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Case Number:
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LAND USE APPLICATION
SUMMARY SHEET
Maxwell Nader Hearing Date: March 19, 2019
USR18-0117
Little Calf Ranch LLC
c/o Alejandro Acosta, Aurora Organic Farms, Inc.7388 HWY 66 Platteville CO 80651
A Site Specific Development Plan and Use By Special Review Permit for a use
permitted as a Use By Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (Restaurant (cafeteria) and administrative
office for the Aurora Organic operations) provided that the property is not a Lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District.
Legal Lot A of Amended Recorded Exemption RE -239; being part of the SE4 of Section 2,
Description: T6N, R64W of the 6th P.M., Weld County, CO
Location: North of and adjacent to CR 72; approximately 0.5 miles east of CR 57
Size of Parcel:
+1- 6.5 acres Parcel No. 0801-02-0-00-026
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 December 3, 2018
Weld County Department of Public Health and Environment, referral dated November 30, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Weld County Sherriff's Office, November 13, 2018
Y Weld County Zoning Compliance, referral dated November 5, 2018
Y North Weld County Water District, referral dated November 6, 2018
Y Weld County School District RE -7, referral dated November 5, 2018
Y Colorado Division of Parks and Wildlife, referral dated November 18, 2018
Y State of Colorado, Division of Water Resources, referral dated November 2, 2018
The Department of Planning Services' staff has not received responses from the following agencies:
Y Galeton Fire Protection District
Y West Greeley Conservation District
Y Weld County Department of Building Inspection
Y Colorado Division of Public Health and Environment
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Planner:
Case Number:
Applicant:
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Legal
Description:
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Size of Parcel:
Case Summary:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Maxwell Nader Hearing Date: March 19, 2019
USR18-0117
Little Calf Ranch LLC
do Alejandro Acosta, Aurora Organic Farms, Inc.7388 HWY 66 Platteville CO 80651
A Site Specific Development Plan and Use By Special Review Permit for a use
permitted as a Use By Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (Restaurant (cafeteria) and administrative
office for the Aurora Organic operations) provided that the property is not a Lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District.
Lot A of Amended Recorded Exemption RE -239; being part of the SE4 of Section 2,
T6N, R64W of the 6th P.M., Weld County, CO
North of and adjacent to CR 72; approximately 0.5 miles east of CR 57
+1- 6.5 acres Parcel No. 0801-02-0-00-026
The applicant is requesting a Use by Special Review Permit for a cafeteria that will serve breakfast and
lunch to the employees of five (5) dairy operations, Aurora Organic Farms, Inc., High Plains Dairy, LLC,
Little Calf Ranch Dairy, LLC, Platteville Dairy, LLC and Weldco Farms, LLC, associated with Aurora Organic
Operations. An existing 2,400 square -foot barn on the property will be converted into a cafeteria for Aurora
Organic Dairy employees only, which will have a kitchen and bathroom. The existing 3,100 square -foot
home on the property will no longer be used as a residence but as an office for administrative work related
to the farmland and five (5) dairy operations.
The office will have eight (8) full time employees. Hours of operation for the office will be 7:00 am to 5:00
pm Monday through Friday and 7:00 am to 3:00 pm on Saturday. The office is expected to have twenty-
five (25) people in day. The cafeteria will have one (1) full time employee and two (2) part-time employees.
Hours of operation for the cafeteria will be 5:00 am to 3:00 pm Monday through Saturday. The cafeteria is
expected to have forty (40) people in a day.
The property is currently being serviced by North Weld County Water District. The current meter (1406 004)
will be able to support the proposed commercial cafeteria and proposed office space. A new septic is being
applied for to accommodate for the new kitchen and bathrooms for the cafeteria. No landscaping or
screening was proposed in the application materials. However, staff seeks direction form the Board of what
is appropriate. At a minimum staff recommends screening of the outdoor seating area. The building may
be considered screening if it blocks appropriately.
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:
USR18-0117, Little Calf Ranch, LLC
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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.2. - A.Policy 2.2. states, "Allow commercial and industrial uses, which
are directly related to or dependent upon agriculture, to locate within agricultural areas
when the impact to surrounding properties is minimal or mitigated and where adequate
services and infrastructure are currently available or reasonably obtainable. These
commercial and industrial uses should be encouraged to locate in areas that minimize the
removal of agricultural land from production.
Section 22-2-20.A.5. - A.Policy 1.5. states, "Support and entice agriculturally related
businesses and processing facilities."
The proposed commercial facility is directly related to agriculture. The proposed use of a
cafeteria will provide a needed service to the dairy's employees. The proposed office is to
be used for the associated dairy operations. The existing structures will be utilized for the
office and cafeteria; Therefore, no new structures are being proposed, which reduces the
impact to the property and surrounding areas and does not remove any agricultural land
from production.
