The URL can be used to link to this page

Browse Search

Home My WebLink About20180521.tiffPlanner: Case Number: Applicant: Request: LAND USE APPLICATION SUMMARY SHEET Diana Aungst Hearing Date: February 6, 2018 USR17-0055 Cherry Knolls, a General Partnership, c/o Bob Frachetti and Dan LaCoe A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. Legal Lot D of Recorded Exemption RE -4994 being part of the S2 of Section 33, T1 N, R65W Description: of the 6th P.M., Weld County, CO Location: North of and adjacent to CR 2; approximately 2 miles east of CR 39 Size of Parcel: +/- 178.461 acres Parcel No. 1473-33-3-00-004 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: "t/ "t/ "t/ "t/ "t/ Town of Lochbuie, referral dated December 13, 2017 Henrylyn Irrigation District, referral dated December 12, 2017 Weld County Department of Public Works, referral dated December 19, 2017 State of Colorado, Division of Water Resources, referral dated December 12, 2017 Weld County Department of Public Works - Engineer, referral dated December 20, 2017 Weld County Department of Public Health and Environment, referral dated December 14, 2017 The Department of Planning Services' staff has received referral responses without comments from the following agencies: Weld County Sheriff's Office, referral dated December 4, 2017 y Weld County Extension Office, referral dated December 7, 2017 y Weld County Zoning Compliance, referral dated November 20, 2017 The Department of Planning Services' staff has not received responses from the following agencies: Adams County Hudson Fire Protection District USR17-0055 Page 1 0113 v Colorado Parks and Wildlife y West Adams Conservation District y Weld County School District RE -3J y Weld County Department of Building Inspection USR17-0055 Page 2 0113 Planner: Case Number: Applicant: Request: Legal Description: Location: Size of Parcel: Case Summary: SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW Diana Aungst Hearing Date: February 6, 2018 USR17-0055 Cherry Knolls, a General Partnership, c/o Bob Frachetti and Dan LaCoe A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. Lot D of Recorded Exemption RE -4994 being part of the S2 of Section 33, T1 N, R65W of the 6th P.M., Weld County, CO North of and adjacent to CR 2; approximately 2 miles east of CR 39 +/- 178.461 acres Parcel No. 1473-33-3-00-004 The applicants are requesting a Use by Special Review permit for an events center, livestock barn, outdoor rodeo arena, and a 150 space RV park with an office (Achieve More Agricultural Complex). A.C.H.I.E.V.E M.O.R.E. is an acronym for "Advocating Children in Honesty, Independence, Education, Values and Ethics using Motivation, Opportunity, Respect and Encouragement". The Achieve More Agricultural Complex will provide the facilities needed to serve and support the mission and vision of Achieve More, Inc., a registered Colorado not -for profit (501c3) organization dedicated to making a positive difference in the lives of urban, suburban, and rural youth by developing their potential through experience with the agricultural lifestyle. Achieve More uses a structured livestock stewardship program with hands-on teaching and learning to teach values and help kids develop respectable character, confidence (self-worth) and be responsible citizens (contribution). 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. USR17-0055 Page 3 0113 Section 22-2-20.B.2. - A.Policy 2.2. states "Allow commercial and industrial uses, which are directly related to or dependent upon agriculture, to locate within agricultural areas when the impact to surrounding properties is minimal or mitigated and where adequate services and infrastructure are currently available or reasonably obtainable. These commercial and industrial uses should be encouraged to locate in areas that minimize the removal of agricultural land from production." This facility allows users of the site to develop their potential through experience with the agricultural lifestyle. Achieve More uses a structured livestock stewardship program with hands-on teaching and learning to teach values and help kids develop respectable character and confidence. There will be a 96,000 -square foot barn that will accommodate 600 swine, 400 lambs and goats, 80 cows, 100 horses/camelids, and 50 chickens/rabbits. A property this size is allowed 1,068 animal units per the Weld County Code and the applicant is proposing -340 animal units. There may be some year-round horse boarding use, temporary horse boarding by RV park guests that are traveling with horses, and temporary use of the barn for housing animals during events such livestock auctions or rodeo events or similar events. An outdoor rodeo arena is proposed north of the livestock barn and will include spectator stands. Additionally, there will be an outdoor horse rodeo arena, a community event center, a community park consisting of a grass field and playground, a biking, hiking and horse trail, a community garden, and a family -oriented recreational vehicle (RV) park. As Achieve More becomes established, all facilities, including the livestock barn, rodeo arena, the community garden, playground, and the future event center will be available for use to supporters and participants in Achieve More's programs. Section 22-2-20.H.1 - A.Policy 8.1 states, "The land use applicants should demonstrate that adequate sanitary sewage and water systems are available for the intensity of the development" According to the application materials the potable water will be provided by an existing permitted well on the adjacent property. The application materials state that the well is approved for this use per a Court Decree (Case No. 2004CW16) (Please see page 4: pp 16). Wastewater treatment will be