HomeMy WebLinkAbout20173545.tiffPlanner: Kim Ogle
Case Number: USR17-0038
LAND USE APPLICATION
SUMMARY SHEET
Hearing Date:
Applicant: Michael and Mary Woodruff, 41640 County Road 39, Ault, CO 80610
Request: A Ste Specific Development Plan and Special Review Permit, UR17-0038 for a Brewery
(Sheaf & Kettle Brewing Company LLC), in the (A) Agricultural Zone District
Legal: Lot A RE -3313, being part of the S2NW4 of Section 5 T7N, R65W of the 6'h P.M., Weld
County Colorado
Location East of and adjacent to County Road 39; approximately 0.5 miles North of County Road
84
Parcel Id # 0709-05-2-00-036 Acres +/- 12.33
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 responses with comments from the following
agencies
Weld County Department of Public Health and Environment. referral dated August 11 2017
Weld County Department of Public Works referral dated August 17. 2017
Weld County Department of Planning Services - Engineer. referral dated August 17.2017
Northern Colorado Water Conservancy District. referral dated July 21. 2017
The Department of Planning Services' staff has received responses with without comments from the
following agencies
Weld County Zoning Compliance, referral dated July 20, 2017
Town of Pierce Planning, referral dated July 25, 2017
Weld County Sheriff's Office, referral dated July 31, 2017
Weld School District RE -9, referral dated August 1, 2017
West Greeley Conservation District: referral dated August 14, 2017
The Department of Planning Services' staff has not received responses from the following agencies:
Town of Ault
Ault Fire Protection District
North Weld County Water District
State of Colorado Park and Wildlife
Weld County Department of Building Inspection
Weld County Department of Public Works - Access
State of Colorado Department of Environmental Health
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 1
u
Planner: Kim Ogle
Case Number: USR17-0038
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Hearing Date:
Applicant: Michael and Mary Woodruff, 41640 County Road 39, Ault, CO 80610
Request: A Site Specific Development Plan and Special Review Permit. UR17-0038 for a Brewery
(Sheaf & Kettle Brewing Company, LLC). in the (A) Agricultural Zone District,
Legal: Lot A RE -3313. being part of the S2NW4 of Section 5 T7N. R65W of the 61h P.M.. Weld
County Colorado
Location East of and adjacent to County Road 39; approximately 0.5 miles North of County Road
84
Parcel Id # 0709-05-2-00-036 Acres +/- 12.33
THE 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.A A.Goal 1. Respect and encourage the
continuation of agricultural land uses and agricultural operations for purposes which enhance the
economic health and sustainability of agriculture
The applicant states that beer is simply malted grain. water. hops. and yeast. and has been using
small personal batches a grain that comes out of Alamosa. Colorado called Colorado Malting
Company/Viking Malts. Longer term plans may utilize grains grown from Nunn and Fort
Collins. The applicant currently grows hops on the property for use in the small batches produced.
however until the hops crop becomes more established other sources of the hops may be utilized.
High Hops is a brewery in Windsor, as well as a hops farm and may be a source in the interim.
The yeast is basically just the genetic material that would be initially bought and then breweries
regrow the yeast culture. A long-term goal would be to obtain all of the ingredients from within a
20 -mile radius.
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 2
Section 22-2-20.B.2, A Policy 2.2. 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.
The proposed facility is located on a 12.28 acre tract of land that was historically a part of a larger
farming operation. The re -purposing of the existing outbuildings and housing stock retains the
agricultural history of the property.
Section 22-6-20, A. 2. ECON.Policy 1.2. Promote the expansion and diversification of the
commercial economic base to achieve a well-balanced commercial sector in order to provide a
stable tax base and a variety of job opportunities for County citizens.
The applicant is proposing a Brewery with a taproom having tables and chairs to be located within
an existing agricultural building that will be re -purposed and permitted for commercial use. The
large shed building is 1600 SF in area with 375 SF utilized for the initial brewery component with
plans to eventually expand to include the entire structure. A second agricultural shed will be
converted to a taproom with a lavatory and will be 351 SF in area initially with plans to expand to
approximately 650 SF. An approximate 470 SF outdoor deck and walk adjacent to the tap room is
proposed in the initial construction and operational phase.
