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Home My WebLink About20121790.tiff SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW (USR) APPLICATION • FOR PLANNING DEPARTMENT USE DATE RECEIVED: RECEIPT#/AMOUNT# /$ CASE#ASSIGNED: APPLICATION RECEIVED BY PLANNER ASSIGNED: Parcel Number 0 9 6 3 - 2 8 . 0 - 0 0 . 0 3 8 (12 digit number-found on Tax I.D.information,obtainable at the Weld County Assessors Office,orwww.co.weld.co.us) Legal Description E2SE4 , Section 28 , Township 5 North, Range 64 West Zone District:AG , Total Acreage:79-9 , Flood Plain:NA , Geological Hazard: NA , Airport Overlay District: NA FEE OWNER(S) OF THE PROPERTY: Name:Quanah Cattle Company, LLC Work Phone# 970-776-8787 Home Phone# Email rhodgen@heiskell.com Address: 5285 McWhinney Blvd, Suite 120 Address: City/State/Zip Code Loveland, CO 80538 Name: Work Phone# Home Phone# Email Address: Address: City/State/Zip Code Name: • Work Phone# Home Phone# Email Address: Address: City/State/Zip Code APPLICANT OR AUTHORIZED AGENT(See Below:Authorization must accompany applications signed by Authorized Agent) Name:AGPROfessionals, LLC Work Phone# 970-535-9318 Home Phone# Email tnaylor@agpros.com Address: Address:4350 Hwy 66 City/State/Zip Code Longmont, CO 80504 PROPOSED USE: The historical use of the property is a poultry farm.This Proposal is for a Special Use Permit to utilize the buildings of as a 15,000 head calf facility. The existing poultry barns and infrastructure will be updated for raising dairy calves. Outdoor pens will be built on the south side of the barns. I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or contained within the application are true and correct to the best of my(our)knowledge. Signatures of all fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the application. If a corporation is the fee owner, notarized evidence must be inc ded indicating that the gnatory has to legal authority to sign for the corporation. A ? ' ACS?2iessioNa(s /`C/ a/Z4//Z Signatur Owner thorized Agent Date Signature: Owner or Authorized Agent Date • 2012-1790 AGPROfessionals, LLC ■ DEVELOPERS OF AGRICULTURE February 23,2012 To Whom It May Concern I have contracted with AGPROfessionals, LLC to process all work related to a Site Specific Development Plan and Use by Special Review application to be filed in Weld County. AGPROfessionals, LLC is authorized to represent J. D. Heiskell Holdings,LLC throughout this process. Sincerely, 4RIL • Robert Hodgen/J.D. Heiskell Holdings, LLC • ENGINEERING, SURVEYING, PLANNING & CONSULTING 4350 Highway 66.Longmont,CO 80504 970.535.9318/office e 970.535.9854/fax a www.agpros.com • SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW (USR) QUESTIONNAIRE The following questions are to be answered and submitted as part of the USR application. If a question does not pertain to your use, please respond with "not applicable", with an explanation as to why the question is not applicable. 1. Explain, in detail, the proposed use of the property. The historical use of this property is a poultry production facility. This proposal is for a special use permit to utilize the buildings of the existing poultry facility as a 15,000 head dairy calf facility. The existing poultry barns and infrastructure will be updated for raising dairy calves. Outdoor pens will be built to the south of the barns. The facility is located on a parcel of approximately 80 acres. Activities will include feeding, housing and raising calves from day old to 400 pounds; storing and processing feed; and storing and maintaining feeding and livestock equipment. Supporting infrastructure includes buildings and corrals for livestock husbandry, equipment storage, maintenance facilities, waste management control structures and employee housing. The facility will be operated under applicable local, state and federal regulations. The facility will also use standard and traditional operating procedures and best • management practices consistent for dairy farming. 