provided by an on -site wastewater treatment facility. Section 22-2-20.1.5 - A.Policy 9.5, state, "Applications for a change of land use in the agricultural areas should be reviewed in accordance with all potential impacts to surrounding properties and referral agencies. Encourage applicants to communicate with those affected by the proposed land use change through the referral process." The applicant has been in contact with the property owner to the west Confluence Resources and Arete Land and Minerals, LLC (Confluence). Confluence is drilling 30 wells on this property and have submitted a letter outlining potential impacts that may occur due to their drilling operation like noise, traffic, and lights. The Town of Lochbuie has stated that landscaping should be place between CR 2 and the facility. The applicant submitted a letter dated January 26, 2018 addressing these comments. Section 22-2-20.G.3. - A.Policy 7.3 states, "Conversion of agricultural land to urban residential, commercial and industrial uses should be considered when the subject site is located inside an Intergovernmental Agreement area, Urban Growth Boundary area, Regional Urbanization Area or Urban Development Nodes, or where adequate services are currently available or reasonably obtainable. A municipality's adopted comprehensive plan should be considered, but should not determine the appropriateness of such conversion." This site is located about two miles east of the Town of Lochbuie however the County does not have an Intergovernmental Agreement with the Town of Lochbuie. Additionally, the applicant is proposing fully engineered water treatment and wastewater treatment system to serve the users on this site. USR17-0055 Page 4 0113 Section 22-2-20.H.8 - A.Policy 8.3 states, "The land use applicants should demonstrate that the roadway facilities associated with the proposed development are adequate in width, classification and structural capacity to serve the proposed land use change." The referral comments from the Department of Public Works state that CR 2 is a paved road and will require a left -turn deceleration lane for the eastbound traffic turning into the facility. Section 22-2-20.H.5 - A.Policy 8.5. states, "The land use applicants should demonstrate that public service providers, such as but not limited to schools, emergency services and fire protection, are informed of the proposed development and are given adequate opportunity to comment on the proposal." The USR application was sent to fifteen (15) referral agencies including the school district, the Division of Water Resources, Henrylyn Irrigation District, and the fire district. The referral agencies had 28 days to review this USR and most of them submitted response of `no concerns' with the rest submitting comments or conditions that are incorporated as Conditions of Approval or Development Standards in the staff recommendation. 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.B.10, 14, 17, 18 and 23-3-40.S. which allows A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. Section 23-3-10 - Intent states, "The A (Agricultural) Zone District is also intended to provide areas for the conduct of uses by Special Review which have been determined to be more intense or to have a potentially greater impact than uses Allowed by Right." The facility consists of indoor and outdoor agricultural event arenas as well as an RV park. The facilities and utilities will be provided for all users and there are Conditions of Approval for road improvements and drainage. The proposed USR is in an area that can support this facility and 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. 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 pastures, crops, and rural residences. Adams County is south of the site. The closest residence is north and adjacent to the site and owned by the co -applicant. There is another residence about 250 feet east of the site. According to the application materials the livestock barn will be setback from CR 2 and the west property line approximately 450 feet. The livestock barn will be located behind a stand of 4 existing mature cottonwood trees to provide screening from CR 2. There are berms along the Denver Hudson Canal which provides screening from the property to the east. The rodeo complex will be sited north of the livestock barn and will be screened by the livestock barn from the south. There are five (5) USRs within one mile of this site. USR-1721 for a construction company, SUP -357 for a gravel pit, USR16-0026 for a natural gas pipeline, and amended AMUSR- USR17-0055 Page 5 0113 112 for the parking and storage of construction equipment are all located north of the site. USR-1616 for a trade school is located west of the site. The Weld County Department of Planning Services has received two letters from surrounding property owners. One letter from the oil and gas company that is drilling on the parcel adjacent and to the west of the site. This letter states that there may be congestion, lights, noise, etc. until all the wells are drilled. The second letter is in support of 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 located within a three (3) mile referral area of the Town of Lochbuie. The Town submitted referral agency comments dated December 13, 2017, concerning the private water treatment system, and wastewater treatment system and requested a landscape plan that shows the screening of the RV parking from the adjacent properties. A memo with concerns about the traffic was included from Jeff Ream, PE, PTOE, Apex Design. The memo stated, in part, that the project [this USR] should contribute a pro rata share to the Town of Lochbuie for the improvements planned for this road [CR 2]. And the project [this USR] should contribute a pro rata share to the Town of Lochbuie for the improvements planned for this [CR 2/West Frontage Road] intersection. The applicant submitted a letter dated January 26, 2018 addressing these comments and concerns. E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the Weld County Code. The property is not within the Geologic Hazard Overlay District, a Special Flood Hazard Area or the Airport Overlay District. Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide Road Impact Fee Program. Building Permits issued on the proposed lot will be required to adhere to the fee structure of the County Facility Fee and Drainage Impact Fee Programs. F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural land in the locational decision for the proposed use. The proposed facility located on 50 acres of soils designated as "Prime if they become irrigated" and 2 acres of soils designated as "Prime" and 126 acres of soils designated as "Other" per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. This 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. USR17-0055 Page 6 0113 The Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the map: A. A Final Drainage Report and Certification of Compliance stamped and signed by a Professional Engineer registered in the State of Colorado is required. (Department of Public Works - Engineer) B. An Improvements and Road Maintenance Agreement is required for off -site 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) C. The map shall be amended to delineate the following: 1) All sheets of the map shall be labeled USR17-0055. (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 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 four signs shall adhere to the criteria as stated in the Development Standards and as approved by the Board of County Commissioners on February 28, 2018. All other signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. All signs shall be shown on the map. (Department of Planning Services) 6) If applicable, the map shall delineate the lighting and shall adhere to Chapter the Weld County Code. (Department of Planning Services) 7) County Road 2 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 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) 8) Show and label the approved access locations, 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) 9) Show and label the approved tracking control on the site plan. (Department of Public Works) 10) 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) 11) The applicant shall show and label the accepted drainage features and drainage flow arrows. Water quality features or stormwater ponds should be labeled as "Water Quality Feature/Stormwater Detention, No -Build or Storage Area" and shall include the calculated volume. (Department of Public Works -Engineer) USR17-0055 Page 7 0113 12) Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Department of Public Works -Engineer) 2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County Department of Planning Services. Upon approval of the map the applicant shall submit a Mylar map along with all other documentation required as Conditions of Approval. The Mylar map shall be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar map and additional requirements shall be submitted within one hundred twenty (120) days from the date of the Board of County Commissioners Resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) 3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the map not be recorded within the required one hundred twenty (120) days from the date of the Board of County Commissioners Resolution, a $50.00 recording continuance charge shall 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 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) 5. Prior to Construction: A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required. (Department of Public Works -Engineer) B. The approved access and tracking control shall be constructed prior to on -site construction. This site requires a tracking control device and 100 feet of asphalt OR 300 feet of asphalt for tracking control. (Department of Public Works) 6. Prior to Operation: A. Accepted construction drawings and construction of the off -site roadway improvements are required prior to operation. Off -site roadway improvements include an eastbound left deceleration turn lane. (Department of Public Works) 7. Prior to Issuance of Certificate of Occupancy for the livestock facility the deceleration lane shall be installed. (Department of Public Works) 8. 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) USR17-0055 Page 8 0113 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Cherry Knolls Estates c/o Bob Frachetti and Dan LaCoe USR17-0055 1. A Site Specific Development Plan and Use by Special Review Permit, USR17-0055, for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District, 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 hours of operation are: 1) The Achieve More Agricultural Complex 6:00 am to 7:00 pm, 7 -days a week 2) The RV park 24 -hours a day 17 -days a week with quiet time between 10:00 p.m. and 8:00 a.m. (Department of Planning Services) 4. The number of full-time employees shall be two (2) with thirty (30) volunteers during large events. (Department of Planning Services) 5. The number of animal units shall adhere to the number allowed per the Weld County Code. This parcel is 178 acres so 1,068 animal units are allowed. (Department of Planning Services) 6. The parking area on the site shall be maintained. (Department of Planning Services) 7. The four signs shall adhere to the below criteria as approved by the Board of County Commissioners on February 28, 2018: 1) Sign 1 for the Achieve More Agricultural Complex will be a permanent, freestanding sign; 4' x 8' in size and 6 feet tall. Located adjacent to access road onto property, facing CR 2. 