HomeMy WebLinkAbout20170389.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle Hearing Date: February 7, 2017
Case Number: USR16-0043
Applicant: Rackel and William Ward
Address 35640 County Road 43, Eaton, Colorado 80615
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 45
dogs, six (6) months of age or older to include doggie daycare, boarding, training and
grooming), in the A (Agricultural) Zone District
Legal Lot A AmRE-343, being a part of the NW4 Section 3, T6N, R65W of the 6th P.M., Weld
Description: County, CO
Location: East of and adjacent to CR 43; approximately 0.5 miles south of CR 74
Size of Parcel: +1- 4.17 acres Parcel No. 0803-03-2-00-001
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 Planning Services — Floodplain, referral dated December 5, 2016
▪ Weld County Department of Planning Services — Engineer, referral dated December 19, 2016
▪ Weld County Department of Public Works, referral dated December 21, 2016
▪ Weld County Department of Public Health and Environment, referral dated December 27, 2016
▪ Weld County Department of Public Works - Access, referral dated December 29, 2016
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
Y Weld County Sheriff's Office, referral dated November 30, 2016
Y Town of Eaton, referral dated December 1, 2016
Y Weld County Zoning Compliance, referral dated December 2, 2016
▪ West Greeley Conservation District, referral dated December 12, 2016
The Department of Planning Services' staff has not received responses from the following agencies:
Y Eaton Fire Protection District
Y North Weld County Water District
▪ Weld County Department of Building Inspection
▪ United States Department of Agriculture, APHIS Veterinary Service
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 1
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle Hearing Date: February 7, 2017
Case Number: USR16-0043
Applicant: Rackel and William Ward
Address 35640 County Road 43, Eaton, Colorado 80615
Request: A Site Specific Development Plan and Special Review Permit for a Kennel (up to 45
dogs, six (6) months of age or older to include doggie daycare, boarding, training and
grooming), in the A (Agricultural) Zone District
Legal
Description:
Lot AAmRE-343, being a part of the NW4 Section 3, T6N, R65W of the 6th P.M., Weld
County, CO
Location: East of and adjacent to CR 43; approximately 0.5 miles south of CR 74
Size of Parcel: +/- 4.17 acres Parcel No. 0803-03-2-00-001
Case Summary:
The applicant is requesting a USR for a boarding kennel, training and grooming facility to be located within the
existing structure as no new construction is proposed. The kennel will use approximately 600 square feet of
a separate room connected to the outside fenced -in, dog play area, all contained within the existing fenced
yard. 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. No outside storage will occur at the site. Proposed hours are 7am -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
should attempt to be compatible with the region."
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 2
The applicant is requesting a USR for a boarding kennel, training and grooming facility to be located
within the existing structure as no new construction is proposed. The application materials state there
will individual kennels inside of the Kennel room that may accommodate up to 30 dogs for overnight
stays and will use approximately 600 square feet of a separate room connected to the outside fenced -
in, 60 x 40 SF grassy dog play area, all contained within the existing black picket fenced yard. 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. 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.
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 45 dogs, six (6) months of age or older to include doggie daycare,
boarding, training and grooming) 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 two (2) USRs within one mile of the site: immediately adjacent to the south is USR-1468 is
for a second single family residence and to the southeast is USR-814 for an airstrip for Crop Air and
their crop dusting operation. 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 located within a three (3) mile referral area of the Town of Eaton. The Town responded
with referral agency comments dated December 1, 2016 stating no concerns.
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 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 is located on approximately 4.17 acre of soils designated as "Prime (Irrigated)"
per the 1979 Soil Conservation Service Important Farmlands of Weld County Map. As the entire
property has improvements on site consisting of the Ward residence and landscaped grounds,
corrals and paddock 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.
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 3
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section
23-2-250, Weld County Code), Conditions of Approval and Development Standards can ensure
that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants
of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the map:
A. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR16-0038. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) The applicant shall 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 and the five (5) parking spaces including one ADA
compliant van accessible space. (Department of Planning Services)
9) County Road 43 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)
10) Show and label the approved access, AP16-00594, and the appropriate turning radii on the
site plan. (Department of Public Works)
11) Show and label the entrance gate set back a minimum of 100ft from edge of shoulder. (Department
of Public Works)
12) The applicant shall show the drainage flow arrows. (Department of Planning Services -
Engineer)
13) Show the floodplain and floodway (if applicable) boundaries on the map. Label the floodplain
boundaries with the FEMA Flood Zone and FEMA Map Panel Number or appropriate study.
(Department of Planning Services - Floodplain)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy
or one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County Department
of Planning Services. Upon approval of the map the applicant shall submit a Mylar map along with all
other documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 4
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 FIRS 0501 (US Feet)....etc.). This digital file may be sent to maps@co.weld.co.us.
(Department of Planning Services)
5. 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)
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 5
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Rackel & William Ward
USR1 6-0043
1. A Site Specific Development Plan and Special Review Permit for a Kennel (up to 45 dogs, six (6)
months of age or older to include doggie daycare, boarding, training and grooming), 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 and grooming component are 7:00 a.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 45 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 or operator shall be responsible for controlling 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
applicant shall operate in accordance with Chapter 14, Article 1 of the Weld County Code.
(Department of Public Health and Environment)
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 6
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. All improvements and any new construction require a Flood Hazard Development Permit.
