HomeMy WebLinkAbout20131765.tiffMEMORANDUM
TO: Michelle Martin, Planning Services DATE: April 16, 2013
FROM: Heidi Hansen, P.E., Public Works Department
SUBJECT: USR12-0034, Prado Investments
A Use by Special Review permit for an 8,000 head dairy.
The Weld County Public Works Department has reviewed this proposal. This project falls under the Use
by Special Review Standard, Weld County Code, Chapter 23, Article II, Division 4, Section 23. Staff
comments made during this phase of the Use by Special Review process may not be all-inclusive, as
other issues may arise during the remaining application process.
COMMENTS:
CR 35 is an arterial road, which requires a 140 -foot right-of-way at full build out. There is presently a 60 -
foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the
Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line.
CR 48 is a local gravel road and requires a 60 -foot right-of-way at full build out. There is presently a 60 -
foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the
Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line.
The applicant stated that there will be a maximum of 35 employees with proposed traffic including 7-10
trucks per day.
The applicant will utilize the existing accesses to the property. Additional accesses will not be granted.
Please submit an Access Permit Application form for review. Please show the approved access points on
the plat and label them with the Access Permit number (will be provided when application is received).
Access improvements are required and shall include 60' radiuses to accommodate turning trucks and
double cattle guards across the main access to prevent the tracking of mud onto the gravel roadway.
An improvements and road maintenance agreement is required for this site. Public Works will provide a
draft of the agreement after the Board of County Commissioners hearing for this project. An example
Improvements Agreement is available on the County Planning website under Application Assistance.
In the event that 1 or more acres are disturbed during the construction and development of this site, the
applicant shall obtain a stormwater discharge permit from the Water Quality Control Division of the
Colorado Department of Public Health and Environment.
If more than 1 acre is to be disturbed, a grading permit will be required prior to the start of construction.
The grading permit application must contain: an erosion and sediment control plan, a grading plan,
installation details of all BMPs to be utilized, typical installation and maintenance notes for all BMPs to be
utilized, and a copy of the approved CDPHE stormwater permit.
The Public Works Department will defer the storm water drainage requirements to the Department of
Health and Environment, as it deals with animal units. The applicant is required to comply with the
Colorado Confined Animal Feeding Control Regulations (State of Colorado).
This area IS NOT in a Special Flood Hazard Area (SFHA) as determined by the Federal Emergency
Management Agency (FEMA).
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REQUIREMENTS:
1. Submit an Access Permit Application form showing the existing access points that will be used for
the USR activities.
2. Show the approved access points on the plat and label them with the Access Permit number (will
be provided when application is received).
3. Access improvements are required and shall include 60' radiuses to accommodate turning trucks
and double cattle guards across the main access to prevent the tracking of mud onto the gravel
roadway.
4. An improvements and road maintenance agreement is required for this site. Public Works will
provide a draft of the agreement after the Board of County Commissioners hearing for this
project.
5. In the event that 1 or more acres are disturbed during the construction and development of this
site, the applicant shall obtain a stormwater discharge permit from the Water Quality Control
Division of the Colorado Department of Public Health and Environment.
6. If more than 1 acre is to be disturbed, a grading permit will be required prior to the start of
construction. The grading permit application must contain: an erosion and sediment control plan,
a grading plan, installation details of all BMPs to be utilized, typical installation and maintenance
notes for all BMPs to be utilized, and a copy of the approved CDPHE stormwater permit.
7. Add the following notes to the plat:
a. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist
on the property or become established as a result of the proposed development, the
applicant/landowner shall be responsible for controlling the noxious weeds. All
vegetation, other than grasses, needs to be maintained at a maximum height of 12
inches until the area is completely developed.
b. The historical flow patterns and run-off amounts will be maintained on site in such a
manner that it will reasonably preserve the natural character of the area and prevent
property damage of the type generally attributed to run-off rate and velocity increases,
diversions, concentration and/or unplanned ponding of storm run-off.
c. Weld County is not responsible for the maintenance of onsite drainage related features.
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Memorandum
TO: Michelle Martin, Weld County Dept. of
Planning Services
FROM: Troy Swain, Weld County Dept. of Public
Health & Environment, Environmental
Health Division
DATE: April 15, 2013
SUBJECT: Prado View Dairy, USR13-0012
The Department has reviewed the application for a 7500 head (— est. 'V2 milked) dairy farm operation and
recommends the following conditions he adopted in the Use by Special Review Permit:
The Department recommends that the following requirements be met by the applicant prior to recording
the plat:
The applicant shall apply for and obtain a commercial Individual Sewage Disposal System (I.S.D.S.)
permit for disposal of sanitary wastes from the milk parlor, and from restroom facilities for employees
and patrons of the facility. Any existing systems must be evaluated and permitted in accordance with
Weld County Department of Public Health and Environment policy and all applicable provisions of the
Weld County Code pertaining to I.S.D.S.