2) Sign 2 for the Liberty Hill RV Park will be a permanent, freestanding sign; 4' x 8' in size and 6 feet tall. Located adjacent to access road onto property, facing CR 2. 3) Sign 3 for the Achieve More Livestock Barn (naming rights) will be a permanent, building mounted or painted on building wall; 6' x 30' in size and 10 feet tall. Located south side of Livestock Barn (building exterior), facing CR 2. 4) Sign 4 for the Rodeo Arena (naming rights) will be a freestanding or mounted on a fence; 4' x 8' in size and 6 feet tall. Located in the outdoor rodeo arena area, located well within property (north of livestock barn) thus not visible from CR 2. All other 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. Five (5) security guards for first 350 persons attending the event and ten (10) additional security guards for security within and among the spectators shall be on site during any event. (Department of Planning Services) 9. Two (2) persons trained in emergency medical technology for the first 350 persons and one (1) additional person for every 350 persons after that shall be on site during any event. (Department of Planning Services) USR17-0055 Page 9 0113 10. One (1) ambulance shall be on site during any event. (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 off -site 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. 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) 15. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public Works - Engineer) 16. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Works - Engineer) 17. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. (Department of Public Health and Environment) 18. 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., as amended. (Department of Public Health and Environment) 19. 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) 20. 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) 21. Fugitive dust shall attempt to be confined on the property. Uses on the property should comply with the Colorado Air Quality Commission's air quality regulations. (Department of Public Health and Environment) 22. 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) 23. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of the facility, at all times. (Department of Public Health and Environment) 24. Sewage disposal for the facility shall be by septic system. Any septic system located on the property must comply with all provisions of the Weld County Code, pertaining to Onsite Wastewater Treatment Systems. (Department of Public Health and Environment) 25. In the event the septic systems require a design capacity of over 2,000 gallons of sewage per day the applicants shall adhere to the requirements of the Colorado Department of Public Health and Environment, Water Quality Control Division's (WQCD) Regulations. (Department of Public Health and Environment) USR17-0055 Page 10 0113 26. Any large -capacity septic system (a septic system with the capacity to serve 20 or more persons per day) shall comply with the Underground Injection Control (UIC) Class V Injection Well requirements of the Environmental Protection Agency (EPA). (Department of Public Health and Environment) 27. Temporary uses for a period of six months or less, 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) 28. A permanent, adequate water supply shall be provided for drinking and sanitary purposes. In the event the facility's water system serves more than 25 persons on a daily basis the water system shall comply with the Colorado Primary Drinking Water Regulations (5 CCR 1003-1). If not subject to these requirements, the Weld County Department of Public Health and Environment strongly encourages well users to test their drinking water prior to consumption and periodically thereafter. (Department of Public Health and Environment) 29. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations governing the regulation of food service establishments. (Department of Public Health and Environment) 30. The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 31. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties in accordance with the plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets. No colored lights may be used which may be confused with, or construed as, traffic control devices. (Department of Planning Services) 32. 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) 33. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and Public Health and Environment shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Conditions of Approval and Development Standards stated herein and all applicable Weld County regulations. 34. The Use by Special Review area shall be limited to the plans shown hereon and governed by the foregoing standards and all applicable Weld County regulations. Substantial changes from the plans or Development Standards, as shown or stated, shall require the approval of an amendment of the Permit by the Weld County Board of County Commissioners before such changes from the plans or Development Standards are permitted. Any other changes shall be filed in the office of the Department of Planning Services. 35. The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners. USR17-0055 Page 11 0113 36. