDA)
(farmers.gov). Terms of work can be as short as a month or two or as long as ten months in most cases,
although there are some special procedures that allow workers to stay longer than ten months. All of these
workers are covered by U.S. wage laws, workers' compensation and other standards, additionally
temporary workers and their employers are subject to the employer and/or individual mandates under the
Affordable Care Act. Because of concern that guest workers might be unfairly exploited the US Department
of Labor Wage and Hour Division is especially vigilant in auditing and inspection H -2A employers. H -2A
employers are the only group of employers who are required to pay inbound and outbound transportation,
free housing, and provide means for their workers. H -2A agricultural employers are among the most heavily
regulated and monitored employers in the US.
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
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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 22-2-20.A. - A. Goal 1 states "Respect and encourage the continuation of agricultural
land uses and agricultural operations for purposes which enhance the economic health and
sustainability of agriculture."
The site contains a farming operation with an existing house, barn and outbuildings. The
applicant is requesting to convert the office area in the barn to a living area for four (4) people
part of the H -2A seasonal farm labor. This USR is surrounded by the applicant's crop land,
with a residence to the south of CR 48. This USR is in an area that can support this
development and the Development Standards and the Conditions of Approval will assist in
mitigating the impacts of the facility on the adjacent properties and ensure compatibility with
surrounding land uses and the region.
Section 22-2-20.H. - A. Goal 8. states "Ensure that adequate services and facilities are currently
available or reasonably obtainable to accommodate the requested new land use change for
more intensive development."
The site is served by Central Weld County Water District for potable water. According to the
Department of Public Health and Environment there is an on -site wastewater treatment system
(OWTS) that is permitted for a four (4) -bedroom house, five (5) -person office and an outside
restroom for seasonal workers. The OWTS is sized for 6 bedrooms which includes the office
and separate outside restroom. As this request will add two extra people per bedroom, the
system must be reviewed by an engineer. There is an outdoor bathroom connected to water
and septic that is located close to the barn. There is another bathroom in the storage unit and
the indoor bathroom is in the H -2A living quarters or in the house if needed. All these
bathrooms are within a quarter mile from all work sites, according to the application materials.
Section 22-2-120.D. - R.Goal 4. states, "Residential development should support agriculture,
and be supported in agricultural areas, in accordance with the goals and policies of Section
22-2-20 of this Article."
This USR is for the multi -family housing for on site employees that will be working for an
agricultural operation. This USR is supported by and is consistent with Section 22-2-20 -
Agriculture goals and policies of the Weld County Comprehensive Plan.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
Section 23-3-10 — Intent states, The A (Agricultural) Zone District is established to maintain
and promote agriculture as an essential feature of the County."
Section 23-3-40.T. — Uses by Special Review, of the Weld County Code states, "multi -family
dwellings for persons principally employed at or engaged in farming." This code section allows
the applicant to apply for a USR for multi -family housing. The H -2A program helps employers
who anticipate a lack of available domestic workers to bring foreign workers to the U.S. to
perform temporary or seasonal agricultural work.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent lands consist of pastures, crops, rural residences. The closest residence is south
of the site on the other side of CR 48. The house on this site is approximately one -quarter (1/4)
mile from the barn on the subject property. There another residence approximately 550 feet
southeast of the site.
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There are fourteen (14) USRs within one mile of this site: USR-1701 for a kennel and a second
dwelling, USR-663 for a recreational facility, USR12-0078 for a construction business, USR18-
0077 for a non -1041 major facility pipeline, USR-1479 for a second dwelling, 2nd Major USR18-
12-1792 for a mineral resource development facility, USR18-0027 for a high pressure natural
gas pipeline, USR12-0006 Non 1041 major facility pipeline, USR11-0016 for a greater than 12
inch natural gas pipeline, USR-1137 for an airstrip, USR17-0076 for agriculture and horticulture
services, USR-1447 for an oil and gas support facility, USR-1244 for a roping arena, and USR-
556 for a pallet and ag service.
The Weld County Department of Planning Services sent notice to three (3) surrounding
property owners within 500 feet of the proposed USR boundary. One phone call was received
to discuss the USR.
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 Kersey. The Town of
Kersey's referral agency comments dated January 31, 2020 stated no concerns.
The site is also located within the Cooperative Planning Area (CPA) for the Town of Kersey.
As part of the pre -application process, the Town of Kersey was notified of the proposal by
Planning staff and was provided Notice of Inquiry forms by the applicant. The Town of Kersey's
returned a Notice of Inquiry form dated January 7, 2020, stated that they are not interested in
annexation of the property.