2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22 (Comprehensive Plan). Sec. 22-2-20. Agriculture goals and policies. B. A.Goal 2. Continue the commitment to viable agriculture in Weld County through mitigated protection of established (and potentially expanding) agricultural uses from other proposed new uses that would hinder the operations of the agricultural enterprises. A.Policy 2.3. Encourage development of agriculture and agriculturally related businesses and industries in underdeveloped areas where existing resources can support a higher level of economic activity. Agricultural businesses and industries include those related to ranching, confined animal production, farming, greenhouse industries, landscape production and agri- tainment or agri-tourism uses. The proposed use is consistent with the Weld County Comprehensive plan through the agriculture and agriculturally related businesses. The facility is an agricultural business related to confined animal production specifically the dairy and feedlot industry. The property use is necessary in Weld County to preserve the agricultural economic base historically attributed to the area. Explain how this proposal is • • consistent with the intent of the Weld County Code, Chapter 23 (Zoning) and the zone district in which it is located. This proposal meets the intent of the agricultural zone district where the site is located. A livestock confinement operation exceeding four (4) animal units per acre are permitted in the A (Agricultural) zone district as a Use-by-Special Review. Currently there are several similar uses in the area including Five Rivers Feedlot and the M&J Dairy. Public health, safety and welfare are protected through adherence to applicable county, state and federal regulations and requirements and conditions of this permit. 3. What types of uses surround the site? Explain how the proposed use is consistent and compatible with surrounding land uses. Agricultural uses that surround this site are primarily crop farming, hay production, cattle grazing, feedlots and rural residential. This proposal is compatible with the surrounding agricultural uses and the Weld County Comprehensive Plan. 4. Describe, in detail, the following: a. Number of people will use this site? • It is proposed that 30-35 full time employees will be at this site. b. Number of employees proposed to be employed at this site? It is proposed that 25-30 full time employees will be employed at this site in the future depending on business conditions. c. Hours of operation? The facility is projected to be operational Monday-Sunday, twenty-four hours per day. d. Type and number structures to be erected (built) on this site? It is proposed that the facility will utilize the existing buildings. A steel building for milk replacement production and a hay barn are proposed. New pens will be constructed in relation to the existing buildings. e. What type and number of animals, if any, will be on this site? 15,000 Dairy calves from 1 day old to 400 pounds. • f. Kind of vehicles (type, size, weight) that will access this site and how often? • Typical vehicles accessing this site include employee and owner vehicles and service trucks. The following numbers are anticipated upon full build-out of the site: Semi-truck and trailer: 1 per day for feed, 2 per week for load out Goose neck trailers: 2 per day calves in Service trucks: 2 per day Pickups and cars: 20-30 per day for full time employees. g. Who will provide fire protection to the site? Platte Valley Fire Protection District h. What is the water source on the property? (Both domestic and irrigation) There is a CWCWD tap at the facility. Sewage disposal system on the property? (Existing and proposed). There are existing Septic system at the office and residences. • j. If storage or warehousing is proposed, what type of items will be stored? Storage and warehousing is not proposed to be a main activity of this request; however, storage of feed and feed equipment, service and miscellaneous business supplies will be stored on site to accommodate daily business requirements. 6. Explain the proposed landscaping for the site. The landscaping shall be separately submitted as a landscape plan map as part of the application submittal. This is an existing facility, there is no further landscaping planned with this permit application. 7. Explain any proposed reclamation procedures when termination of the Use by Special Review activity occurs. Reclamation procedures include compliance with applicable state regulations to manage solid manure and stormwater runoff until all relative material is adequately removed. Should the facility be permanently discontinued for use as a calf feeding operation, it would be marketed under applicable county planning and zoning regulations to its greatest and best use. 8. Explain how the storm water drainage will be handled on the site. • • Storm water drainage will be handled by the current and proposed wastewater retention structures and diversions. These components will be designed to meet all required regulations. Specific details regarding storm water management will be outlined in the Preliminary Waste System Design. 