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the state's commercial mineral deposits are essential to the state's economy; (b) the populous counties of the state face a critical shortage of such deposits; and (c) such deposits should be extracted according to a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption of the ecology and quality of life of the citizens of the populous counties of the state. Mineral resource locations are widespread throughout the County and person moving into these areas must recognize the various impacts associated with this development. Often times, mineral resource sites are fixed to their geographical and geophysical locations. Moreover, these resources are protected property rights and mineral owners should be afforded the opportunity to extract the mineral resource. 37. WELD COUNTY'S RIGHT TO FARM: 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. USR17-0055 Page 12 0113 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. USR17-0055 Page 13 0113 Diana Aungst From: Bob Frachetti <bob@frachetti.com> Sent: Friday, January 26, 2018 11:25 AM To: Diana Aungst Cc: Dan LaCoe Subject: USR 17-0055 - Applicant Responses to Agency Referral Comments Dear Diana: See below for our written response to the received referral agency comments. Bob *********USR 17-0055 —Applicant Response to Referral Agency Comments ******************** Dear Diana: Thank you for the opportunity to provide our responses to the received referral comments regarding our USR Application 17-0055 from the following agencies: • Town of Lochbuie, referral dated December 13, 2017 • Henrylyn Irrigation District, referral dated December 12, 2017 • Weld County Department of Public Works, referral dated December 19, 2017 • State of Colorado, Division of Water Resources, referral dated December 12, 2017 • Weld County Department of Planning Services - Engineer, referral dated December 20, 2017 • Weld County Department of Public Health & Environment, referral dated December 14, 2017 The referral agency comments are shown or summarized (paraphrased) below. Our (Applicant) responses are in italics. HENRYLYN IRRIGATION DISTRICT ("DISTRICT") General Response Applicant Dan LaCoe and our drainage engineer Kurt Rollin met with Henrylyn Manager Rod Baumgartner and his engineer this week on 1-23-18 to review and discuss their comments. While no specific agreement on each topic was reach, both parties left the meeting with an intention to share information and work together to reach agreement on the noted issues and be good neighbors. We have also already submitted to Henrylyn an application to detain the site storm water (100 year storm) and release to the Canal at not more than the historic 10-yr storm flow rate. Our application to Henrylyn is currently under review by their engineer. Henrylyn Referral Comments • Site layout — the complex is concentrated along the Denver -Hudson Canal, owned and operated by the District. It appears the applicant retains significant space left undeveloped in the parcel to the east. Recommend moving the layout a minimum of 100 feet from the canal edge to provide a reasonable buffer. • Canal access and maintenance — The District retains the right and obligation to maintain its water conveyance systems, including access to the Denver -Hudson Canal from the east bank. Providing the aforementioned 100 - foot buffer will provide sufficient room for excavation equipment and truck traffic, when necessary to perform these functions. Response: The site layout and facilities locations are based on the best use of the site including topography, drainage, visual impact, and site features, and to allow maximum area to remain as farmland. We note that 1 Henrylyn has access to maintain their ditch along the west side of the ditch and within their property boundary on the east site as well. Achieve More AG complex will maintain the legal setback from the west property line and will work with Henrylyn to discuss and possibly grant temporary use of our property if needed for access on a case by case basis. • Wastewater Treatment — it appears the wastewater treatment facility adjoins the canal. Additional information is warranted to address: a. Wastewater treatment facility design and capacity to assure it is a closed system with no surface discharge or infiltration into the canal. b. Material disposal and location of sludge, brine or other by-products from the treatment facility in a licensed landfill. Response: Achieve More/ NVI will design and operate our wastewater treatment facility in full conformance with all applicable State of Colorado, Weld County, and specifically Colorado Department of Public Health and Environment (CDPHE) regulations and policies; including required setbacks, safety, and protective features and elements. The WWTF is a "closed" system in that all treatment is accomplished in the treatment tanks/facility. We are prepared to share information on the wastewater treatment facility design as it is developed with Henrylyn to receive theft input - and are open to discussion and making additional accommodations if appropriate. In our meeting with Henrylyn, we noted that the wastewater treatment facility will produce very high -quality treated effluent that meets CO Reclaimed water regulations per Colorado Regulation 84, and that the facility will also meet very strict effluent discharge requirements as mandated by a legally enforceable discharge permit issued by the State of Colorado to protect public health and the environment. • Safety — applicant proposes to include a playground and picnic areas (2) near the canal. It is necessary and reasonable for the project developer to install and maintain locked gates and a chain link or other near - impenetrable fence no less than 8 feet in height, and other necessary measures, to prevent access to the canal from the prevention of drowning or other injury. The developer shall also include signage that prohibits any and all trespass upon District property. Response: Achieve More will install a reasonable barrier fence along the west property line consisting of a barb - wire fence. We