(Department of Planning Services - Floodplain)
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 7
29. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C -1250E effective date January 20, 2016 (Lone Tree Creek
Floodplain). Any development shall comply with all applicable Weld County requirements, Colorado
Water Conservation Board requirements as described in Rules and Regulations for Regulatory
Floodplains in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59,
60, and 65. The FEMA definition of development is any man-made change to improved or
unimproved real estate, including but not limited to buildings or other structures, mining, dredging,
filling, grading, paving, excavation, drilling operations, or storage of equipment and materials.
(Department of Planning Services - Floodplain)
30. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities, the owner should contact Weld County to determine if the floodplain
boundaries have been modified. (Department of Planning Services)
31. Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any reasonable
time in order to ensure the activities carried out on the property comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
32. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards, as shown or stated, shall require the approval of an
amendment of the Permit by the Weld County Board of County Commissioners before such
changes from the plans or Development Standards are permitted. Any other changes shall be
filed in the office of the Department of Planning Services.
33. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners.
34. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the
most abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas,
and coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because
(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.
35. 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
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 8
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.
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.
USR16-0043 Rackel and William Ward
Little Dogs CO, LLC
Page 9
January 16, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
Rackel Ward
35640 CR 43
Eaton CO 80615
Subject: USR16-0043 - A Site Specific Development Plan and Special Review Permit for a kennel (up to
45 dogs, six (6) months of age or older to include doggie daycare, boarding, training and grooming), in
the A (Agricultural) Zone District
On parcel(s) of land described as:
PART NW4 SECTION 3, T6N, R65W LOT AAMD REC EXEMPT RE -343 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on February 7, 2017, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on February 22, 2017
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogl
Planner
November 30, 2016
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
Rackel Ward
35640 C R 43
Eaton, CO 80615
Subject: USR16-0043 - Dog Boarding and Training Facility
On parcel(s) of land described as:
PART NW4 SECTION 3, T6N, R65W LOT A AMD REC EXEMPT RE -343 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:
Eaton at Phone Number 970-454-3338
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Kim Og
Planner
FIELD CHECK — USR16-0043
Inspection Date: December 6, 2016
Applicant: Rackel & Bill Ward
Request: A Site Specific Development Plan and Special Review Permit for a kennel (up to 45 dogs, six (6)
months of age or older to include doggie daycare, boarding, training and grooming), in the A
(Agricultural) Zone District
Legal: Lot A AmRE-343, being part of the NW4 of Section 3, T6N, R65W of the 6th P.M., Weld County, CO
Location: East of and adjacent to CR 43; approximately 0.5 miles south of CR 74
Parcel ID #: 0803-03-2-00-001
Acres: 3.96 +1 -
Zoning
Land Use
N
Agriculture
N
Center Pivot w Oil and Gas Encumbrances
E
Agriculture
E
Center Pivot w Oil and Gas Encumbrances
S
Agriculture
S
Single Family Residences
W
Agriculture
W
Irrigated Field, 2016 planted in corn
Comments:
County Road 43 is a paved two lane road without shoulders and has barrow ditches on each
side. There is overhead electric on poles and underground telephone located on the East side
of the road. The Ward residence and landscaped yard are well kept with areas of mown lawn,
flower beds and shrubs and an over -story of trees and smaller trees planted at the edge of the
yard to provide screening. The property is fenced with a plastic slat fence and interior to the
yard is a metal fence with vertical rods for the dog exercise areas. The access driveway to the
property has good visual clearance onto CR 43. The internal drive and parking areas are
graveled and graded. An unscreened blue roll -off dumpster is visible to the east of the Road.
Land to the north of the residence consists of two fenced paddock areas having a barn erected
on the southernmost area. Land to the south of the residence is an open field with a smaller
poultry hutch and fenced areas for the birds.
Animals visible at time of visit included chickens. No livestock or dogs were outside at time of
visit.
There is not a property identifier sign for the facility. The residence and yard are well kept and
in good condition. No violations identified
Kim O
FIELD CHECK - USR16-0042
Inspection Date: December 6, 2016
Applicant: Messrs. Alvin and David Dechant, c/o NBL Midstream Holdings LLC
Request: A Site Specific Development Plan and Special Review Permit for Mineral Resource
Development Facilities, Oil and Gas Storage Facility with Transloading; 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, 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 and a construction laydown yard in the A (Agricultural)
Zone District.
Legal: Part of the W2 of Section 25, T3N, R65W of the 6th P.M., Weld County, CO
Location: South of and adjacent to CR 30; approximately 2600 feet west of CR 49;
Parcel ID #: 1213-25-0-00-010
Acres: 80 +/-
Zoning
Land Use
N
AGRICULTURE
N
Vacant lands and access point for the Anadarko COSF Facility
E
AGRICULTURE
E
Magellan Midstream Partners, Crude Oil Polishing Terminal
S
AGRICULTURE
S
Agricultural Lands
W
AGRICULTURE
W
East Neres Canal and large tract agricultural lands with 2nd dwelling
Comments:
The property is located immediately adjacent to the East Neres Canal and south of and adjacent to
County Road 30. The Magellan Midstream crude oil terminal is immediately adjacent to the east. The
property slopes away to the west and away from the north and is slightly lower than the adjacent grades.
The property appears to have been in dryland agriculture and there are several oil and gas
encumbrances located on the property.
There is an oil and gas/farm access road with cattle guard located in the northwest quadrant of the
property near the canal
Signature
❑ Access to Property ❑ Crops - Historic Agriculture
❑ Oil & Gas Structures -- Yes ❑ Ditch -- West property line
❑ Topography - Slopes to east and south
❑ Site Distance -- Goo
Note any commercial business/commercial vehicles that are operating from the site.
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