We recommend that the following requirements be incorporated into the permit as development
standards:
1. The facility shall operate in compliance with Colorado Water Quality Control Commission
Regulation 81 (5 CCR 1002-81) and 61 (5 CCR 1002-61).
2. The facility shall register as a Confined Animal Feeding Operation (CAFO) with the Colorado
Department of Public Health & Environment upon reaching the registration threshold.
3. Prior to wastewater entering new or expanded impoundments, the facility shall demonstrate
compliance with the setback to water wells, separation from seasonal high groundwater, and that
the impoundment's liner(s) meet the seepage rate standards required by Colorado Water Quality
Control Commission Regulation Number 81.
4. There shall be no discharge of manure or wastewater to surface waters, unless allowed by
Regulation 81 or by Confined Animal Feeding Operation (CAFO) Colorado Discharge Permit
issued in accordance with Regulation 61.
5. Land applications of manure and wastewater shall be made at agronomic rates using practices and
procedures, which are protective of ground and surface waters. Land applications shall be in
accordance with the facilities Manure and Wastewater Management Plan, Facility Management
Plan, or Nutrient Management Plan. There shall be no discharge from land application areas
except for agricultural stormwater.
6. The facility shall control fugitive dust on this site and operate in accordance with their current
approved Management Plan for Nuisance Control.
7. The facility shall be operated in a manner to control pests. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional control measures shall be implemented at the request of the Weld County Department
of Public Health & Environment in the event that rodents (which can be determined to be
associated with the facility) are in such a number to be considered a nuisance condition.
8. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times, with their current approved Management Plan for Nuisance Control.
Additional fly control measures shall be implemented at the request of the Weld County
Department of Public health & Environment in the event that flies (which can be determined to
be associated with the facility) are in such a number to be considered a nuisance condition.
Additional controls shall also be implemented in the event the Weld County Department of Public
Health and Environment receives a significant number of fly (associated with facility)
complaints, and in the judgment of the Weld County Health Officer, there exists a fly condition
requiring abatement.
9. The facility shall be operated in a manner to control odors and in accordance with their approved
nuisance control plan. Odors detected off site shall not equal or exceed the level of fifteen -to -one
dilution threshold, as measured using methods set forth in Regulation 2 of the Colorado Air
Pollution Control Regulations. Additional controls shall be implemented at the request of the
Weld County Department of Public Health and Environment in the event odor levels detected off
site of the facility meet or exceed the level of fifteen -to -one dilution threshold, or in the judgment
of the Weld County Health Officer, there exists an odor condition requiring abatement.
10. The applicant shall remove, handle, and stockpile manure from the livestock area in a manner that
will prevent nuisance conditions. The manure piles shall not be allowed to exist or deteriorate to
a condition that facilitates excessive odors, flies, insect pests, or pollutant runoff. The surface
beneath the manure storage areas shall be of materials which are protective of State waters.
These areas shall be constructed to minimize seepage or percolation of manure contaminated
water. In no event shall the facility impact or degrade waters of the State in violation of
Regulation 81.
11. Any Individual Sewage Disposal System (I.S.D.S.) on the property shall be permitted, installed,
maintained and operated in compliance with all provisions of the Weld County Code, pertaining
to I.S.D.S.
12. The facility shall operate in compliance with applicable Colorado Air Quality Control
Commission Regulations. There shall be no open burning except "agricultural open burning" as
defined by Colorado Air Quality Control Commission's Regulation 9.
13. There shall be no permanent disposal of solid wastes, as defined in the Regulations Pertaining to
Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), 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.
14. Waste materials, not specifically addressed by other development standards, shall be handled,
stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential
nuisance conditions.
15. The facility shall provide adequate drinking water, hand washing, and toilet facilities.
16. If applicable, the applicant shall obtain stormwater discharge permit coverage for construction
activities from the Colorado Dept. of Public Health & Environment, Water Quality Control
Division.
MEMORANDUM
IRk.
