HomeMy WebLinkAbout20193706.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Angela Snyder Hearing Date: August 6, 2019
Case Number: USR19-0033
Applicant: Vaughn Cito
Request: A Site Specific Development Plan and Use by Special Review Permit for a use similar
to uses allowed by special review as long as the use complies with the general intent
of the A (Agricultural) Zone District (Event Facility for weddings and similar private
gatherings) in the A (Agricultural) Zone District
Address: 5194 County Road 50, Johnstown, CO 80534
Legal Subdivision Exemption SE -1024, being a part of the NW4 of Section 1, Township 4
Description: North, Range 68 West of the 6th P.M., Weld County, Colorado
Location: South of and adjacent to County Road 50, approximately 0.6 miles west of County
Road 13
Size of Parcel: ± 3 acres Parcel No. 1061-01-2-00-046
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:
Front Range Fire Rescue, referral dated April 19, 2019
Weld County Department of Public Health and Environment, referral dated May 6, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Colorado Parks and Wildlife, referral dated April 19, 2019
Weld County School District RE -5J, referral dated April 22, 2019
Y Weld County Zoning Compliance, referral dated May 6, 2019
The Department of Planning Services' staff has not received responses from the following agencies:
V V V V V V V V
History Colorado
Larimer County
Town of Johnstown
Weld County Sheriff's Office
Little Thompson Water District
Weld County Building Inspection
Big Thompson Conservation District
Weld County Department of Public Works
USR19-0033 — Vaughn Cito
Page 1
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Angela Snyder Hearing Date: August 6, 2019
Case Number: USR19-0033
Applicant: Vaughn Cito
Request: A Site Specific Development Plan and Use by Special Review Permit for a use similar
to uses allowed by special review as long as the use complies with the general intent
of the A (Agricultural) Zone District (Event Facility for weddings and similar private
gatherings) in the A (Agricultural) Zone District
Address: 5194 County Road 50, Johnstown, CO 80534
Legal Subdivision Exemption SE -1024, being a part of the NW4 of Section 1, Township 4
Description: North, Range 68 West of the 6th P.M., Weld County, Colorado
Location: South of and adjacent to County Road 50, approximately 0.6 miles west of County
Road 13
Size of Parcel: ± 3 acres Parcel No. 1061-01-2-00-046
Case Summary:
The proposal is to use the existing 40' x 96' (3,840 square feet) pole barn and outdoor area for events such
as weddings, birthday parties, reunions, and baby showers. A gravel parking lot with forty (40) spaces is
proposed, including at least five (5) accessible parking spaces. There will be a commercial kitchen, but the
applicant anticipates that food for events would be catered by outside vendors. A landscaping and
screening proposal was provided with the application and was found to be acceptable by the Department
of Planning Services. A split rail fence surrounds the site. Existing and proposed landscaping and a
proposed berm along County Road 50 will provide screening.
Hours of operation would be 10am to 10pm on event days, which would happen no more than three (3)
days per week. Traffic expected is forty (40) round trips per day on event days. The site will limit guests to
one hundred (100) or fewer.
A drainage exception was applied for at the time of application stating that the use requested was a use by
right in the A (Agricultural) Zone District. The use is not a use by right in the A (Agricultural) Zone and did
not meet the exception. Therefore, a drainage report was requested of the applicant. The applicant was
given an extra two months to complete the drainage report. At the time the staff comments were due, July
30, 2019, the Planning Department had not yet received a drainage report. Though there are sufficient
parking spaces shown on the proposed site plan, as the map does not show a drainage plan, it is unclear
if the parking requirements can be met with the addition of drainage detention. Therefore, staff determined
that a recommendation of denial was required, unless the applicant could prove sufficient parking and
sufficient drainage. On Friday, August 2, 2019, staff received a stamped, preliminary drainage statement
utilizing off -site detention for drainage. As a result, staff is able to recommend approval with the condition
that the full drainage report meet approval and the site plan be updated to incorporate the drainage design.
An active zoning complaint (COMP19-00041) exists on the property due to the construction of the wedding
venue without first completing the necessary land use permits. This case has not been forwarded to the
County Attorney. Approval of this application by the Board of County Commissioners would correct the
outstanding complaint. If this application is denied, the Department of Planning Services asks that the
USR19-0033 — Vaughn Cito
Page 2
Board refer this case to the County Attorney's Office for legal action, but to delay legal action for 30 (thirty)
days to remove all associated commercial operations from the property
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-20.F.2. - A.Policy 6.2. Support opportunities, such as but not limited to hobby
farming and home businesses, to supplement family income and reduce living expenses
for farm families and others who prefer a rural lifestyle.
The applicant lives onsite and desires to use the barn as an event facility to supplement
family income.