As stated in the application. beers brewed on site can be purchased for sale on site. Also. beers
can be pre -bottled and available for sale for anyone who would want to take it home with them. The
lure is to have people come out to rural Weld County and enjoy the beauty. get away from the city
for a while (or a place for locals to call their own). explore our quaint local towns that often get
overlooked. and provide a small agriculture setting to relax with a beer in The beers are meant to
be rustic styles that were produced for and by agriculture communities in Europe.
The activity of utilizing the existing agricultural buildings and re -purposing their use. the growing of
the materials utilized in the creation of the beverage is directly related to the existing agriculture
near the property and in Colorado The brewery promotes the diversification of agriculture in the
County.
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 FF of the Weld County Code provides for a Brewery as a Use by Special
Review 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 site is surrounded by large tract agriculture holdings many having an irrigated pivot or filed
irrigation. There is limited residential development in the immediately adjacent area. The property
was likely the homestead for the adjacent property created via the Recorded Exemption process.
The land on the west has a center pivot with no residential structures or development the land to
the north is field irrigated in crop production: Lands to the east are in agricultural production and
have three 183 -foot in height radio towers permitted under USR-1491 located to the northeast of
the property: and lands to the south are also in agricultural production with a center pivot and no
residential structurers or development.
There are five property owners on seven parcels of land within five hundred feet of the proposed
brewery site. The applicant contacted the immediate adjacent property owner to discuss the project
on June 10. 2017.
Planning staff has received two letters from adjacent land owners. In a letter dated July 31. 2017
several issues are raised including the community meeting dialog. the number of customers on site
versus the number of available parking spaces available. the hours of operation and issues of
safety and security for adjacent equipment and real property. This land owner was not objecting
to the brewery but was not in support of the taproom to accompany the brewery.
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 3
A second letter dated August 2. 2017 also took issue with the community meeting and lack of direct
contact. Additional comments include the number of customers on site versus the number of
available parking spaces available and the potential for paper products and trash to get into the
irrigation ditch causing problems with the delivery of water. This land owner was not objecting to
the brewery but was not in support of the taproom to accompany the brewery.
The proposed Development Standards address disposal of wastes generated on site, blowing
debris and other potential nuisance conditions and the requirement of confining fugitive dust to the
property.
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 brewery is within the three mile referral areas for the Towns of Ault and Pierce. The Town of
Pierce returned the referral request stating no conflict with their interests on July 25, 2017. The
Town if Ault did not respond.
E. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County Code,
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee County Facility Fee and Drainage Impact Fee Programs.
The property is not within the Geologic Hazard Overlay District a Special Flood Hazard Area or
the Airport Overlay District
Section 23-2-220.A,6 -- The applicant has demonstrated a diligent effort to conserve prime
agrcultural land in the locational decision for the proposed use. The site is designated as "Prime
by the USDA Soil Conservation Service. The proposed use will not remove any additional
agrcultural land from production and serves as the base of operations. utilizing the existing building
stock and residence for the applicant's.