discussed this with Rod; and Rod advised Henrylyn may consider contributing financially (sharing the cost) for a fence upgrade to a 8' tall chain link fence. • Storm water runoff — to prevent the degradation of water quality in the canal or pulse flows that may overtop and damage the canal, it is prudent to require installation of a berm parallel to the canal to prevent contribution of all sheet flow into the canal; and construction of a retention pond to capture flow from all impervious surfaces. Further, we recommend the use of gravel or crushed concrete in parking or other applicable areas instead of crushed asphalt for improved water quality. Response: We note that portions of the canal bank are bermed already, and that we propose to manage our storm water in a dedicated, engineered storm water detention pond with controlled release to the canal at no more that the 10-yr storm flow rate. We are agreeable to working with Henrylyn for the design of the site grading, and the storm water detention pond and the release system to address reasonable and appropriate water quality concerns. Regarding use of gravel or crushed concrete for parking and roads, we do not agree with this request due to dust and functionality concerns for pedestrians and vehicles if gravel or crushed concrete is used. • Trash — to prevent the introduction of trash or other debris from the Complex into the canal, a refuse or trash collection, disposal and operation plan that describes the number and capacity of receptacles, with disposal frequency and narrative to address high -attendance events, is warranted. Response: Acknowledged. We agree to manage our trash responsibly and control impact to neighboring properties. TOWN OF LOCHBUIE COMMENTS • The Town is concerned with the installation of private water treatment system, and wastewater treatment system Response: Acknowledged. However, the property is not located in the Town nor in the Town's defined wastewater service area. Connection to the Town is cost -prohibitive due to the distance to the nearest connection 2 point and the significant cost to cross the railroad and I76. Further, our wastewater treatment system and our water system will not negatively impact the Town in any way, and Achieve More/ NVI will design and operate our wastewater treatment facility in full conformance with State of Colorado and specifically Colorado Department of Public Health and Environment (CDPHE) regulations and policies; including setbacks and design and protective features. The wastewater treatment facility will produce very high -quality effluent that meets CO reclaimed water regulations per Colorado Regulation 84, and that the facility is also designed to meet very strict effluent discharge requirements as mandated by an enforceable discharge permit. • A Landscape Plan should be provided, which demonstrates screening of the RV parking area from adjacent properties. Response: We are working with a landscape architect on the final site design and will incorporate appropriate elements including preserving existing trees (along CR 2), addition of some new trees, grass areas, and good design and facility siting practices using the natural site topography to improve the visual appeal (and screening) of the complex. We note that use of our own water and wastewater facilies and our use of reclaimed effluent will support better landscaping. • Traffic Study The site includes an indoor show arena and an outdoor rodeo. It is unclear from the application whether these facilities will be for internal use only, or will be used for events that generate off -site traffic. If the latter is planned, the study will need to be updated to provide information on the anticipated event size, event frequency, traffic forecasts, and off -site impacts, including impacts to the WCR 2/I-76 interchange. This should be a separate analysis from the everyday impacts associated with the RV Park and agricultural uses. WCR 2. The project should contribute a pro rata share to the Town of Lochbuie for the improvements planned for this road. WCR 2/West Frontage Road. The project should contribute a pro rata share to the Town of Lochbuie for the improvements planned for this intersection. Site Access Intersection. I agree with the road geometry recommendations at this location. Achieve More Response: Discussion of traffic impacts associated with events was included in the traffic study. This information can be used by the Town as needed to assess extended off -site impacts. We are not planning to update the traffic study at our cost to specifically evaluate impacts to WCR 2/ I-76 interchange, but we will work with the Town's traffic engineer and planner to provide information upon request. We are not financially able to contribute a pro -rata share towards improvements to the WCR 2 or the West Frontage Road intersection but are agreeable to meeting with the Town to discuss their request. We have already met with the Town earlier this year to advise them of the project, and we are committed to continuing to communicate and work with the Town. CONFLUENCE RESOURCES • Proposed layout and proximity to the existing oil and gas location and operations: The Site Plan shows that all of the areas where people will congregate (RV Park, Rodeo Arena, Community Park and Playground and Future Community Even Center) are to be located on the western parcel line and very close to the Freedom 33 location and our parcel line. Our first concern is safety. We hope there is a way to design the facility with greater setback from the canal and our existing oil and gas location. Is it possible to relocate these areas to the east or north? If not, we would like to request significant fencing along the parcel line as we are concerned that