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, of the Weld County Code states, "The A (Agricultural) Zone
District is intended to provide areas for the conduct of agricultural activities and activities
related to agriculture and agricultural production without the interference of other,
incompatible land uses." This provision allows the applicant to apply for the USR.
Section 23-3-40.S. — A (Agricultural) Uses by special review, of the Weld County Code
allows, "Any use permitted as a Use by Right, an Accessory Use, or a Use by Special
Review in the Commercial or Industrial zone districts, provided that the property is not a lot
in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions." This provision allows for the
restaurant (commercial cafeteria) component for Aurora Organic Dairy employees.
Section 23-3-210.D.2 — C-2 (General Commercial) Uses by special review, of the Weld
County Code allows, "Restaurants with outdoor seating capabilities, provided that such
outdoor areas are screened and do not create a restaurant capacity of over one hundred
(100)." This provision allows for the commercial cafeteria and outdoor space to be utilized
when screened.
23-3-210.D.5 — C-1 (Neighborhood Commercial) Uses by special review, of the Weld
County Code allows, "Offices with gross floor area larger than three thousand (3,000)
square feet." This provision allows for an office space.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The adjacent properties are being used for agricultural purposes that range from a 4,500
head dairy permitted by USR-1602, a hog farm permitted by USR-278, which is no longer
in operation, farmland and rural residential.
The Weld County Department of Planning Services sent notice out to four (4) surrounding
property owners within 500 feet of the proposed USR boundary. Planning staff has not
received any letters of opposition or telephone calls from interested persons regarding this
permit.
USR18-0117, Little Calf Ranch, LLC
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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 not located within a three (3) mile referral area of any municipality, nor is it
located within any existing Intergovernmental Agreement Area (IGA) or Coordinated
Planning Agreement (CPA) areas.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The site is not located in the A -P (Airport) Overlay District, Geologic Hazard Overlay
District, Special Flood Hazard Area, MS4 area or Regional Urbanization Area.
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 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 six (6) acres of "Prime if they become
irrigated" per the 1979 Soil Conservation Service Important Farmlands of Weld County
Map. The site is currently not being used for agricultural purposes. The proposed USR will
not remove any "prime irrigated" land from 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. The on -site waste water treatment system which is permitted as SE -0000122 must be
reviewed by an engineer for business use. The septic system shall be reviewed by a
Colorado registered professional engineer. The review shall consist of observation of the
system and a technical review describing the system's ability to handle the proposed
hydraulic load. 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 or constructed, the system shall be brought into compliance
with current regulations. (Department of Public Health and Environment)
B. 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)
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C. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR18-0117 (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. Show and label the location of existing buildings. (Department of Planning Services)
5. The map shall delineate the existing proposed landscaping and screening in
accordance with Section 23-2-240.A.10. of the Weld County Code. (Department of
Planning Services)
6. 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)
7. If applicable, the map shall delineate the site lighting in accordance with Section 23-2-
250.D of the Weld County Code. (Department of Planning Services)
8. If applicable, 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,
if applicable. (Department of Planning Services)
9. The map shall delineate the parking area for the vendors, customers and/or employees
as well as all ADA parking in accordance with Appendices 23-A and 23-B of the Weld
County Code. (Department of Planning Services)
10. County Road 72 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 on the site plan the existing right-of-way. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld
County. (Department of Public Works)
11. 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 construction. (Department of Public Works)
12. Show and label the approved tracking control on the site plan. (Department of Public
Works)
13. 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)
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) paper copy
or 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
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the office of the Weld County Clerk and Recorder by the Department of Planning Services. The
map shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld
County Code. The Mylar map and additional requirements shall be submitted within one hundred
twenty (120) days from the date of the Board of County Commissioners Resolution. The applicant
shall be responsible for paying the recording fee. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the Board
of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
This site requires 50 feet of road base or recycled asphalt for tracking control. (Department of
Public Works)
B. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Public Works)
5. Prior to the issuance of the Certificate of Occupancy for the cafeteria:
A. An on -site waste water treatment system is required for the proposed cafeteria and shall
be installed according to the Weld County On -site Waste Water Treatment System
Regulations. (Department of Public Health and Environment)
B. A Colorado Retail Food license shall be obtained for the cafeteria from the Consumer
Protection Division of Weld County Environmental Health Services. (Department of Public
Health and Environment)
6. The Use by Special Review 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)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Little Calf Ranch LLC
c/o Alejandro Acosta
USR18-0117
1. A Site Specific Development Plan and Use by Special Review Permit, USR18-0117 for a use permitted
as a Use By Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone
Districts, (Restaurant (cafeteria) and administrative office for the Aurora Organic operations) provided
that the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or plan
filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
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 the office are 7:00 a.m. - 5:00 p.m. Monday — Friday and 7:00 a.m. - 3:00