Even though the CPA of the Town of Kersey extends to CR 48 the Kersey Comprehensive
Plan shows the Kersey Influence Area extending only to CR 50. Therefore, the Future Land
Use Map for the Town of Kersey does not delineate the subject property.
The site is not located with a Regional Urbanization Area (RUA) or Urban Growth Boundary
(UGB).
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 MS4, the Geologic Hazard Overlay District, a Special Flood
Hazard Area or the Airport Overlay District. Building Permits issued on the lot will be required
to adhere to the fee structure of the County -Wide Road Impact Fee Program. Building Permits
issued on the proposed lot will be required to adhere to the fee structure of the 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 proposed facility located on soils designated as "Prime (Irrigated)" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. This USR will utilized an
existing building and will not take any "Prime (Irrigated)" Farmland out of 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.
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This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
A. If the existing on -site wastewater treatment system (OWTS) for the residence (SP -0100450) is
utilized for additional people, the OWTS shall be reviewed by a Colorado registered
professional engineer to determine sizing limitations. The review shall consist of observation
of the system and a technical review describing the system's ability to handle the proposed
use. The review shall be submitted to the Environmental Health Services Division of the Weld
County Department of Public Health and Environment. In the event the system is found to be
inadequately sized for the proposed use, the system shall be brought into compliance with
current OWTS regulations or a new OWTS may be installed. (Department of Public Health and
Environment)
B. The USR map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR20-0001. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per 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 lighting, if applicable. (Department of Planning Services)
6) The map shall delineate the parking area on the map. (Department of Planning Services)
7) County Road 48 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. (Department of Public Works)
8) 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)
9) 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)
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3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
map 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 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 map 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)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Hard Knocks Homestead, LLC c/o Gerald and Jacqueline Monroe
USR20-0001
1. A Site Specific Development Plan and Use by Special Review Permit, USR20-0001, for multi -family
dwellings for persons principally employed at or engaged in farming with the H -2A Program in the
A (Agricultural) Zone District, subject to the Development Standards stated hereon. (Department
of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The number of on -site employees dwelling on -site shall be four (4). (Department of Planning
Services)
4. The parking area shall be maintained. (Department of Planning Services)
5. 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)
6. 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)
7. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
8. Any work that may occupy and or encroach upon any County rights -of -way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement. (Department of Public
Works)
9. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
10. Weld County is not responsible for the maintenance of onsite drainage related features.
(Department of Public Works)
11. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
12. Fugitive dust should attempt to be confined on the property. Uses on the property should comply
with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health
and Environment)
13. Adequate drinking, handwashing and toilet facilities shall be provided for employees of the facility,
at all times. Any septic system located on the property must comply with all provisions of the Weld
County Code, pertaining to On -site Wastewater Treatment Systems. A permanent, adequate water
supply shall be provided for drinking and sanitary purposes. (Department of Public Health and
Environment)
14. The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code. (Department of Planning Services)
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15. 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)
16. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2018 International Codes; 2006 International Energy
Code; 2017 National Electrical Code; A building permit application must be completed and two
complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or
engineer must be submitted for review. A geotechnical engineering report performed by a
registered State of Colorado engineer shall be required or an open hole inspection. (Department
of Building Inspection)
17. 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. (Department of
Planning Services)
18. 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.
(Department of Planning Services)
19. 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. (Department of Planning Services)
20. 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.
21. 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.
22. 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.
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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.
23. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the incentives
which attract urban dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of
city noise and congestion, and the rural atmosphere and way of life. Without neighboring farms,
those features which attract urban dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment; slow -moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from
animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting
and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides
and fertilizers in the fields, including the use of aerial spraying. It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations. A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County. Section 35-3.5-102, C.R.S., provides
that an agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they cannot
take water from irrigation ditches, lakes, or other structures, unless they have an adjudicated right
to the water.
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.
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January 30, 2020
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: daungst@co.weld.co.us
PHONE: (970) 400-3524
FAX: (970) 304-6498
GERALD MONROE
25525 CR 48
KERSEY, CO 80644
Subject: USR20-0001 - A Site Specific Development Plan and Use by Special Review Permit for
multi -family dwellings for persons principally employed at or engaged in farming in the A (Agricultural)
Zone District
On parcel(s) of land described as:
LOT A REC EXEMPT RE -3090, PART W2SE4 SECTION 5, T4N, R64W OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on April 7, 2020, at 12:30 p.m.
A subsequent hearing with the Board of County Commissioners will be held on April 22, 2020 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
If you have any questions concerning this matter, please call.
Respectfully,
AAA-S:29L'
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Diana Aungst
Planner
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