HomeMy WebLinkAbout20182162.tiffKim Ogle
LAND USE APPLICATION
SUMMARY SHEET
Planner:
Case Number: USR18-0038
Applicants: Brian and Sarah Carr
Address 12092 County Road 72, Eaton, Colorado 80615
Hearing Date: June 19, 2018
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 30
dogs, six (6) months of age or older to include doggie daycare and boarding in the A
(Agricultural) Zone District
Legal SUBX15-0035 being a part of the NW4 Section 7, T6N, R66W of the 6th P.M., Weld
Description County, CO
Location: South of and adjacent to CR 72; approximately 515 feet east of CR 25
Size of Parcel:
+1- 3.36 acres Parcel No. 0805-07-2-00-006
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
F Town of Severance, referral dated May 3, 2018
y Weld County Department of Public Health and Environment, referral dated May 9, 2018
Weld County Department of Public Works, referral dated May 15, 2018
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
VVVVV
Weld County Extension Office, referral dated April 16, 2018
Weld County Zoning Compliance, referral dated April 17, 2018
Town of Windsor, referral dated April 17, 2018
City of Greeley, referral dated April 18, 2018
Colorado Parks and Wildlife, referral dated April 23, 2018
Weld County Sheriffs Office, referral dated April 27, 2018
The Department of Planning Services' staff has not received responses from the following agencies:
VVVVV
Windsor- Severance Fire Protection District
Weld County Department of Building Inspection
United States Department of Agriculture, APHIS Veterinary Service
State of Colorado Department of Agriculture
West Greeley Conservation District
North Weld County Water District
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle
Case Number: USR18-0038
Applicants: Brian and Sarah Carr
Address 12092 County Road 72, Eaton, Colorado 80615
Hearing Date: June 19, 2018
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 30
dogs, six (6) months of age or older to include doggie daycare and boarding in the A
(Agricultural) Zone District
Legal SUBX15-0035 being a part of the NW4 Section 7, T6N, R66W of the 6th P.M., Weld
Description County, CO
Location: South of and adjacent to CR 72; approximately 515 feet east of CR 25
Size of Parcel: +1- 3.36 acres Parcel No. 0805-07-2-00-006
Case Summary:
Per the applicant's statement, the property has a single-family home and one outbuilding. The outbuilding
is programmed as an office for customers, a multi -purpose room including a kitchen, a dog bathing area,
ADA compliant lavatories and storage. The space will also be utilized for an indoor playroom. At night,
a portion of this area will be utilized as sleeping quarters for dogs in personal crates. The applicant is
requesting a permit for a boarding kennel and doggie daycare facility to be located within the existing
structures. No new landscaping is proposed as the property is enclosed by mature trees and shrubs as a
visual and sound barrier and a there is a new privacy fence on the north property line. The current grounds
and drive way will support at least 6 parking spaces for employees and customer vehicle parking. Proposed
hours are 7am -7pm Monday - Sunday, with longer hours possible in the summer months. Any site lighting
or signs will comply with the Weld County Code requirements.
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.G - A.Goal 7 states, "County land use regulations should protect the individual
property owner's right to request a land use change." And Section 22-2-20.G.2 - A.Policy 7.2 states,
USR18-0038 — Carr
Page 2
"Conversion of agricultural land to nonurban residential, commercial, and industrial uses should
be accommodated when the subject site is in an area that can support such development, and
should attempt to be compatible with the region."
The applicant is requesting a USR for a doggie daycare and boarding kennel to be located within the
proposed 80 -foot by 40 -foot structure. The application materials state there will individual kennels
inside the building. No new landscaping is proposed as the property is enclosed by mature trees and
shrubs as a visual and sound barrier. A fenced enclosure located adjacent to the south property line
will serve as the exercise yard for the dogs. The current grounds and drive way will support adequate
parking spaces for employees and customer vehicle parking. No outside storage will occur at the site.
Any site lighting or signs will need to comply with the Weld County Code requirements. The subject
site is in an area that can support this development and is compatible with the region.
Section 22-2-100.A. C.Goal 1. Promote the location of commercial uses within municipalities,
County Urban Growth Boundary areas, Intergovernmental Agreement urban growth areas, growth
management areas as defined in municipal comprehensive plans, the Regional Urbanization Areas,
Urban Development Nodes or where adequate services are currently available or reasonably
obtainable.