COLORADO
To: Michelle Martin, Planner March 18, 2013
From: Bethany Salzman, Zoning Compliance Officer
Subject: USR13-0012 Referral
Upon review of my case files and computer, an active Zoning Violation (ZCV12-00213) was noted. This
violation was initiated due to the expansion of a Nonconforming Use (by the relocation of mature,
concrete, wood and other waste to an adjacent lot) without first completing the necessary Weld County
Zoning Permits. This case has not been presented to the Weld County Court Magistrate through the
Violation Hearing process. Since this application was submitted prior to an actual court date being
scheduled, no investigation fee is required.
Due to records release laws, staff no longer tracks complainant information, but please be aware it is
staff's policy to no longer accept staff initiated complaints.
This application if approved by the Board of County Commissioners and once a plat is recorded will
correct the violation. If this application is denied, all commercial operations and storage of commercial
vehicles, materials and/or equipment shall be removed from the property within 30 (thirty) days of denial or
the violation will proceed in court accordingly.
SG RV ICL ItAMWORK, IN ILGNI IY QUALI I'V
Department of Planning Services
1555 N 17th Ave
Greeley, CO 80631
(970) 353-6100
Weld County Referral
Date: April 5, 2013
Applicant: Prado View Investments Company LP
Project: 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 a livestock confinement operation (7,500 head dairy) in the A
(Agricultural) Zone District.
Case Number: USR13-0012
Parcel Number 105712200087-R2938204
After reviewing the application and documents submitted the Building Department has the following comments:
A building permit will be required for any new construction, alteration, or addition to any buildings or
structures on the property. It is required that a code analysis be done on the project by a design
professional with experience in this area. A building permit application must be completed and two
complete sets of engineered plans including engineered foundation 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 a open hole inspection..
Buildings, equipment and structures shall conform to the requirements of the various codes adopted at the time of
permit application. Currently the following has been adopted by Weld County: 2012 International Building Code; 2012
International Mechanical Code; 2012 International Plumbing Code: 2012 International Energy Code; 2006
International Fuel Gas Code; 2011 National Electrical Code; 2009 ANSI 117.1 Accessibility Code the 2012
International Plumbing Code and Chapter 29 of the Weld County Code.
A plan review shall be approved and a permit must be issued prior to the start of construction.
All building requirements can be found on the Weld County web -site
www.co.weld.co.us/planninq department/building inspection/permits
Frank Piacentino
Plans Examiner
Department of Building Inspection
Submit by Email
Weld County Referral
March 18, 2013
The Weld County Department of Planning Services has received the following item for review:
Applicant: Prado View Investments Company LP Case Number: USR13-0012
Please Reply By: April 15, 2013 Planner: Michelle Martin
Project: 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 a livestock confinement operation (7,500 head dairy) in the A
(Agricultural) Zone District.
Location: EAST OF AND ADJACENT TO CR 35; NORTH OF CR 46
Parcel Number: 105712200087-R2938204 Legal: PT NW4 SECTION 12, T4N, R66W LOT B REC
EXEMPT RE -3724 (2.2R) of the 6th P.M., Weld County, Colorado.
Parcel Number: 105701300004-R6782999 Legal: PT S2 SECTION 1, T4N, R66W of the 6th P.M.,
Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
1 r
Signature --
Agency
Date
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
April 23, 2013
reM#41 4gC>r s%cct ea&tads
128 N. SECOND S`. LASALLE, CO 80645
(970) 284-6931 FAX (970) 284-6983
Michelle Martin
Weld County Planning Department
1555 N 17ih Avenue
Greeley, CO 80631
TOWN HALL
RE: Weld County Referral USR13-0012- Prado View Investments Company
At a regular meeting of the LaSalle Town Board on April 23, 2013, the above referenced Use by Special
Review was considered. The board was in receipt of a recommendation from the Planning and Zoning
Commission regarding the Prado View USR. Glen Czaplewski and Tim Naylor, representing AGPRO
were in attendance at this meeting in order to address any concerns.
The Planning Commission recommendation echoed the previous communications submitted to Weld
County through the Notice of Inquiry in December 2012. More specifically, to keep the town involved
throughout the development process especially as it pertains to high impact issues such as odor, dust
control, and traffic. The Commission had also suggested precautions be made to avoid any possible
contamination to local ground water. AGRPRO representatives discussed the established regulatory
guidelines which they follow in order to avoid such issues. They will continue their due diligence
throughout the process, and encouraged board members to contact them at anytime with questions or
concerns.
Working within the IGA with Weld County, the Town Board is confident the Prado Dairy will be a good
neighbor. The expertise throughout various county departments and manpower, your guidance will be
invaluable to the applicant as well as the town.
