HomeMy WebLinkAbout20122328.tiff S .4),„„8„..„„e, MEMORANDUM
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TO: Michelle Martin, Planning Services DATE: July 6, 2012
--- L r i
G o u N?Y FROM: Heidi Hansen, P.E., Public Works Department
SUBJECT: USR12-0034, BB Colorado Holdings LLC
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 21 & CR 20 are local gravel roads and require a 60-foot right-of-way at full build out. There is
presently a 60-foot right-of-way. These roads are 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 show the approved access points on the plat and label them with the Access Permit number (will
be provided).
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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?en-07,32
• REQUIREMENTS:
1. Show the approved access points on the plat and label them with the Access Permit number(will
be provided).
2. 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.
3. 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.
4. 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.
5. 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.
6. 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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,86, Memorandum
1 ! TO: Michelle Martin, Dept. of Planning
' L! r 1 Services
G_0 T Y FROM: Troy Swain, Environmental Health
DATE: July 2,2012
SUBJECT: USR12-0034 BB Colorado Holdings,
LLC, Comments and proposed
conditions of approval.
The Weld County Department of Public Health & Environment has reviewed this application for a dairy.
The Department has no objections to the proposal but recommends the following conditions be part of
any approval:
The Department recommends the following requirements be met 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 plumbing fixtures for employees and patrons of the facility. If
the applicant intends to use an existing system, the system 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.
The applicant shall provide documentation by a Colorado Registered Professional Engineer
demonstrating that the impoundment meets the following requirements of Colorado Water Quality
Control Commission Regulation 81 (6 CCR 1002-81): (1)setback from water wells, (2) impoundment
liner setback from seasonal high groundwater,(3)impoundment liner seepage rate,and(4)that a manure
removal standard operational procedures(SOP) for the impoundment has been submitted.
The Department recommends the following requirements be incorporated 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. 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.
3. The facility, upon being defined as a CAFO(Large CAFO 700 dairy cows), shall register as a
CAFO and compile a Facility Management Plan or obtain a CDPS CAFO Permit.
4. The facility shall control fugitive dust on this site and operate in accordance with their current
approved Management Plan for Nuisance Control.
• 5. 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.
• 6. 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.
7. 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.
8. 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.
• 9. 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.
10. 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.
11. 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.
12. 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.
13. Composting operations shall comply with Section 14 (Composting) of the Regulations
Pertaining to Solid Waste Sites and Facilities (6 CCR 1007-2).
14. Adequate drinking water, hand washing, and toilet facilities shall be provided for employees and
patrons of the facility.
• 15. 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.
V 1s' -
• Department of Planning Services
1555 N 17`h Ave
Greeley,CO 80631
353-6100
l , U (970)
FM ..
July 5, 2012
USR12-0034
Building Department Review Comments
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 (8,000 head dairy) in the A(Agricultural)Zone District.
Parcel:131122000013
Dear Sir/Madam,
The Weld County Building Department has reviewed the history and investigated any complaints or violations that
accompany the parcel the establishment resides on. The findings are as followed:
There are currently no existing violations or complaints on this parcel. Building permits are required for new
structures.
• Building Permits including engineered foundation and plans will be required. The applicant will need to meet the
handicap accessibility requirements for restrooms.
Demo Permits will be required to demolish the poultry barns. Staff will need to review if the scale house and the
special needs building will require Building Permits or an Ag Exempt Permit. The hay barns and commodity
buildings/bins will require Ag Exempt Permits.
Any owner or authorized agent who intends to construct,enlarge,alter,repair, move,demolish,or change the
occupancy of a building or structure,or to erect,install, enlarge,alter, repair, remove,convert or replace any
electrical,gas, mechanical or plumbing system,or to cause any such work to be done,shall first make application
to the building official and Weld County to obtain the required permit.
For further information or comments please contact the Weld County Building Department.