Section 22-2-20.G.1- A. Policy 7.1. County land use regulations should support commercial
and industrial uses that are directly related to, or dependent upon, agriculture, to locate
within the agricultural areas, when the impact to surrounding properties is minimal, or can
be mitigated, and where adequate services are currently available or reasonably
obtainable.
The agricultural nature of the barn is what attracts people to request to use it as a gathering
place. The applicant has proposed screening and a berm that will mitigate impacts to
neighbors. The site plan includes reasonably adequate parking for events.
The proposed use is in an area that can support this development and the existing and
proposed screening, the Development Standards, and the Conditions of Approval will
assist in mitigating the impacts of the facility on the adjacent properties and ensure
compatibility with surrounding land uses and the region.
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 states "...The A (Agricultural) Zone District is intended to provide areas
for the conduct of agricultural activities and activities related to agriculture..."
The agricultural nature of the barn is what attracts people to request to use it as a gathering
place. The barn will remain an operational agricultural accessory structure with or without
event hosting.
Section 23-3-40.W. USES similar to the USES listed above as Uses by Special Review
as long as the USE complies with the general intent of the A (Agricultural) Zone District.
At the time of application, Event Facility had not been yet added to the zoning code, so it
was considered similar to a guest farm (Section 23-3-40.C.5). Under the current code, an
event facility such as this may be permitted as a Use by Special Review under 23-3-40.L
Event Facility not agriculture -related.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
USR19-0033 — Vaughn Cito
Page 3
The adjacent lands consist of agricultural production and rural residences. The closest
residence is about approximately 380 feet north of the barn across County Road 50. The
land around the site has been annexed into the Town of Johnstown. There are two (2) Use
by Special Review permits within one mile of the site; SUP -60 for a dairy and USR-1107
for a vehicle sales and repair facility.
The Weld County Department of Planning Services sent notice to one (1) Surrounding
Property Owner located in Weld County and two (2) located in Larimer County. Planning
staff received no correspondence.
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 Johnstown. The
Town did not return a referral response. The Johnstown Area Comprehensive Plan denotes
this area as Low Density Residential and County Road 50 is noted to be arterial.
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, a Special Flood Hazard
Area MS4 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 is located on approximately 3 acres Prime (Irrigated) soils per the
1979 Soil Conservation Service Important Farmlands of Weld County Map however, the
property is outside of the reach of the irrigation pivot and will not remove any prime irrigated
land from 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.
The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
A. An Improvements and Road Maintenance Agreement is required for off -site improvements
at this location. Road maintenance includes, but is not limited to, dust control and damage
repair to specified haul routes. The Agreement shall include provisions addressing
engineering requirements, submission of collateral, and testing and approval of completed
improvements. (Department of Public Works)
USR19-0033 — Vaughn Cito
Page 4
B. A Final Drainage Report and Certification of Compliance stamped and signed by a
Professional Engineer registered in the State of Colorado is required. (Department of Public
Works)
C. The applicant shall address the requirements of Front Range Fire Rescue, as stated in the
referral response dated April 19, 2019. Written evidence of such shall be submitted to the
Weld County Department of Planning Services. (Department of Planning Services)
D. A Lighting Plan shall be submitted to and approved by the Department of Planning Services.
(Department of Planning Services)
E. As the existing on -site waste water treatment system (OWTS) for the barn (SP -1800125) will
be utilized for business use, 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. (Department of Public Health and Environment)
F. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR19-0033 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County
Code. (Department of Planning Services)
4. The applicant shall delineate on the map the trash collection areas. Section
23-3-350.H of the Weld County Code addresses the issue of trash collection areas.
(Department of Planning Services)
5. The map shall delineate the landscaping and screening in accordance with the
approved 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 emergency responders, vendors,
customers and/or employees. (Department of Planning Services)
9. County Road 50 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)
10. Show and label the approved access locations, approved access width and the
appropriate turning radii (60') on the site plan. The applicant must obtain an access
permit in the approved location(s) prior to operation. (Department of Public Works)
USR19-0033 — Vaughn Cito
Page 5
11. This portion of County Road 50 will be annexed by the Town of Johnstown. Please
contact the municipality to verify the right-of-way. Show and label the right-of-way.
Show the approved access(es) on the site plan and label with the approved access
permit number if applicable. (Department of Public Works)
12. 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)
13. Show and label the accepted drainage features. Stormwater ponds should be labeled
as "Stormwater Detention, No -Build or Storage Area" and shall include the calculated
volume. (Department of Public Works)
14. Show and label the drainage flow arrows. (Department of Public Works)
15. 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
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 be added for
each additional three (3) month period. (Department of Planning Services)
4. Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
6. Prior to Operation:
A. A Change of Use from personal use to commercial events center will be required. The structure
will need to comply with accessibility requirements. (Department of Building Inspection)
8. 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)
USR19-0033 — Vaughn Cito
Page 6
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Vaughn Cito
USR19-0033
1. A Site Specific Development Plan and Use by Special Review Permit for a use similar to uses allowed
by special review as long as the use complies with the general intent of the A (Agricultural) Zone District
(Event Facility for weddings and similar private gatherings) in the A (Agricultural) Zone District, USR19-
0033, 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 maximum number of guests shall be up to one hundred (100) per event.
