HomeMy WebLinkAbout20180218.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: December 19, 2017
Case Number: USR17-0058
Applicants: Victoria A. Bellah and Leif E. Johnsen
Address 19567 County Road 53, Kersey, Colorado 80644
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 100
dogs, six (6) months of age or older to include doggie daycare, boarding and training),
and 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 RECX17-0018 being a part of the NE4 Section 29, T4N, R64W of the 6th P.M.,
Description Weld County, CO
Location: West of and adjacent to CR 53; approximately 0.5 miles south of CR 42
Size of Parcel:
+1- 11.5 acres Parcel No. 1053-29-1-00-010
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
Weld County Department of Public Health and Environment, referral dated October 31, 2017
y Weld County Department of Public Works, referral dated November 7, 2017
y Weld County Department of Planning Services - Engineer, referral dated November 14, 2017
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
y Weld County Zoning Compliance, referral dated October 10, 2017
y Colorado Parks and Wildlife, referral dated October 11, 2107
y Weld County Sheriff's Office, referral dated October 16, 2017
y State of Colorado Division of Water Resources, referral dated Octotber 12, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
➢ Platte Valley Fire Protection District
y Weld County Department of Building Inspection
y United States Department of Agriculture, APHIS Veterinary Service
y Weld County Department of Public Works - Access
y West Greeley Conservation District
Planner:
Case Number:
Applicants:
Address
Request:
Legal
Description:
Location:
Size of Parcel:
Case Summary:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Kim Ogle
USR17-0058
Victoria A. Bellah and Leif E. Johnsen
19567 County Road 53, Kersey, Colorado 80644
Hearing Date: December 19, 2017
A Site Specific Development Plan and Special Review Permit for a Kennel (up to 100
dogs, six (6) months of age or older to include doggie daycare, boarding and training),
and 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
Lot B RECX17-0018 being a part of the NE4 Section 29, T4N, R64W of the 6th P.M.,
Weld County, CO
West of and adjacent to CR 53; approximately 0.5 miles south of CR 42
+1- 11.5 acres Parcel No. 1053-29-1-00-010
The property has two single-family homes, one is utilized by the property owner and the second is
currently a non -confirming structure (NCU17-0007) to be permitted as a second dwelling through the
USR process. The applicant is requesting a USR for a boarding kennel and training facility to be located
within the existing structures to be repermitted for commercial uses. No new landscaping will be used as the
property is enclosed by mature trees and shrubs as a visual and sound barrier. The current grounds and drive
way will support at least 6 parking spaces for employees and customer vehicle parking.. Proposed hours are
2pm -7pm Monday - Sunday, with longer hours possible in the summer months. Any site lighting or signs will
need to 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,
"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
USR17-0058 - Bellah and Johnsen
Page 2
should attempt to be compatible with the region."
The applicant is requesting a USR for a boarding kennel, training and grooming facility to be located
within the existing re -permitted 76 -foot by 40 -foot structure. New construction will include a 60 -foot
by 12 -foot portable office and a 100 -foot by 40 -foot equipment storage and training building. A second
building 11 -foot by 40 -foot will be construction within months of the USR application approval. The
application materials state there will individual kennels inside one of the buildings. No new landscaping
is proposed as the property is enclosed by mature trees and shrubs as a visual and sound barrier. A
fenced enclosure adjacent to CR 53 will serve as the exercise yard for the dogs. The current grounds
and drive way will support dequate 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 22-2-20.F. A.Policy 6.3.a states "Develop land use regulations that allow for auxiliary
housing, without an attachment or square footage requirement, on agricultural lands that are suitable
for those uses. This would include those units that are now considered nonconforming. Regulations
could address compatibility and impacts associated with such housing." There are two residences
located on the property, one for the property owner and the second residence currently considered
a non -conforming structure being utilized for rental income. This land use application if approved
will bring the residential use on the property into compliance.
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 100 dogs, six (6) months of age or older to include
doggie daycare, boarding and training) and Section 23-3-40.M 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.
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. There
are rural residences located immediately south of the site. The adjacent parcels were created through
the Recorded Exemption application process and each have a residence.
There are several USRs within one mile of the site; immediately to the est is SUP -126 and SUP -197
for Hog Farms, SUP 153 for a 150 head Dairy and USR12-0052 for a pipeline. To the south is USR12-
0006 for a pipeline and USR11-0031 for an Oil and Gas Support and Service Facility. To the west is
USR-854 for (8) Communication Towers and SUP -124 fora Hog Farm. The Weld County Department
of Planning Services has not received any letters of objection from surrounding property owners
concerning this USR.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other applicable code
provisions or ordinances in effect, or the adopted Master Plans of affected municipalities.
The site is not located within a three (3) mile referral area of any municipality.