p.m. Saturday as stated in the application. (Department of Planning Services)
4. The hours of operation for the cafeteria are 5:00 a.m. - 3:00 p.m. Monday— Saturday as stated in the
application. (Department of Planning Services)
5. The number of on -site full-time employees for the office will be no more eight (8) as stated in the
application. (Department of Planning Services)
6. The number of on -site part time employees for the cafeteria will be no more than two (2) as stated in
the application. (Department of Planning Services)
7. The number of on -site full-time employees for the cafeteria will be no more than one (1) as stated in
the application. (Department of Planning Services
8. The parking area on the site shall be maintained. (Department of Planning Services)
9. 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)
10. The existing landscaping/ proposed screening on the site shall be maintained. (Department of Planning
Services)
11. 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)
12. 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)
13. 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)
14. 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)
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15. 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)
16. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to Onsite Waste Water Treatment Systems. (Department of Public Health and Environment)
17. 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)
18. Policy 6 of the Colorado Department of Public Health and Environment, Water Quality Control Division's
(WQCD) Regulations shall be adhered to for multiple septic systems on a single parcel. (Department
of Public Health and Environment)
19. In the event the septic systems require 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)
20. Floor drain wastes shall be captured in a watertight vault and hauled off for proper disposal. Records
of installation, maintenance, and proper disposal shall be retained. (Department of Public Health and
Environment)
21. 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)
22. 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)
23. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
24. The property owner shall control noxious weeds on the site. (Department of Public Works)
25. The access to the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
26. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
27. The Improvements Agreement for this site may be reviewed on an annual basis, including a site visit
and possible updates. (Department of Public Works)
28. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
29. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
30. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2012 International Codes, 2006 International Energy
Code, and 2014 National Electrical Code. A Building Permit Application must be completed and two (2)
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 Colorado registered
engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
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31. 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)
32. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
33. 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.
34. 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.
35. 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.
36. 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.
37. 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
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Page 9 of 10
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance
employs methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the
size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and
county roads outside of municipalities. The sheer magnitude of the area to be served stretches
available resources. Law enforcement is based on responses to complaints more than on patrols of
the County, and the distances which must be traveled may delay all emergency responses, including
law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave
their jobs and families to respond to emergencies. County gravel roads, no matter how often they are
bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities
mean that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety,
but also for the protection of the farmer's livelihood.
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February 12, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: mnader@weldgov.com
PHONE: (970) 400-400-3527
FAX: (970) 304-6498
ACOSTAALEJANDRO
7388 HWY 66
PLATTEVILLE, CO 80651
Subject: USR18-0117 - A Site Specific Development Plan and Use By Special Review Permit for a use
permitted as a Use By Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (Cafeteria) provided that the property is not a Lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District.
On parcel(s) of land described as:
LOT AAMENDED REC EXEMPT RE -239; PART SE4 SECTION 2, T6N, R64W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 19, 2019, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 3, 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.orq
If you have any questions concerning this matter, please call.
Respectfully,
1/1
L�
Maxwell Nader
Planner
November 02, 2018
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
ACOSTAALEJANDRO
7388 HWY 66
PLATTEVILLE, CO 80651
Subject: USR18-0117 - A Site Specific Development Plan and Use By Special Review Permit for a use
permitted as a Use By Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (Cafeteria) provided that the property is not a Lot in an approved or recorded
subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District.
On parcel(s) of land described as:
PART SE4 SECTION 2, T6N, R64W 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.
If you have any questions concerning this matter, please call.
Respectfully,
Diana Aungst
Planner
FIELD CHECK
Inspection date: March 4, 2019
CASE NUMBER:
APPLICANT:
LEGAL DESCRIPTION:
LOCATION:
USR18-0117
Little Calf Ranch LLC
c/o Alejandro Acosta, Aurora Organic Farms, Inc.
Lot A of Amended Recorded Exemption RE -239; being part of
the SE4 of Section 2, T6N, R64W of the 6th P.M., Weld County,
CO
North of and adjacent to CR 72; approximately 0.5 miles east of
CR 57
Zoning
Land Use
N
A (Agricultural)
N
Open space / Agriculture
E
A (Agricultural)
E
Agricultural / Rural Residential
S
A (Agricultural)
s
USR-1602 (4500 head)
W
A (Agricultural)
W
Agricultural / Farmland
COMMENTS:
The site is located north of CR 72 and approximately .5 miles east of CR 57. The site contains a
horseshoe shaped driveway. The site contains one existing residence and a pole barn, which will become
the cafeteria. The existing residence appears to be utilized as the office. There were around ten (10)
vehicles on site.
Maxwell Nader, Planner I 03/04/2019
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