4. Events may take place during the hours of 10:00 a.m. - 10:00 p.m., up to three (3) days a week.
(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 existing and proposed landscaping and screening on the site shall be maintained. (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 Public Works)
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 Public Works)
11. 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)
12. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
13. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit
and possible updates. (Department of Public Works)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
15. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
16. 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)
17. 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)
USR19-0033 — Vaughn Cito
Page 7
18. 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)
19. 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)
20. 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)
21. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Waste Water Treatment Systems. (Department of Public Health and Environment)
22. Any large -capacity septic system (a septic system with the capacity to serve 20 or more persons per
day) shall comply with the Underground Injection Control (UIC) Class V Injection Well requirements of
the Environmental Protection Agency (EPA). (Department of Public Health and Environment)
23. In the event the septic system requires a design capacity of 2,000 gallons or more of sewage per day
the applicants shall adhere to the requirements of the Colorado Department of Public Health and
Environment, Water Quality Control Division's (WQCD) Regulations. (Department of Public Health
and Environment)
24. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25-12-103 C.R.S. (Department of Public Health and Environment)
25. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations governing
the regulation of food service establishments. (Department of Public Health and Environment)
26. 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)
27. Lighting shall be maintained in accordance with the approved Lighting Plan (Department of Planning
Services)
28. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties.
Sources of light should not cause a nuisance or interfere with the use on the adjacent properties in
accordance with the map. 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)
29. Building permits may 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 has 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)
30. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code. (Department of Planning Services)
USR19-0033 — Vaughn Cito
Page 8
31. 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)
32. 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)
33. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy; (b) the populous counties of
the state face a critical shortage of such deposits; and (c) such deposits should be extracted according
to a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and 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.
34. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and spacious,
but they are intensively used for agriculture. Persons moving into a rural area must recognize and
accept there are drawbacks, including conflicts with long-standing agricultural practices and a lower
level of services than in town. Along with the drawbacks come the incentives which attract urban
dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion,
and the rural atmosphere and way of life. Without neighboring farms, 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
USR19-0033 — Vaughn Cito
Page 9
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.
USR19-0033 — Vaughn Cito
Page 10
June 25, 2019
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
CITO VAUGH JACOB
5194CR50
JOHNSTOWN, CO 80534
Subject: USR19-0033 - A Site Specific Development Plan and Use by Special Review Permit for a use
similar to uses allowed by special review as long as the use complies with the general intent of the A
(Agricultural) Zone District (Event Center) in the A (Agricultural) Zone District
On parcel(s) of land described as:
SUB EXEMPT SE -1024, PART W2NW4 SECTION 1, T4N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on August 6, 2019, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on August 21, 2019
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative 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
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
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
April 18, 2019
CITO VAUGH JACOB
5194 COUNTY ROAD 50
JOHNSTOWN, CO 805348246
Subject: USR19-0033 - A Site Specific Development Plan and Use by Special Review Permit for a use
similar to uses allowed by special review as long as the use complies with the general intent of the A
(Agricultural) Zone District (Event Center) in the A (Agricultural) Zone District
On parcel(s) of land described as:
SUB EXEMPT SE -1024, PART W2NW4 SECTION 1, T4N, R68W of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Departments for their review and comments:
Johnstown at Phone Number 970-587-4664
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
FIELD CHECK
Inspection Date: 7/24/2019
Case Number: USR19-0033
Applicant: Vaughn Cito
Request: A Site Specific Development Plan and Use by Special Review Permit for a
use similar to uses allowed by special review as long as the use complies
with the general intent of the A (Agricultural) Zone District (Event Facility for
weddings and similar private gatherings) in the A (Agricultural) Zone District
Legal
Description:
Subdivision Exemption SE -1024, being a part of the NW4 of Section 1,
Township 4 North, Range 68 West of the 6t P.M., Weld County, Colorado
Location: South of and adjacent to County Road 50, approximately 0.6 miles west of
County Road 13
Size of Parcel: +/- 3 acres
Parcel No.
1061-01-2-00-046
Zoning
Land Use
N
Larimer County
N
AG, RURAL RESIDENTIAL
E
Town of Johnstown
E
AG, RURAL RESIDENTIAL
S
Town of Johnstown
S
AG, Mining
W
Town of Johnstown
W
RURAL RESIDENTIAL
COMMENTS:
The adjacent lands consist of agricultural production and rural residences. The closest residence is about
approximately 380 feet north of the barn across County Road 50. The land around the site has been
annexed into the Town of Johnstown.
Angela Snyder, Planner
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