Sincerely,
Carl L. Harvey
Operations Director
Submit by Email
Weld County Referral
March 18, 2013
The Weld County Department of Planning Services has received the following item for review:
Applicant: Prado View Investments Company LP Case Number: USR13-0012
Please Reply By: April 15, 2013 Planner: Michelle Martin
Project: 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 a livestock confinement operation (7,500 head dairy) in the A
(Agricultural) Zone District.
Location: EAST OF AND ADJACENT TO CR 35; NORTH OF CR 46
Parcel Number: 105712200087-R2938204 Legal: PT NW4 SECTION 12, T4N, R66W LOT B REC
EXEMPT RE -3724 (2.2R) of the 6th P.M., Weld County, Colorado.
Parcel Number: 105701300004-R6782999 Legal: PT S2 SECTION 1, T4N, R66W of the 6th P.M.,
Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
0
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter,
Signature
Agency
Gary Alles, President
Union Ditch Company
Date April 15, 2013
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
Union Ditch Company
Donna L. Coble, Secretary
P.O. Box 445
Greeley, CO 80632
(970) 353-6121
(970) 353-9703 (fax)
April 15, 2013
Michelle Martin, Planner
Weld County Planning Dept.
1555 N. 17th Avenue
Greeley, CO 80631
Re: Prado View Investments Company LP
Case No. USR13-0012
Dear Michelle:
Union Ditch Company has reviewed the Prado View Investments Company
referral material.
Union Ditch Company has concerns about water running off from the dairy into
the Union Ditch and also into the recharge pond used by Union Ditch Company. Any
approval should include a condition that water not be allowed to run into the ditch or the
augmentation pond.
Yours very truly,
Donna L. Coble
Secretary
Submit by Email
Weld County Referral
March 18, 2013
The Weld County Department of Planning Services has received the following item for review:
Applicant: Prado View Investments Company LP Case Number: USR13-0012
Please Reply By: April 15, 2013 Planner: Michelle Martin
Project: 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 a livestock confinement operation (7,500 head dairy) in the A
(Agricultural) Zone District.
Location: EAST OF AND ADJACENT TO CR 35; NORTH OF CR 46
Parcel Number: 105712200087-R2938204 Legal: PT NW4 SECTION 12, T4N, R66W LOT B REC
EXEMPT RE -3724 (2.2R) of the 6th P.M., Weld County, Colorado.
Parcel Number: 105701300004-R6782999 Legal: PT S2 SECTION 1, T4N, R66W of the 6th P.M.,
Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
0
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter,
Signature
Agency
Frank A. Eckhardt, Jr., President
Farmers Independent Ditch Company
Date April 11, 2013
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
THE FARMERS INDEPENDENT DITCH COMPANY
Donna L. Coble, Secretary
P.O. Box 1371
Greeley, CO 80632
(970) 353-6121
(970) 353-9703 (fax)
April 15, 2013
Michelle Martin, Planner
Weld County Planning Dept.
1555 N. 17th Avenue
Greeley, CO 80631
Re: Prado View Investments Company LP
Case No. USR13-0012
Dear Michelle:
Farmers Independent Ditch Company reviewed the Prado View Investments
Company referral.
The Company is concerned about any type of draining going into the ditch. Any
approval should be conditioned upon drainage not being allowed into the ditch. The
Company is reviewing the Preliminary Waste System Design and may submit further
comments if there are additional concerns.
Yours very truly,
et. Oteci
Donna L. Coble
Secretary
Michelle Martin
From:
Sent:
To:
Subject:
Michelle,
Hice-Idler - CDOT, Gloria [gloria.hice-idler@state.co.us]
Tuesday, March 19, 2013 11:35 AM
Michelle Martin
USR13-0012/Prado View
CDOT is not a fan of the CR 48 access onto US 85. In the past we've discouraged development from using it
and in fact, I think the County required one of the businesses in the business park to go to CR 46. If CR 48 is
the way the applicant will get to US 85, we need to have some kind of traffic analysis completed to determine if
their volume increases traffic at the intersection by more than 20%.
We will also need to determine if highway improvements might be necessary. If recall correctly, the turn lanes
at this location are substandard.
If you have any questions, please contact me.
Gloria Hice-Idler
Region 4 Permit Manager
State of Colorado, CDOT Region 4 Permits
1420 2nd Street, Greeley, CO 80631
office: 970.350.21481 cell: 970.381.24751 fax: 970.350.2198
email: Gloria.Hice Idler@state.cc.us
'PI FAST NOTF: As of October S, )01), ray email changed to Gloria.Hice-Idler@state.co.us. Please update
your address book accordingly. Thank you!
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