people could access our property and operations or gain less enjoyment from the complex. Is Weld County concerned with the layout and proximity to the oil and gas operation? The portion of the proposed facility that indents to the West creates the greatest concern. Could the parts of the complex where there is more public access move to the north further distancing the areas from the wells? Perhaps even some restricted access portions of the complex that beautify it, but keep a greater setback? Response: The planned Achieve More AG complex site plan is based on best use of our property and considered site topography, drainage, access, and our goal to preserve as much farmland as possible on the site. Thus, we believe our proposed setbacks are reasonable and appropriate and conform to County setback requirements. We also note that the Denver -Hudson canal provides a significant and natural buffer and barrier between our property and Confluence Resources. We also propose to provide a barb -wire fence along our west property line. 3 Nevertheless, we are open to upgrading the fence if Confluence would be willing to pay the costs for an upgraded fence. We plan to contact Confluence to discuss this option. • Traffic. If there are events at the proposed complex while drilling or completion operations are taking place on the adjacent parcel, we believe that County Road 2 could be congested and may pose traffic safety issues. Will there be an effort regarding communication and cooperation between the complex and Confluence? Response: Yes, we commit to open communication and cooperation and sharing our planned event schedule with Confluence Resources and request they do the same regarding theft drilling or completion operations schedule. • Noise and Complaints: Furthermore, if crowded events occur at the complex concurrent with operations on our location, we fear the public may be irritated by noise, lights and other impacts produced from our site. We are also concerned that the RV area is exceedingly close to the oil and gas location, and those utilizing the RV spots will be impacted as mentioned above. Drilling and completions are 24/7 operations. We are worried that Confluence, COGCC and Weld County might receive numerous complaints. As mentioned above, moving the higher use public portions of the complex further east and or north within Cherry Knolls might reduce these concerns. Response: As noted, the site is designed considering topography, drainage, screening using natural topography as background, and preserving valuable farmland on the site. Moving our facilities to the east or north is not a viable option. We understand and respect Confluence's property and use rights; and their obligations regarding off -site noise, light, and other impacts and do not intend to complain as long as they are in compliance with County and State requirements. • Future Permitting: We would like confirmation that the RV spots will not be considered Building Units. If they are considered building units and Confluence subsequently chooses to expand the location, it would assuredly be considered a Large -Scale Facility in an Urban Mitigation Area (LUMA). This entail expanded permitting at greater cost and ultimately a larger location due to the berming requirements. If Confluence chooses to expand the location, which would require a new Weld County Oil and Gas Location Assessment (WOGLA), are there any negative effects due to the proximity to the proposed complex? Response: We defer this question to Weld County. It is our understanding that RV spots are not considered Building Units. WELD COUNTY DEPARTMENT OF PUBLIC HEALTH & ENVIRONMENT/ ENVIRONMENTAL HEALTH Response: Achieve More has no objections to the approval conditions cited by Weld County Environmental Health. As stated we will comply fully with all State and County requirements and Regulations. COLORADO DIVISION OF WATER RESOURCES • According to the submitted information, the Applicant is seeking a site specific development plan and use by special review permit for agricultural service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and an events center and a 150 space RV park with an office; provided that the property is not a lot in an approved or recorded subdivision plat or lots part of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District. The referral information contained well permit no. 68969-F. • Well permit no. 68969-F was issued on February 10, 2010 pursuant to § 37-90-137(4), C.R.S, for an average annual withdrawal of 18.05 acre-feet in the nontributary Lower Arapahoe aquifer for irrigation, commercial and domestic uses. The well, as permitted, cannot be used for any other uses besides those allowed per permit no. 68969-F. If the applicant plans to use the well for any other uses, such as stock watering; a well 4 permit allowing such uses must first be obtained. Since the decree in Division 1 Water Court Case no. 04CW16 allows for all beneficial uses the Applicant could seek to re -permit the well for any non -speculative beneficial use. The ability of the Applicant to re -permit the well will be determined at the time that well permit application is submitted to this office. Response: Achieve More will submit an application to re -permit the existing well covered by permit no. 68969-F to add livestock watering as an allowed use. We note that the decree applicable to this permit does allow this use (livestock watering), and thus we believe this issue is an administrative matter that is easily resolved. We also note we could (if needed) drill a new well using additional water rights decreed to the property. WELD COUNTY DEPARTMENT OF PUBLIC WORKS Response. We are in overall agreement with the comments / requirements by Weld