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Case Number:
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LAND USE APPLICATION
SUMMARY SHEET
Ryder Reddick
USR17-0060
Justin Hersh
22308 County Road 43 LaSalle, Colorado 80645
Hearing Date: March 6, 2018
A Site Specific Development Plan and Use by Special Review Permit for one (1) single-
family dwelling unit per lot other than those permitted under Section 23-3-20.A. (second
single-family dwelling unit) in the A (Agricultural) Zone District.
Legal Lot B Recorded Exemption RE -2123; being part of the W2 5W4 Section 10, T4N,
Description: R65W of the 6th P.M., Weld County, CO
Location: East of and adjacent to County Road 43 & south of and adjacent to Latham View Drive.
Size of Parcel: +1- 4.6 acres Parcel No. 1055-10-3-00-040
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:
v
Weld County Code Compliance, referral dated November 9, 2017
Weld County School District RE -1, referral dated November 9, 2017
Weld County Department of Public Works, referral dated December 5, 2017
Weld County Department of Planning, Engineering, referral dated December 6, 2017
Weld County Department of Public Health and Environment, referral dated November 20, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Central Weld County Water District, referral dated November 21, 2017
Weld County Sheriffs Office, referral dated November 17, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
▪ LaSalle Fire Protection District
▪ Town of LaSalle
▪ Weld County Department of Building Inspection
USR17-0060, Justin Hersh - Page 1 of 9
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Ryder Reddick Hearing Date: March 6, 2018
Case Number: USR17-0060
Applicant: Justin Hersh
Address: 22308 County Road 43 LaSalle, Colorado 80645
Request: A Site Specific Development Plan and Use by Special Review Permit for one (1) single-
family dwelling unit per lot other than those permitted under Section 23-3-20.A. (second
single-family dwelling unit) in the A (Agricultural) Zone District.
Legal Lot B Recorded Exemption RE -2123; being part of the W2 SW4 Section 10, T4N,
Description: R65W of the 6th P.M., Weld County, CO
Location: East of and adjacent to County Road 43 & south of and adjacent to Latham View Drive.
Size of Parcel: +1- 4.6 acres Parcel No. 1055-10-3-00-040
Case Summary:
The applicants are requesting a Site -Specific Development Plan and Use by Special Review Permit to
allow for a second single family dwelling on their approximately +1- 4.6 -acre parcel of land that is zoned
agricultural. The second residence was previously approved on the parcel per USR-1062, recorded 12-
11-1995, reception #2466895. USR-1062 was approved for a commercial truck parking business and
second mobile home on site, however, USR-1062 development standard note #9 states: "The Special
Review Permit shall not be transferable to any successors in interest to the property and shall terminate
automatically upon conveyance or lease of the property to others for the operation of the business or
parking." As the current property owner is a successor to the interest of the lot and not the original owner,
the current second home must once again go through the USR process to be allowed to stay on the site
as a second permanent residence.
This site currently has an active zoning violation (ZCV17-00192) which was initiated due to the presence
of more than 1 (one) dwelling unit without first completing the necessary Weld County Zoning Permits.
This case has not been forwarded to the County Attorney's Office; therefore, an investigation fee was not
required when taking in this USR application. If this application is denied, the Department of Planning
Services asks that the Board forward these cases to the County Attorney's Office for legal action through
the District Court process, but to delay that legal action for (30) thirty days to allow the applicant time to
submit a demolition permit or to otherwise remove the second home 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:
USR17-0060, Justin Hersh - Page 2 of 9
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. states, '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 proposed second single family dwelling on site would provide the applicant the
opportunity to supplement family income and help reduce living expenses by using
the second home onsite as a rental home.
Section 22-2-20.F.3. - A.Policy 6.3. states, 'Encourage multi -generational, caretaker,
guest and accessory quarters."
The approval of the second residence would also allow the applicant to use the second
dwelling to house friends and family when and if the need arises.
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."
There is currently water and septic provided to the property for both homes on site.
Central Weld County Water District provides the water to the both residences through
Account #000764-02 and currently charges a surcharge for the tap to split the service
between the two homes on the same lot. There are also two existing septic systems
permitted on the property, the primary residence has a septic system sized for up to (2)
two bedrooms and is permitted under permit #SP -9800018, the secondary residence
(Mobile Home) has a septic system which appears to be sized for up to (3) three
bedrooms and is permitted under permit #G19770180.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
Section 23-3-40.M. Allows for one (1) single-family dwelling unit per lot other than those
permitted under section 23-3-20.A. (second single-family dwelling unit) in the Agriculture
(A) Zone District.
The proposed second residence will be used primarily for a rental unit to help supplement
family income for the property owner. The second unit will also provide extra help with
maintenance on the site from the tenants renting the second unit which will in turn help
support the rural lifestyle. Lastly the second dwelling is consistent with the intent of the
(A) Agricultural zone district as it is a use that is allowed through approval of a Use by
Special Review (USR) permit.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The use and size of the lots surrounding the property to the east and west are single
family home sites that range between 6 to 14 acres in size and are located in the Latham
View Estates PUD which is zoned for (E) Estate uses. The parcel of land directly to the
south of the proposed USR site is a +/-2.3 acre (A) Agricultural zoned parcel of land
being primarily used as a single-family home site. The parcel directly west of the site is a
+/-120-acre parcel of land zoned (A) agricultural and is being actively farmed with one
single family home site located on the parcel.
There are (5) five approved Use by Special Review Permits within (1) one mile of the site,
USR17-0060, Justin Hersh - Page 3 of 9
all located in the (A) Agricultural Zone District and include: (2) two gravel mining
operations sites, (1) one approved oil and gas production facility, (1) one concrete
business, and (1) one 12 -inch natural gas pipeline
The proposed USR for a second residence primarily to be used for rental income and/or
for family and guest housing is compatible with the existing surrounding residential and
agricultural land uses as the neighboring parcels are all primarily residential lots being
used for similar uses.