The applicant's property is located within the Severance Growth Management Area and is located
approximately 0.5 miles east of Suburban Residential designation in an area identified as rural
residential on the Town's Future Land Use Map dated July 2017.
The Town of Severance in their undated Notice of Inquiry comments required per the Coordinated
Planning Agreement between the Town and Weld County stated "If the applicant is interested, the
Town would encourage annexation as the property is within the Town's Growth Management Area
(GMA). The Town requests the opportunity to comment on the Site Layout Plan specific to parking,
landscape treatment and building footprints." The Town's referral dated May 3, 2018 requested the
applicant provide a copy of their Landscape Plan including the sign component for review and
comment.
The proposed use is in an area that can support this development and the existing 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 23-3-40.H. which allows for a Site Specific Development Plan and Use by Special
Review Permit for a Kennel (up to 30 dogs, six (6) months of age or older to include doggie daycare
and boarding) in the A (Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The adjacent lands consist of rural residences and large tracts of land in production agriculture,
including many with center pivots. There are rural residences located immediately northwest, north
east and west of the site. The adjacent parcels were created through the Recorded Exemption
application process.
There are several USRs within one mile of the site; immediately to the east is SUP -102 and SUP -320
for Cattle Feedlot operations and USR-1183 for a high pressure natural gas pipeline. The Weld
County Department of Planning Services has not received any letters of objection from surrounding
property owners concerning this USR. Planning staff did receive a telephone call seeking
information of compatibility of this facility with the encroaching residential development planned for
the Town.
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
USR18-0038 — Carr
Page 3
ordinances in effect, or the adopted Master Plans of affected municipalities.
The site is located within a three (3) mile referral area of the City of Greeley, Town of Windsor and
Town of Severance. The City of Greeley in their referral dated April 18, 2018 stated that the application
was reviewed and the city found no conflicts with their interest The Town of Windsor in their referral
dated April 17, 2018 stated " ... this is located outside the Town's GMA and the Town has no comment
on the above referral. Thank you for the opportunity to review." The Town of Severance in their referral
dated May 3, 2018 stated "The Town of Severance does not have a problem with proposed use. During
the Pre -application referral period the Town requested to see any landscape plans. At this point the
Town has not seen any plans, but would request that the applicant consider some landscape and
signage at the main entrance to the property."
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 in a floodplain. Building Permits issued on the lot will be required to adhere to the
fee structure of the County Wide Road Impact Fee, 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 3.36 acre of soils designated as "Irrigated Land Not
Prime" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. As the
entire property has improvements on site consisting of one residence, landscaped grounds, and
support structures the proposed USR will not take any "Prime (Irrigated)" farmland out of production.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-
2-250, Weld County Code), Conditions of Approval and Development Standards can ensure that
there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of
the neighborhood and County.
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. The Agreement shall
require the construction of the following capital improvements. (Department of Public Works)
1. Future off -site improvements to be completed
a. Design and construct a left deceleration/turn lane on CR 25 whenever traffic exceeds 10
vehicles per hour (VPH) turning left into the Property for an average daily peak hour.
b. Design and construct a right deceleration/turn lane on CR 25 whenever traffic exceeds 25
VPH turning right into the Property for an average daily peak hour.
c. Design and construct a right acceleration lane on CR 25 whenever traffic exceeds 50 VPH
turning right out of the Property for an average daily peak hour.
USR18-0038 — Carr
Page 4
d. Design and construct a left acceleration lane on CR 25 whenever such a lane would be a
benefit to the safety and operation of the roadway. The County, in its sole discretion, shall
determine if a left acceleration lane is required.
B. The applicant shall submit a recorded copy of any agreement signed by all of the owners of the
property crossed by the access. The access shall be for ingress, egress, utilities and shall be
referenced on the USR map by the Weld County Clerk and Recorder's Reception number.