G. Section 23-2-220.A.7 -- 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 ensure that there are adequate provisions for the protection of health. safety. and
welfare of the inhabitants of the neighborhood and County,
This recommendation is based. in part upon a review of the application materials submitted by the
applicant other relevant information regarding the request. and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map
A. An Improvements and Road Maintenance Agreement is required for offsite improvements at this
location. Road maintenance including, but not limited to dust control, damage repair, specified haul
routes and future traffic triggers for improvements will be included. (Department of Public Works)
B. The applicant shall submit a Lighting Plan to the Department of Planning Services for review and
approval. (Department of Planning Services)
C. The applicant shall submit a Sign Plan to the Department of Planning Services for review and
approval. (Department of Planning Services)
D. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR17-0038. (Department of Planning Services)
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 4
2) The map shall be prepared per Section 23-2-260,0 of the Weld County Code. (Department of
Planning Services)
3) The attached Development Standards. (Department of Planning Services)
4) County Road 39 is a gravel road and is designated on the Weld County Functional
Classification Map as a local road which requires 60 feet of right-of-way at full buildout. The
applicant shall delineate on the site plan the existing right-of-way. All setbacks shall be
measured from the edge of right-of-way. This road is maintained by Weld County. (Department
of Public Works)
5) Show and label the approved access(es) (APXX-XXXXX), and the appropriate turning radii
(60') on the site plan. (Department of Public Works)
6) Show and label the approved tracking control on the site plan. (Department of Public Works)
7) 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)
8) The applicant shall show the drainage flow arrows. (Department of Planning Services -
Engineer)
9) Show and label the parking area for the vendors. customers and/or employees. (Department
of Planning Services. (Department of Planning Services -Engineer)
10) A graphic key and or symbol serving to identify each component that is located within the USR
Boundary, The key and corresponding component shall be summarized in tabular format and
be clearly delineated on the map. (Department of Planning Services)
11) The applicant shall delineate all exterior lights associated with the Brewery, Taproom Room
structures and parking area as approved by the Department of Planning Services. (Department
of Planning Services)
12) All signs shall be shown on the map and 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)
13) 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)
14) The map shall delineate the existing landscaping. (Department of Planning Services)
3. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) paper copy or
one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld County Department of
Planning Services. Upon approval of the map the applicant shall submit a Mylar map along with all
other documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall be
prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The
Mylar map and additional requirements shall be submitted within one hundred twenty (120) days from
the date of the Board of County Commissioners Resolution. The applicant shall be responsible for
paying the recording fee. (Department of Planning Services)
4. In accordance with Weld County Code Ordinance #2012-3. approved April 30, 2012, should the map
not be recorded within the required one hundred twenty (120) days from the date of the Board of County
Commissioners Resolution, a S50.00 recording continuance charge shall added for each additional
Sheaf & Kettle Brewing Company, LLC, 115&17-0038, page 5
three (3) month period. (Department of Planning Services)
5. The Department of Planning Services respectfully requests a digital copy of this 'Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp .shx:.dbf:.prj) with a
defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN StatePlane
Colorado North FIPS 0501 (US Feet) ..etc ). This digital file may be sent to
mapsRco.weld.co us. (Department of Planning Services)
6. Prior to Construction
A. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
7. Prior to the issuance of the Certificate of Occupancy:
A. An onsite wastewater treatment system is required for the proposed facility and shall be installed
per the Weld County Onsite Wastewater Treatment System Regulations. (Department of Public
Health and Environment)
B. The applicant shall submit evidence of a Colorado Discharge Permit System (COPS) from the
Water Quality Control Division of the Colorado Department of Health and Environment for any
proposed discharge into State Waterways. if applicable. (Department of Public Health and
Environment)
8. In accordance with Weld County Code Ordinance 2005-7 approved June 1 2005. should the map not
be recorded within the required thirty (30) days from the date of the Board of County Commissioners
resolution a $50.00 recording continuance charge shall be added for each additional 3 month period.
(Department of Planning Services)
9. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the
property until the Special Review map is ready to be recorded in the office of the Weld County Clerk
and Recorder. (Department of Planning Services)
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Michael and Mary Woodruff dba Sheaf & Kettle Brewing Company, LLC
USR17-0038
1. A Site Specific Development Plan and Special Review Permit for a Brewery (Sheaf & Kettle Brewing
Company, LLC), in the (A) Agricultural Zone District, as indicated in the application materials on fie
and 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 facility shall maintain compliance with Title 12, Article 47, Section 402 C.R.S. Brewery at al times.
(Department of Planning Services)
4. The Brewery hours are 24 hours/day, 7 days a week. (Department of Planning Services)
5. The Taproom hours of operation are:
Friday 5:00 P.M. to 8:00 P.M,
Saturday and Sunday 1:00 P.M. to 8:00 P.M, (Department of Planning Services)
6. No employees as stated in the application. (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 historic flow patterns and runoff amounts on site will be maintained. (Department of Planning
Services - Engineer)
9. 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)
10. 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)
11. 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)
12. 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)
13. This 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)
14. Adequate drinking, hand washing and toilet facilities shall be provided for employees and patrons of
the facility. Sewage disposal for the facility shall be by septic system. Any septic system located on
the property must comply with al provisions of the Weld County Code, pertaining to Onsite
Wastewater Treatment Systems. (Department of Public Health and Environment)