County Dept. of Public Works. We met with County planning and public works staff on January 19th to review the referral comments. We specifically discussed the required left-hand turn / deceleration lane needed due to the peak hour vehicle count entering the property / AG complex. After the meeting we contacted our traffic engineer, Delitch Associates and have developed a revised access point location and overall site plan that we believe meets the County's requirements for the total length of the turning lane. This preliminary site plan is attached for reference. We are concerned with the significant cost to construct the required access and specifically the approximately 1300 foot long decel/turn lane. Thus, we are in the process of revising our project timeline and phasing plan to limit the number of RV pads we are allowed to occupy to lower the peak hour vehicles initially entering the site and also to coordinate the construction of the AG Complex infrastructure and occupancy. We will submit a revised construction phasing plan and occupancy plan with associated impacts to the traffic counts to Public Work as soon as possible and before the planning commission meeting. We will then request that the deceleration/left hand turn lane construction not be required initially, but rather as triggered by defined occupancy and use conditions. We discussed this with Evan Pinkham at PW on 9-25-18 and he was open to considering this and possibly revising his referral comments accordingly if this traffic study update was received in time along with an updated project phasing plan. WELD COUNTY DEPARTMENT OF PLANNING SERVICES - ENGINEERING Response. We agree with the comments / requirements by Weld County Planning -Engineering. We have met with Hayley Balzano on several occasions and she is aware that we are actively working with and talking to Henrylyn about accepting a release of detained stormwater (from on site detention pond) with release to the canal at the 10-yr storm release rate. We also have alternate options to meeting the County's drainage requirements. Regards, Bob Frachetti, Applicant Bob Frachetti, P.E. bob@frachetti.com 303-995-7800 This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. 5 January 15, 2018 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: daungst@co.weld.co.us PHONE: (970) 353-6100, Ext. 3524 FAX: (970) 304-6498 FRACHETTI BOB 20905 CR 2 BRIGHTON, CO 80603 Subject: USR17-0055 - A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. On parcel(s) of land described as: PART S2 SECTION 33, T1N, R65W LOT D REC EXEMPT RE -4994 of the 6th P.M., Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on February 6, 2018, at 12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on February 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.org Page 2 of 2 If you have any questions concerning this matter, please call. Respectfully, Dianna Aungst Planner November 20, 2017 DEPARTMENT OF PLANNING SERVICES 1555 N 17th AVE GREELEY, CO 80631 WEBSITE: www.co.weld.co.us E-MAIL: mhall@weldgov.com PHONE: (970) 353-6100, Ext. 3528 FAX: (970) 304-6498 FRACHETTI BOB 20905 CR 2 BRIGHTON, CO 80603 Subject: USR17-0055 - A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. On parcel(s) of land described as: PART S2 SECTION 33, T1N, R65W LOT D REC EXEMPT RE -4994 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: Lochbuie at Phone Number 303-655-9308 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. RespFctfully, // Michael Hall Planner From: Auto_Sender@Accela.com To: bob ©frachetti.com Subject: Your Application Has Been Deemed Complete Date: Friday, February 16, 2018 10:40:27 AM Thank you for your RV PARK AND EVENTS CENTER Application. We have deemed your application complete and are continuing to process your application. Please reference Case Number USR17-0055 if you have any questions about your case. If you need further assistance, please feel free to contact our office at 970-353-6100 ext 3540. From: Auto_Sender@Accela.com To: bob ©frachetti.com Subject: Your Application Has Been Deemed Incomplete Date: Friday, February 16, 2018 10:42:54 AM Thank you for your RV PARK AND EVENTS CENTER Application. We have deemed your application incomplete. Please contact our office at 970-353-6100 ext. 3540 and reference case number USR17-0055 for further assistance. FIELD CHECK Case Number: Applicant: Request: Legal Description: Location: Size of Parcel: USR17-0055 Inspection Date: 1/26/18 Cherry Knolls, a General Partnership, c/o Bob Frachetti and Dan LaCoe A Site Specific Development Plan and Use by Special Review Permit for Agricultural Service establishments primarily engaged in performing agricultural, animal husbandry or horticultural services on a fee or contract basis, including animal boarding and animal training facilities, livestock sale barns and facilities, rodeo arena, roping arena to include both indoor and outdoor arenas and any Use Permitted as a Use By Right, an Accessory Use, or a Use By Special Review in the Commercial or Industrial Zone Districts (an events center and a 150 space RV park with an office) provided that the property is not a lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural) zone district. Lot D of Recorded Exemption RE -4994 being part of the S2 of Section 33, T1 N, R65W of the 6th P.M., Weld County, CO North of and adjacent to CR 2; approximately 2 miles east of CR 39 +/- 178.461 acres Parcel No. 1473-33-3-00-004 Zoning Land Use N A (Agricultural) N Agricultural/Rural Residential E A (Agricultural) E Agricultural/Rural Residential S A (Agricultural) S Agricultural/Rural Residential W A (Agricultural) W Agricultural COMMENTS: The USR site is vacant land and there is an unimproved access off of WCR 2. tookori Diana Aungst, Planner Hello