Sincerely,
Jonathan Gesick
Plans Examiner and Building Inspector
970-353-6100 x-3532
COIOW
JUniversity
Weld County
Extension
525 N.15th Avenue
Exhibition Building,Island Grove Park
Greeley,CO 80631
August 3 2012 (970)3044535
g > FAX:(970)351.0415
www.co.weid.co.us
Michelle Martin, Planner
Weld County Planning Department
1555 N 17th Avenue
Greeley,CO 80631
Dear Michelle,
I have reviewed Case Number USR12-0034,a Site Specific Development Plan and Use by Special Review
application for an 8000 head dairy. I also toured the site with Tim Naylor,AGPROfessionals,LLC,who is
representing the applicants BB Colorado Holdings, LLC and Front Range Dairy. Lastly, I visited with
Dave DeHaan by phone about his plans for the dairy.
The size of the proposed dairy requires it to adhere to the Confined Animal Feeding Operation (CAFO)
Regulations. Compliance with these regulations must be observed. While the permit is for 8000 head, it
should be noted that most of those animal units are for young heifers being grown as replacements to the
cow herd.
Facility design will allow for approximately 475 square feel/animal(lactating cows)which is slightly more
concentrated than general recommendations,however well within industry norms for this area considering
our arid climate. Properly managed corrals (i.e. adequate drainage, regular removal of solids) should be
adequate to support this density.
While this proposed dairy does not have the land base to apply the manure it will generate, it should be
noted that Mr. DeHaan operates another dairy in the immediate area and has built relationships with area
farmers. Plans for area farmers to utilize the solid waste from the dairy are reasonable and consistent with
industry practices.
Based on my review, Weld County Extension has no objection to this application.
Sincerely,
Ala 447
Keith R. Maxey
Extension Agent
Colorado State University,U.S.Department of Agriculture and Colorado counties cooperating.
Extension programs are available to all without discrimination.
cOF cp-11O, DEPARTMENT OF NATURAL RESOURCES
tq 4 9°'
H 1 °I DIVISION OF WATER RESOURCES
m
* ��'*' *.; John W.Hickenlooper
1876-- Governor
Mike King
Executive Director
Dick Wolfe P.E.
Director
June 18. 2012
Ms. Michelle Martin
Weld County Planning Services
Transmission via email: mmartinco.weld.co.us
Re: BB Colorado Holdings, LLC — USR 12-0034
Part of Section 22, T2N, R67W, 6th P.M.
Water Division 1, Water District 2
Dear Ms. Martin:
We have reviewed the above referenced proposal. The submitted material does not
appear to qualify as a "subdivision" as defined in § 30-28-101(10)(a), C.R.S. Therefore,
pursuant to the State Engineer's March 4, 2005 and March 11, 2011 memorandums to county
planning directors, this office will only perform a cursory review of the referral information and
provide comments. The comments will not address the adequacy of the water supply plan for
this property or the ability of the water supply plan to satisfy any County regulations or
requirements.
This referral is a use by special review request to convert an existing poultry farm to a
dairy. The proposed water supply includes two water taps from Central Weld County Water
District ("District') and an existing well with permit no. 25191-F. Well permit no. 25191-F is
completed in the nontributary Laramie-Fox Hills aquifer. The permit was issued for the following
uses: livestock and commercial purposes with an annual appropriation not to exceed 18.0 acre-
feet. The proposed uses seem consistent with the current well permit.
This office has not identified any concerns with the proposal as long as the District can
continue to provide water for the proposed use and as long as the permit conditions are
complied with. If you or the applicant has any questions in this matter, please contact Tracy
Kosloff of this office.
Sincerely, UGA od;
CJoa a Williams, P.E.
Ws r Resource Engineer
cc: permit file 25191-F
JMW/tlk
Office of the State Engineer
1313 Sherman Street,Suite 818•Denver, CO 80203• Phone:303-866-3561 • Fax:303-866-3589
www.water.state.co.us
Michelle Martin
From: Kristine Ranslem
Sent: Monday, July 02, 2012 11:10 AM
To: Michelle Martin
Subject: FW: USR12-0034 Referral
FYI—please see comments below. Thanks!