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
USR17-0058 - Bellah and Johnsen
Page 3
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 11.5 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 two residences and 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 offsite improvements at this
location. Road maintenance including, but not limited to dust control, tracking control, damage repair,
specified haul routes and future traffic triggers for improvements will be included. (Department of
Public Works)
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0058. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall delineate on the map the trash collection areas. Section 23 3 350.H of the
Weld County Code addresses the issue of trash collection areas. (Department of Planning
Services)
5) The map shall delineate the existing landscaping. (Department of Planning Services)
6) The map shall delineate the 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 53 is a paved road and is designated on the Weld County Road Classification Plan
as a collector road which requires 80 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the future and existing right-of-way. All setbacks shall be measured
from the edge of future right-of-way. This road is maintained by Weld County. (Department of
Public Works)
USR17-0058 - Bellah and Johnsen
Page 4
10) Show and label the approved access, AP17-XXXXX, and the appropriate turning radii (60-
feet)on the site plan. (Department of Public Works)
11) 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)
12) The applicant shall show the drainage flow arrows. (Department of Planning Services -
Engineer)
13) Show and label the proposed parking. (Department of Planning Services- Engineer)
2. Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
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
USR17-0058 - Bellah and Johnsen
Page 5
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Victoria Bellah & Leif Johnsen
USR17-0058
1. A Site Specific Development Plan and Special Review Permit, USR17-0058 for a Kennel (up to
100 dogs, six (6) months of age or older to include doggie daycare, boarding and training), and 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. The number of on -site employees shall be 3. (Department of Planning Services)
4. The hours of operation for the training component are 2:00 p.m. to 7:00 p.m. Monday through
Sunday, and by appointment. (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 existing 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 100 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. The property owner shall control noxious weeds on the site. (Department of Public Works)
12. The access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking. (Department of Public Works)
13. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
14. The historical flow patterns and runoff amounts on the site will be maintained. (Department of
Planning Services -Engineer)
15. 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)
16. 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)
17. 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
USR17-0058 - Bellah and Johnsen
Page 6
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
18. 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)
19. 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)
20. 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 serviced by a cleaner licensed in Weld County and shall
contain hand sanitizers. (Department of Public Health and Environment)
21. Any septic system located on the property must comply with all provisions of the Weld County
Code, pertaining to On -site Wastewater Treatment Systems. A permanent, adequate water supply
shall be provided for drinking and sanitary purposes. (Department of Public Health and
Environment)
22. 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)
23. The applicant shall comply with the Colorado Department of Agriculture (CDA), Division of Animal
Industry regulations. (Department of Public Health and Environment)
24. 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)
25. 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)
26. 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
Code; 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)
27. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
28. 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.
29. 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
USR17-0058 - Bellah and Johnsen
Page 7
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.
30. 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.
31. 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.
32. 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
USR17-0058 - Bellah and Johnsen
Page 8
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
USR17-0058 - Bellah and Johnsen
Page 9
November 28, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
BELLAH VICTORIA
PO BOX 809
19567 CR 53
KERSEY CO 80644
Subject: USR17-0058 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A KENNEL (BREEDING, BOARDING AND TRAINING OF UP TO 100 DOGS) AND ONE
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 NE4 SECTION 29, T4N, R64W LOT B RECORDED EXEMPT RECX17-0018 OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on December 19, 2017, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on January 24,
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,
Kim Ogl
Planner
October 10, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
BELLAH VICTORIA
PO BOX 809
19567 CR 53
KERSEY CO 80644
Subject: USR17-0058 - A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A KENNEL (BREEDING, BOARDING AND TRAINING OF UP TO 100 DOGS) AND ONE
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 NE4 SECTION 29, T4N, R64W LOT B RECORDED EXEMPT RECX17-0018 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,
Kim Ogle'
Planner
FIELD CHECK- USRIT-0058
Inspection Date: November 21, 2017
Applicant: Victoria A. Bellah and Leif E. Johnsen
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 100 dogs,
six (6) months of age or older to include doggie daycare, boarding and training), and 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, RECX17-0018 being a part of the NE4 of Section 29, T4N, R64W of the 6th P.M.,
Weld County, CO
Location: West of and adjacent to CR 53; approximately 0.5 miles south of CR 42
Parcel ID #: 1053-29-1-00-010
Acres: 11.5 +/-
Zoning
Land Use
N
AGRICULTURE
N
l
Rural Residential, Irrigation ditch, Oil and Gas Encumbrances
E
AGRICULTURE
E
Dairy and center pivot agricultural lands
S
AGRICULTURE
S
Center pivot agriculture lands
W
AGRICULTURE
W
Center pivot agriculture lands
Comments:
Access is from County Road 53 a paved County Road into the property. The internal access road is
graveled and graded and is located at the north property line. There are other points of access, but
presently are gated and locked.
The property is located on topography with lands sloping off to the west. The property has two
residences on site and several outbuildings. There is unpermitted mobile office with exterior deck on the
north end of the property and appears to have electrical service.
Mature vegetation is present with mowed turf areas. From the road, there is a fenced exercise yard visible
that is shaded by an overhead tree.
Oil and gas encumbrances are to the north and east from the property.
Signs ure
❑ Access to ' roperty — Approved Permit
❑ Topography
Note any commercial business/commercial vehicles that are operating from the site.
Hello