9. Explain how long it will take to construct this site and when construction and landscaping is scheduled to begin. This is an existing facility; however, construction of the new wastewater retention structures and diversions will begin immediately upon approval of the Use by Special Review permit; it will take approximately one year to complete the plan. 10. Explain where storage and/or stockpile of wastes will occur on this site. The manure produced at the facility will be hauled off and provided to local farmers. Storm water and process wastewater will be collected into wastewater retention structures. All proposed storm water structures are designed to meet all required regulations. No hazardous material storage is proposed for this site. Stormwater and wastewater will be periodically land applied at agronomic rates. A local rendering service will remove mortalities as needed. Debris and refuse will be collected and removed by a local trash service, such as Waste Management or BFI. • • 4,>, CO�jy Weld County Public Works Dept. - '- 1- - 1111HStreet ACCESS PERMIT co P.O. Box 758 445. Greeley,CO 80632 APPLICATION FORM (/C\j4O Phone: (970)304-6496 Fax: (970)304-6497 Applicant Property Owner(If different than Applicant) Name Name Company Quanah Cattle Company, LLC Address Address 5285 McWhinney Blvd, Suite 120 City state_ Zip City Loveland State CO Zip 80503 Phone Business Phone 970-776-8787 Fax Fax E-mail E-mail rhodgen@heiskell.com A= Existing Access A=Proposed Access Parcel Location &Sketch The access is on WCR 55 Nearest Intersection:WCR 55 &WCR 52 WCR 1050 R Distance from Intersection A lir Parcel Number 096328000038 tri Section/Township/Range 25-5-64 T 3 U5tig, 3 • Is there an existing access to the property?DYES NO© N A Number of Existing Accesses 8 Road Surface Type &Construction Information Oka V Asphalt n Gravel ✓r Treated n Other WCR Si Culvert Size&Type Materials used to construct Access Construction Start Date Finish Date Proposed Use ❑Temporary(Tracking Pad Required)/$75 ❑Single Residential/$75 ❑Industrial/$150 a Small Commercial or Oil&Gas/$75 CI Large Commercial/$150 ❑Subdivision/$150 infield (Agriculture Only)/Exempt Is this access associated with a Planning Process? ENo QUSR ORE OPUD Other Required Attached Documents -Traffic Control Plan -Certificate of Insurance -Access Pictures (From the Left, Right, & into the access) By accepting this permit,the undersigned Applicant, under penalty of perjury,verifies that they have received all pages of the permit application;they have read and understand all of the permit requirements and provisions set forth on all pages;that they have the authority to sign for and bind the Applicant,if the Applicant is a corporation or other entity;and that by virtue of their signature the •Applicant is bound by and agrees to comply with all said permit requirements and provisions,all Weld County ordinances,and state laws regarding facilitiesc truction. Jk Signature- — Printed Name Ow o�14taal /0Y Date 49/17 )I Z. Approv or Denial will ssued in ' imum of 5 days. Approved by Revised Date 6/29/10 AA AGPROfessionals, LLC • ■■ DEVELOPERS OF AGRICULTURE Quanah Cattle Company, LLC Traffic Narrative Typical vehicles accessing this site include employee and owner vehicles, vendor and service trucks. The following numbers are anticipated upon full build-out of the site: Semi-truck and trailer: 1 per day for feed delivery and 2 per week for animal load out. Pickups and gooseneck trailers: 2 per day for incoming calves. Pickups and cars: 20-30 per day for full time employees, venders and service vehicles. Vehicles will enter at the main entrance on WCR 55. The majority of the traffic will travel south on WCR 55 then west on WCR 52 to WCR 49. Due to the need to have feed and calves delivered to the facility on a daily basis, the applicant is requesting that the facility be placed on the Weld County preferred snow route. • • ENGINEERING, SURVEYING, PLANNING & CONSULTING 4350 Highway 66 Longmont,CO 80504 970.535.9318/office 970.535.9854/fax-. www.agpros.com • FOR COMMERCIAL SITES, PLEASE COMPLETE THE FOLLOWING INFORMATION BUSINESS EMERGENCY INFORMATION: Business Name:Quanum Cattle Company, LLC Phone: 979-541-1299 Address:25225 WCR 55 City, ST, Zip:Kersey, CO 80644 Business Owner JD Heiskell Holdings, LLC Phone:Office: 970-776-8787 Home Address:5285 McWhinney Blvd, Suite 120 City, ST, Zip: Loveland, CO 80538 List three persons in the order to be called in the event of an emergency: NAME TITLE ADDRESS PHONE Rob Yarborough Corp. Project Mgr., 5285 McWhinney Blvd,Suite 120,Loveland,CO 80538 970-541-1299 Robert Hodgen Sr.Vice President 5285 McWhinney Blvd,Suite 120,Loveland,CO 80538 970-776-8787 Business Hours:24 hours per day Days:Sunday-Saturday Type of Alarm: None Burglar Holdup Fire Silent Audible • Name and address of Alarm Company: Location of Safe: MISCELLANEOUS INFORMATION: Number of entry/exit doors in this building: NA Location(s): Is alcohol stored in building?NA Location(s): Are drugs stored in building?NA Location(s): Are weapons stored in building?NA Location(s): The following programs are offered as a public service of the Weld County Sheriffs Office. Please indicate the programs of interest. Physical Security Check Crime Prevention Presentation UTILITY SHUT OFF LOCATIONS: Main Electrical: Gas Shut Off: Exterior Water Shutoff: Interior Water Shutoff: • Quanah Cattle Company, LLC Manaxement Plan • For Nuisance Control For Quanah Cattle Company, LLC 25225 WCR 55 Kersey, CO 80644 Developed in accordance with Generally Accepted Agricultural Best Management Practices Prepared By • AG PRO AGPROfessionals, LLC 4350 Highway 66 Longmont, CO 80504 February 2012 • Quanah Cattle Company,LLC AGPROfessionals,LLC • Introduction This supplemental Management Plan for Nuisance Control has been developed and implemented to identify methods that Quanah Cattle Company, LLC, will use to minimize the inherent conditions that exist in confinement feeding operations. This supplement outlines management practices generally acceptable and proven effective at minimizing nuisance conditions. Neither nuisance management nor this supplemental plan is required by Colorado State statute or specifically outlined in the Colorado Confined Animal Feeding Operations Control Regulations. This is a proactive measure to assist integration into local communities. Quanah Cattle Company, LLC will use these management and control practices, to their best and practical extent. Legal Owner, Contacts and Authorized Persons Correspondence and Contacts should be made to: Quanah Cattle Company, LLC 5285 McWhinney Blvd, Suite 120 Loveland, CO 80538 Office: 970-776-8787 • The individual(s) at this facility who is (are) responsible for developing the implementation; maintenance and revision of this supplemental plan are listed below. Rob Yarborough Corporate Project Manager (Name) (Title) (Name) (Title) Legal Description The confined animal feeding facility described in this NMP is located at: East 1/2 of the Southeast 'A of Section 28, Township 5 North, Range 64 West of the 6`h P.M. • 2 Quanah Cattle Company,LLC AGPROfessionals,LLC • Air Quality Air quality at and around confined animal feeding operations are affected primarily from the relationship of soil/manure and available moisture. The two primary air quality concerns at dairies are dust and odor. However, the management practices for dust or odor control are not inherently compatible. Wet pens and manure produce odor. Dry pens are dusty. The two paragraphs below outline the best management practices for the control of dust and odors that Quanah Cattle Company, LLC will use. The manager shall closely observe pen conditions and attempt to achieve a balance between proper dust and odor control. Dust Dust from pen surfaces is usually controlled by intensive management of the pen surface by routine cleaning and harrowing of the pen surface. The purpose of intensive surface management is twofold; to keep cattle clean and to reduce pest habitat. The best management systems for dust control involve moisture management. Management methods Quanah Cattle Company, LLC shall use to control dust are: 1. Pen density Moisture will be managed by varying stocking rates and pen densities. The animal's wet • manure and urine keep the surface moist and control dust emissions. Stocking rates will be managed to minimize dust. 2. Regular manure removal Quanah Cattle Company, LLC will continue to conduct regular manure removal. Manure removal and pen maintenance will be conducted as needed. 3. Sprinkler systems Sprinkler systems, timed appropriately, are an effective method for keeping pen surfaces moist. Pens surfaces are extensively maintained for cattle health. 