Kristin R.avtslewt
Planning Technician
Weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
From: Mari Pena [mailto:mpena@fortlupton.org]
Sent: Monday,July 02, 2012 11:07 AM
To: Kristine Ranslem
Subject: RE: USR12-0034 Referral
USR12-0034
This property is within our 2007 Comprehensive Plan and this area is designated as Agriculture. Fort
Lupton is not opposed to the proposed commercial venture but would like to discuss the possibility of
potential annexation and development of the property through the Fort Lupton process.Thank you for
the opportunity to make comment concerning this proposal.
Thank you,
Mari Pena
Planning Technician
City of Fort Lupton
130 S. McKinley Ave.
Fort Lupton, CO 80621
From: Kristine Ranslem [mailto:kranslem@co.weld.co.us]
Sent: Monday,June 04, 2012 10:52 AM
To: Bethany Salzman; Roger Ainsworth; Keith Maxey; ioanna.williams@state.co.us; larry.rogstad@state.co.us;
chris.mettenbrink@state.co.us; janell.r.nelson@aphis.usda.gov; douglas.camrud@state.co.us; Rebecca Toberman;
brucenickerson@me.com; Todd Hodges; Mar! Pena; Jennifer Simmons; gmcginn@ftluptonfire.com; Richard Hawley;
iodi@cwcwd.com; roxanne@cwcwd.com; cindv.einspahr@co.usda.gov
Subject: USR12-0034 Referral
We have just received a case (USR12-0034) in which we ask that you review the material and send a
referral to us. The following is a quick link to the case in question:
1
http://www.co.weld.co.us/Departments/PlanningZoninq/PlanningDepartment/CurrentPlanningCases/i
ndex.html#USR12-0034
ex.htm l#U S R 12-00 34
If you have any questions, please don't hesitate to contact me at the number below. Thank you!
krLstLv&e Rcfvkslewt
Planning Technician
Weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
eM :'' j
Confidentiality Notice:This electronic transmission and any attached documents or other writings are intended only for
the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise
protected from disclosure. If you have received this communication in error, please immediately notify sender by return
e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited.
2
Submit by Email
86It" Weld County Referral
Ir - r �
June 4, 2012
The Weld County Department of Planning Services has received the following item for review:
Applicant: BB Colorado Holdings, LLC Case Number: USR12-0034
Please Reply By: July 2, 2012 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 (8,000 head dairy) in the
A(Agricultural) Zone District.
Location: South of and adjacent to CR 20 and west of and adjacent to CR 21
Parcel Number: 131122000013-R5419286 Legal: NE4 SECTION 22, T2N, R67W 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.
I I 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.
Greg McGinn 7-2-2012
Signature Date
Agency Fort Lupton Fire Protection District
Weld County Planning Dept 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
FORT LUPTON FIRE PROTECTION DISTRICT
PLAN REVIEW REPORT and PERMIT
Plans submitted to FLFPD are reviewed for compliance with the fire code as adopted and/or
amended. This report is intended to provide the submitter with the status of plan approval, and
any comments that may require further information, verification or action for approval of plans.
All plans may be subject to field inspection and/or testing for final approval prior to sign off on a
Certificate of Occupancy or Certificate of Inspection. The approval of plans constitutes a permit
to commence work where required by the fire code, and is subject to the conditions as may be
noted in the comment section below.
Project:
Address: 9700 CR 20 Fort Lupton, Co. 80621
Plan Description:
Submitted by: Dave DeHaan
Submitter Phone#: 303-857-9323
Submitter email:
Permit#: USR12-0034
Submittal Date: 6-4-2012
Approval Status: Approved with Comments
Reviewed by: Greg McGinn
Date: 7-2-2012
Comments:
1) 503.23 Surface.
Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.
2) 505.1 Address numbers.
New and existing buildings shall have approved address numbers,building numbers or
approved building identification placed in a position that is plainly legible and visible from
the street or road fronting the property.These numbers shall contrast with their
background.Address numbers shall be Arabic numerals or alphabet letters.Numbers shall
be a minimum of 4 inches(102 mm) high with a minimum stroke width of 0.5 inch(12.7
mm).
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