10. A permanent adequate water supply shall be provided for drinking and sanitary purposes.
(Department of Public Health and Environment)
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 7
11. 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)
12. The operation shall comply with al applicable rules and regulations of State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
13, The property owner shall control noxious weeds on the site. (Department of Public Works)
14, 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)
15, There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
16, Weld County will not replace overlapping easements located within existing right-of-way or pay to
relocate existing utilities within the County right-of-way (Department of Public Works)
17, 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)
18, Building permits may be required. per Section 29-3-10 of the Weld County Code. Currently. the
following have been adopted by Weld County: 2012 International Codes. 2006 International Energy
Code. and 2014 National Electrical Code. A Building Permit Application must be completed and two (2)
complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or engineer
must be submitted for review. A Geotechnical Engineering Report performed by a Colorado registered
engineer shall be required or an Open Hole Inspection. (Department of Budding Inspection)
19, The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code,
20, 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
21 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.
22, 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.
23, 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.
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 8
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.
24. 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 agrcultural 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 agrcultural 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, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety:
but also for the protection of the farmer's livelihood.
Sheaf & Kettle Brewing Company, LLC, USR17-0038, page 9
September 20, 2017
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
WOODRUFF MICHAEL J
41640CR39
AULT CO 80610
Subject: USR17-0038 - A Site Specific Development Plan and Special Review Permit for a Brewery
(Sheaf & Kettle Brewing Company, LLC) in the (A) Agricultural Zone District
On parcel{s) of land described as:
PART S2NW4 SECTION 5, T7N, R65W LOTA REC EXEMPT RE -3313 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 17, 2017, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on November 8, 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.orq
If you have any questions concerning this matter, please call.
Respectfully,
Kim (tee
Planner
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@weldgov.com
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
July 20, 2017
WOODRUFF MICHAEL J
41640CR39
AULT CO 80610
Subject: USR17-0038 - A Site Specific Development Plan and Special Review Permit for a Brewery
(Sheaf & Kettle Brewing Company, LLC) in the (A) Agricultural Zone District
On parcel(s) of land described as:
PART S2NW4 SECTION 5, T7N, R65W LOT A REC EXEMPT RE -3313 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:
Ault at Phone Number 970-834-2844
Pierce at Phone Number 970-834-2851
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 Ogle
Planner
FIELD CHECK— USR17-0038
Inspection Date: September 21, 2017
Applicant: Michael and Mary Woodruff
Request: A Site Specific Development Plan and Special Review Permit, UR17-0038 for a Brewery
(Sheaf & Kettle Brewing Company, LLC), in the (A) Agricultural Zone District
Legal: Lot A RE -3313, being part of the S2NW4 of Section 5 T7N, R65W of the 8'h P.M., Weld
County Colorado
Location: East of and adjacent to County Road 39; approximately 0.5 miles North of County Road 84
Parcel ID #: 0709-05-2-00-036 Acres: 12 +/-
Zoning
Land Use
N
AGRICULTURE
N '
Pasture grass, USR-1471 for 3 — 183ft Radio Towers, support
structure
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AGRICULTURE
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Pasture grass
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AGRICULTURE
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Center pivot in corn
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AGRICULTURE
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Center pivot in corn
Comments:
The Woodruff residence and outbuildings is sited on a slight rise above the County Road on lands that
were created through the Recorded Exemption land use process. The residence faces west with mature
trees providing shade. The property has an access located to the south of the residence. There are
currently three agriculture related buildings onsite and older underutilized corrals for livestock located
south of the residence and access drive. The lands south of the corrals is in pasture grass.
County Road 39 is a gravel road that has limited traffic. There is an irrigation ditch located on the west
side of this road, and an irrigation pond located south of the Woodruff property. The nearest residences
are one-half mile or greater distance from the property
ture
o Hai - (s)
❑ Site Distance
❑ Outbuilding(s) o Access to Property
❑ Irrigation ditches ❑ Topography
Note any commercial business/commercial vehicles that are operating from the site.
No Business apparent
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