4. Water Trucks Should nuisance dust conditions arise; water tanker trucks or portable sprinkling systems may be used for moisture control on pens and roadways to minimize nuisance dust conditions. Odor Odors result from the natural decomposition processes that start as soon as the manure is excreted and continue as long as any usable material remains as food for microorganisms living everywhere in soil, water and the manure. Odor strength depends on the kind of manure, and the conditions under which it decomposes. • 3 Quanah Cattle Company,LLC AGPROfessionals,LLC • Quanah Cattle Company, LLC will use the methods and management practices listed below for odor control: 1. Establish good pen drainage Dry manure is less odorous than moist manure. The Dairy will conduct routine pen cleaning and surface harrowing to reduce standing water and dry or remove wet manure. 2. Regular manure removal Reduce the overall quantity of odor producing sources. The Dairy will conduct routine pen cleaning and harrowing several times per month. 3. Composting Reduces volume, nutrients and minimizes odor and pests. 4. Reduce standing water Standing water can increase microbial digestion and odor producing by-products. Proper pen maintenance and surface grading will be conducted by the dairy to reduce standing water. The stormwater ponds will be dewatered regularly in accordance with the Manure and Wastewater Management Plan for Quanah Cattle Company, LLC. No chemical additives or treatments of the stormwater ponds for odor control are planned. Research to date indicates poor efficacy, if any, of these products. • 5. Land application timing Typically air rises in the morning and sinks in the evening. Quanah Cattle Company, LLC will consider weather conditions and prevailing wind direction to minimize odors from land application. If it is determined that nuisance dust and odor conditions persist, Quanah Cattle Company, LLC may increase the frequency of the respective management practices previously outline such as pen cleaning, surface grading and pen maintenance. Additionally, if nuisance conditions continue to persist beyond increased maintenance interval controls, Quanah Cattle Company, LLC will install physical or mechanical means such as living windbreaks and/or solid fences to further minimize nuisance conditions from dust and odors. Pest Control Insects and Rodents 1. Regular manure removal and composting Manure management removes both food sources and habitat 2. Reduce standing water Standing water is a primary breeding ground for insects • 4 Quanah Cattle Company,LLC AGPROfessionals,LLC • 3. Minimize fly habitat Standing water, weeds and grass, manure stockpiles, etc., are all prime habitat for reproduction and protection. Reduce or eliminate these areas where practical. 4. Weeds and grass management Keep weeds and grassy areas to a minimum. These provide both protection and breeding areas. 5. Minimize stockpiles or storage of manure Stockpiles of manure provide both breeding and protective habitat. Keep stockpile use to a minimum. 6. Biological treatments Parasitic wasps are excellent biological fly control and are widely used. The wasps lay their eggs in fly larvae hindering fly reproduction. 7. Baits and chemical treatments Due to environmental and worker's safety concerns, chemical treatments are a last line of defense for insect control. Baits and treatments must be applied routinely. However, they are very effective. Rodent control at Quanah Cattle Company, LLC is best achieved by minimizing spillage of feedstuffs around the operation. Good housekeeping practices and regular feed bunk cleaning, • site grading and maintenance are used to reduce feed sources. Rodent traps and chemical treatments are effective control methods and will be used as necessary. Insects and rodents inhabit areas that 1) have an adequate to good food supply and 2) foster habitat prime for breeding and living. Key practices Quanah Cattle Company, LLC will use to manage insects and rodents are to first eliminate possible habitat and then reduce the available food supply. In the event it is determined nuisance conditions from pest such as flies and rodents persist, Quanah Cattle Company, LLC will initially increase the frequency of the housekeeping and management practices outlined previously. Iffurther action is necessary, Quanah Cattle Company, LLC will increase use of chemical controls and treatments, such as fly sprays, baits, and rodendicide for pest control. Mortality Management Quanah Cattle Company, LLC will maintain the timely removal and disposal of mortalities to a rendering company. Records of disposal will be maintained and will be available for review upon request. • 5 Hello