The Weld County Department of Planning Services has received no responses from the
surrounding property owners in opposition to this proposed application.
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 an Intergovernmental Agreement Area (IGA), Urban Growth
Boundary Area (UGB) or Coordinated Planning Agreement Boundary (CPA). The site is
located within 3 -miles of the Town of LaSalle municipal boundary however the
Department of Planning Services has not received a response from the Town of LaSalle
regarding this land use proposal.
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 or a Special Flood Hazard
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 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 home site is located on a 4.3 -acre parcel of land Zoned A (Agricultural)
and the soil designation for the site is "Prime (Irrigated Farmlands of National
Importance)" per the 1979 Soil Conservation Service Important Farmlands of Weld
County Map. While the site is located entirely within prime agricultural land, with the lot
being only 4.3 acres in size and surrounded only by other small acreage lots between 2
and 14 acres in size that are being used primarily as single-family home sites east of the
adjacent County Road 43 Right -of -Way, the current Lot as it sits will not be taking land
away from agricultural production as the lot has not being actively farmed in the recent
past and has historically been used as a single family home site lot.
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.
USR17-0060, Justin Hersh - Page 4 of 9
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 applicant shall address the requirements of Weld County School District RE -1, as
stated in the referral response dated October 20, 2017. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
B. The Map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR17-0060 (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. County Road 43 is a paved road and is designated on the Weld County Functional
Classification Map as a collector road which requires 80 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)
5. The applicant shall obtain an access permit from the Weld County Department of
Public Works. Show and label the approved access locations with the approved
access permit number and show and label the appropriate turning radii (60').
(Department of Public Works)
6. 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)
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 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 added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
USR17-0060, Justin Hersh - Page 5 of 9
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
State Plane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
mapsRco.weld.co us. (Department of Planning Services)
7. 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)
USR17-0060, Justin Hersh - Page 6 of 9
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Justin Hersh
USR17-0060
1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0060, for one (1)
single-family dwelling unit per lot other than those permitted under Section 23-3-20.A. (second single-
family dwelling unit), 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. A permanent, adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
4. 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)
5. The property owner shall control noxious weeds on the site. (Department of Public Works)
6. The access on site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite 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. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services - Engineer)
9. 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)
10. 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)
11. 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)
12. 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)
13. 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
USR17-0060, Justin Hersh - Page 7 of 9
reason for revocation of the Permit by the Board of County Commissioners. (Department of Planning
Services)
14. 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.
15. WELD COUNTY'S RIGHT TO FARM: 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.
USR17-0060, Justin Hersh - Page 8 of 9
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.
USR17-0060, Justin Hersh - Page 9 of 9
January 29, 2018
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: rreddick@weldgov.com
PHONE: (970) 353-6100, Ext. 3527
FAX: (970) 304-6498
JUSTIN HERSH
22308 C R 43
LA SALLE, CO 806458829
Subject: USR17-0060 - A Site Specific Development Plan and Use by Special Review for One (1)
Single -Family Dwelling Unit per lot other than those permitted under Section 23-3-20.A (second
single-family dwelling unit) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
PART W2SW4 SECTION 10, T4N, R65W LOT B REC EXEMPT RE -2123 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 6, 2018, at 12:30
p.m. Asubsequent hearing with the Board of County Commissioners will be held on March 28, 2018 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,
Ryder Reddick
Planner
November 08, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: rreddick@weldgov.com
PHONE: (970) 353-6100, Ext. 3527
FAX: (970) 304-6498
JUSTIN HERSH
22308 COUNTY ROAD 43
LA SALLE, CO 806458829
Subject: USR17-0060 - A Site Specific Development Plan and Use by Special Review for One (1)
Single -Family Dwelling Unit per lot other than those permitted under Section 23-3-20.A (second
single-family dwelling unit) in the A (Agricultural) Zone District.
On parcel(s) of land described as:
PART W2SW4 SECTION 10, T4N, R65W LOT B REC EXEMPT RE -2123 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:
LaSalle at Phone Number 970-284-6931
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,
` I
Ryder Reddick
Planner
FIELD CHECK
Inspection Date: 12/6/2017
Case Number: USR17-0060
Applicant: Justin Hersh
Request: A Site Specific Development Plan and Use by Special Review Permit for
one (1) single-family dwelling unit per lot other than those permitted under
Section 23-3-20.A. (second single-family dwelling unit) in the A
(Agricultural) Zone District.
Legal
Description:
Lot B Recorded Exemption RE -2123; being part of the W2 SW4 Section
10, T4N, R65W of the 6th P.M., Weld County, CO
Location: East of and adjacent to County Road 43 and south of and adjacent to
Latham View Drive
Size of Parcel: +/- 4.6024 Gross Acres
+/- 4.2259 Net Acres
Parcel No, 1055-10-3-00-040
Zoning U Land Use
N
PUD (E) Estate
N
Rural Residential
(Latham View Estates PUD)
E
PUD (E) Estate
E
Rural Residential
(Latham View Estates PUD)
S
A (Agricultural)
S
Rural Residential
W
A (Agricultural)
W
Agricultural Farm Land and Rural
Residential
COMMENTS:
The site contains a single-family residence, a mobile home that is used as a second single family
residence, one small detached garage, one large detached garage/shop for personal use only,
three outbuilding/sheds for personal storage and an old uninhabited original farm house with grain
silo. There is also only one access to the site off County Road 43.
/-1-)17Th 4eij-C
Rye e eddick, Planner
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