(Department of Public Works)
C. The applicant shall submit written evidence of acceptance of the proposed site landscape treatment
and sign plan from the Town of Severance. (Town of Severance)
D. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR18-0038. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall show 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 show the existing landscaping. (Department of Planning Services)
6) The map shall show the existing lighting. (Department of Planning Services)
7) All signs shall be shown on the map. (Department of Planning Services)
8) The map shall delineate the parking area including one ADA compliant van accessible space.
(Department of Planning Services)
9) County Road 25 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)
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 a 30ft minimum access and utility easement to provide legal access to the parcel
on the site plan. (Department of Public Works)
USR18-0038 — Carr
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15) The applicant shall show the drainage flow arrows. (Department of Public Works)
16) Show and label the parking and traffic circulation flow arrows showing how the traffic moves
around the property. (Department of Public Works)
2. 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 one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
3. 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)
4. 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)
5. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
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 StatePlane
Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to maps@co.weld.co.us.
(Department of Planning Services)
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 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
USR18-0038 — Carr
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Brian and Sarah Carr
USR18-0038
1. A Site Specific Development Plan and Special Review Permit, USR18-0038 for a Kennel (up to 30 dogs,
six (6) months of age or older to include doggie daycare and boarding) in the A (Agricultural) Zone District,
subject to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The number of on -site employees shall be 2. (Department of Planning Services)
4. The hours of operation for the doggie day care component are 7:00 a.m. to 7:00 p.m. Monday through
Sunday. (Department of Planning Services)
5. The hours of operation for the boarding kennel are 24 hours/day 7 days/week. (Department of Planning
Services)
6. The parking area on the site shall be maintained. (Department of Planning Services)
7. 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)
8. The landscaping on the site shall be maintained. (Department of Planning Services)
9. Dogs shall be kept indoors between 7:00 p.m. and 7:00 a.m. (Department of Planning Services)
10. Maximum of 30 dogs permitted on site. Dogs over the age of six (6) months are counted towards the
maximum numbers described above in accordance with Section 23-1-90 of the Weld County Code.
(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.) 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 should attempt to be confined on the property. Uses on the property should comply with the
Colorado Air Quality Commission's air quality regulations. (Department of Public Health and Environment)
15. 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)
16. Adequate drinking, hand washing and toilet facilities shall be provided for employees, volunteers and the
public, at all times. For employees, public or volunteers on site for less than 2 consecutive hours a day,
and 2 or less full time employees on site, portable toilets and bottled water are acceptable. Records of
maintenance and proper disposal for portable toilets shall be retained on a quarterly basis and available
for review by the Weld County Department of Public Health and Environment. Portable toilets shall be
USR18-0038 — Carr
Page 7
serviced by a cleaner licensed in Weld County and shall contain hand sanitizers. (Department of Public
Health and Environment)
17. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems. A permanent, adequate water supply shall be
provided for drinking and sanitary purposes. (Department of Public Health and Environment)
18. Animal and feed wastes, bedding, debris and other organic wastes shall be disposed of so that vermin
infestation, odors, disease hazards, and nuisances are minimized. (Department of Public Health and
Environment)
19. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal Industry
regulations. (Department of Public Health and Environment)
20. 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)
21. The property owner shall control noxious weeds on the site. (Department of Public Works)
22. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or off -site tracking. (Department of Public Works)
23. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
24. 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)
25. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
26. The Improvements Agreement for this site shall be reviewed on an annual basis, including possible
updates (Department of Public Works)
27. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
28. Sources of light shall be shielded so that beams or rays of light 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. A building permit may be required, per Section 29-3-10 of the Weld County Code. Currently the following
has been adopted by Weld County: 2012 International Codes; 2006 International Energy Cod7; 2014
National Electrical Code; A building permit application must be completed and two complete sets of
engineered plans bearing the wet stamp of a Colorado registered architect or engineer must be
submitted for review. A geotechnical engineering report performed by a registered State of Colorado
engineer shall be required or an open hole inspection. (Department of Building Inspection)
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.
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.
USR18-0038 — Carr
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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.
33. 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.
34. 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 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.
35. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must recognize
and accept there are drawbacks, including conflicts with long-standing agricultural practices and a
lower level of services than in town. Along with the drawbacks come the incentives which attract
urban dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and
congestion, and the rural atmosphere and way of life. Without neighboring farms, those features which
attract urban dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural practices
to accommodate the intrusions of urban users into a rural area. Well -run agricultural activities will
generate off -site impacts, including noise from tractors and equipment; slow -moving farm vehicles on
rural roads; dust from animal pens, field work, harvest and gravel roads; odor from animal confinement,
silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping activities;
shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in the fields,
including the use of aerial spraying. It is common practice for agricultural producers to utilize an
accumulation of agricultural machinery and supplies to assist in their agricultural operations. A
concentration of miscellaneous agricultural materials often produces a visual disparity between rural
and urban areas of the County. Section 35-3.5- 102, C.R.S., provides that an agricultural operation
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance
employs methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to assume
that ditches and reservoirs may simply be moved "out of the way" of residential development. When
moving to the County, property owners and residents must realize they cannot take water from irrigation
ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state
and County roads outside of municipalities. The sheer magnitude of the area to be served stretches
available resources. Law enforcement is based on responses to complaints more than on patrols of
the County, and the distances which must be traveled may delay all emergency responses, including
law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave
their jobs and families to respond to emergencies. County gravel roads, no matter how often they
USR18-0038 — Carr
Page 9
are bladed, will not provide the same kind of surface expected from a paved road. Snow removal
priorities mean that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety, but
also for the protection of the farmer's livelihood.
USR18-0038 — Carr
Page 10
SARAH CARR
12092 WCR 72
EATON, CO 80615
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
Subject: USR18-0038 - A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR A KENNEL (UP TO 30 DOGS, SIX (6) MONTHS OF AGE OR OLDER TO INCLUDE DOGGIE
DAYCARE AND BOARDING), IN THE A(AGRICULTURAL) ZONE DISTRICT
On parcel(s) of land described as :
PART NW4 SECTION 7, T6N, R66W SUB EXEMPT SUBX15-0035 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on June 19, 2018, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on July 18, 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.org
If you have any questions concerning this matter, please call.
Respectfully,
Kim O
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: kogle@weldgov.com
PHONE: (970) 400-3549
FAX: (970) 304-6498
April 16, 2018
SARAH CARR
12092 WCR 72
EATON, CO 80615
Subject: USR18-0038 - A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR A KENNEL (UP TO 30 DOGS, SIX (6) MONTHS OF AGE OR OLDER TO INCLUDE DOGGIE
DAYCARE AND BOARDING), IN THE A(AGRICULTURAL) ZONE DISTRICT
On parcel(s) of land described as:
PART NW4 SECTION 7, T6N, R66W SUB EXEMPT SUBX15-0035 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:
Greeley at Phone Number 970-350-9780
Severance at Phone Number 970-686-1218
Windsor at Phone Number 970-674-2400
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,
Planner
FIELD CHECK - USR18-0038
Inspection Date: May 25, 2018
Applicant: Brian and Sarah Carr
Request: A Site Specific Development Plan and A Special Review Permit for a kennel to include
doggie day care and boarding in the A (Agricultural) Zone District
Legal: SUBX15-0035 being part of the NW4 of Section 7, T6N, R66W of the 6th P.M., Weld County,
Co
Location: South of and adjacent to County Road 72; approximately 515 feet East of County Road 25
Parcel ID #: 0805-07-2-00-006 Acres: 3.36 +/-
Zoning
Land Use
N
AGRICULTURE
N
Production Agriculture
E
AGRICULTURE
E
Irrigation Ditch and Production Agriculture
S
AGRICULTURE
S
Rural residence in construction, water pond with cattails and reeds
W
AGRICULTURE
W
Water pond with cattails, Production Agriculture
Comments:
The property is accessed off of County Road 72 an all weather road without shoulders. At this location
there appears to be little traffic heading south on CR 25 and east of CR 72. The house is oriented north
south with a fenced yard. Access to the property is from CR 72 and there appears to be an old farm
access off of CR 25 to the south of the current improvements. There are existing farm buildings on site
adjacent to the elevated irrigation ditch to the East.
Sig natur
o House's -Q. r residence
o Site Distance, good
❑ Outbuilding(s) ❑ Access to Property
❑ Ditch to east
Note any commercial business/commercial vehicles that are operating from the site.
Hello