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Home My WebLink About20121614.tiff RESOLUTION RE: APPROVE MINOR AMENDMENT, MUSR12-0005, FOR SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT #950 - PHIL AND MARYANNE PENNOCK WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, the Board of County Commissioners held a public hearing on the 27th day of June, 2012, at the hour of 9:00 a.m., in the Chambers of the Board, for the purpose of hearing the application of Phil and Maryanne Pennock, 0329 Highway 56, Berthoud, Colorado 80513, for a Minor Amendment to the Site Specific Development Plan and Use by Special Review Permit#950 for a Livestock Confinement Operation (an 80,000-head turkey brooding facility and a 150-head dairy) in the A (Agricultural) Zone District, on the following described real estate, being more particularly described as follows: E1/2 SW1/4 of Section 18, Township 4 North, Range 68 West of the 6th P.M., Weld County, Colorado WHEREAS, at said hearing, the applicant was represented by Tim Naylor, AGPROfessionals, LLC, 4350 State Highway 66, Longmont, Colorado 80504, and WHEREAS, Section 23-2-285 of the Weld County Code provides standards for review of said Minor Amendment, and WHEREAS, the Board of County Commissioners heard all of the testimony and statements of those present, studied the request of the applicant and the recommendation of the Planning Services staff and all of the exhibits and evidence presented in this matter and, having been fully informed, finds that this request shall be approved for the following reasons: 1. The submitted materials are in compliance with the application requirements of Section 23-2-285.J of the Weld County Code. 2. It is the opinion of the Board of County Commissioners that the applicant has shown compliance with Section 23-2-285.C of the Weld County Code as follows: a. Section 23-2-285.C.1 -- The proposed change(s) will be compatible with existing and allowed uses in the surrounding area and be in harmony with the neighborhood. The site was approved previously for a turkey/dairy facility under USR-950. There are existing agricultural uses in the area, including an existing feedlot facility immediately to the west of this site. b. Section 23-2-285.C.2 -- The proposed change(s) is consistent with the County Comprehensive Plan pursuant to Chapter 22 of the Weld County Code. Gc, •. 9L, IRpp.\•, Aoiev 2012-1614 PL0840 MINOR AMENDMENT - MUSR12-0005 (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 2 1) Section 22-2-20.A (A.Goal 1) states, "Respect and encourage the continuation of agricultural land uses and agricultural operations for purposes which enhance the economic health and sustainability of agriculture." 2) Section 22-2-20.B.3 (APolicy 2.3) states, "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." 3) Section 22-2-20.1.5 (A.Policy 9.5) states, "Applications for a change of land use in the agricultural areas should be reviewed in accordance with all potential impacts to surrounding properties and referral agencies. Encourage applicants to communicate with those affected by the proposed land use change through the referral process." The site is already approved for a commercial agricultural operation. There are existing agricultural uses in the area, including an existing feedlot facility immediately to the west. The site is well screened from State Highway 56 by existing trees. c. Section 23-2-285.C.3 -- The proposed change(s) will not result in a substantial adverse impact on the other property in the vicinity of the subject property. The Department of Planning Services has received two e-mails and a phone call from surrounding property owners expressing concerns/objections to the proposed Minor Amendment request. The concerns stated in the telephone conversation included: the potential for odor and flies generated by the operation, the density of the proposed dairy facility, potential lack of space for manure generated by the operation, and distance of animal pens from property lines. It should be noted that the Department of Planning Services has also received one phone call and e-mail from a property owner in support of this application. The letter of support states that the facility has previously operated, up until 2009, with up to 50,000 turkeys with no evidence of complaints, the overall animal units will be reduced from the number allowed under USR-950, and that the applicant owns/leases up to 900 acres (not just the property the facility is located on) to apply manure from the cows. The Department of Planning Services is requiring a Lighting Plan be submitted to address the impacts from the expansion of this feedlot. The Department of Planning Services is also requiring that the applicant adhere to specific Development Standards imposed by the County regarding odors and flies, as well as the Confined Animal Feeding Operation (CAFO) Regulations. This will ensure the facility is operating in 2012-1614 PL0840 MINOR AMENDMENT - MUSR12-0005 (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 3 compliance with numerous conditions which would not be required for a facility operating as a Use by Right. d. Section 23-2-285.C.4 -- The recommendations of the referral agencies have been considered. Recommendations from referral agencies have been attached as Conditions of Approval and/or Development Standards. All referral agencies have either indicated no conflict/concerns or have recommended approval with conditions. Properties immediately to the south (with the exception of one parcel) are located within the municipal boundaries of the Town of Berthoud. The Town of Berthoud indicated no conflicts with its interest, in the referral response dated May 14, 2012. e. Section 23-2-285.C.5 -- The proposed change is not deemed to be a major change. The Department of Planning Services determined that the proposed use was not deemed to be a major change and could be processed as a Minor Amendment at a September 30, 2011, pre-application meeting. f. Section 23-2-285.C.6 -- The proposed changes must be consistent with the original Development Standards. The proposal is consistent with the previously approved permit. The Development Standards have been updated to reflect updated state and county requirements regarding dairy facilities. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the application of Phil and Maryanne Pennock, for a Minor Amendment to the Site Specific Development Plan and Use by Special Review Permit #950 for a Livestock Confinement Operation (an 80,000-head turkey brooding facility and a 150-head dairy) in the A (Agricultural) Zone District, on the parcel of land described above be, and hereby is, granted subject to the following conditions: 1. The plat shall be amended to delineate the following: A. All sheets of the plat shall be labeled MUSR12-0005. B. The attached Development Standards. C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. D. The applicant shall indicate the access/easement for the Thompson River Storage/Irrigation Company access to the north end of the property. E. The approved lighting plan (if applicable). 2012-1614 PL0840 MINOR AMENDMENT - MUSR12-0005 (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 4 2. Prior to Recording the Plat: A. The applicant shall address the requirements of the Weld County Department of Public Health and Environment, as stated in the referral dated June 20, 2012, as follows: 1) 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. If the applicant intends to use any existing system, the system must be evaluated and permitted in accordance with Environmental Health Services Division policies and all provisions of the Weld County Code, pertaining to I.S.D.S. B. If additional lighting is proposed, the applicant shall submit a Lighting Plan, for review and approval, by the Department of Planning Services. 3. Upon completion of Conditions of Approval #1 and #2 above, the applicant shall submit a Mylar plat, along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat 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. 4. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the plat not be recorded within the required one-hundred (120) days from the date of the Weld County Board of Commissioners Resolution, a $50.00 recording continuance charge may be added for each additional three (3) month period. 5. The Department of Planning Services respectfully requests a digital copy of this Use by Special Review, as appropriate. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB). The preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be sent to maps@co.weld.co.us. 6. The Minor Amendment to the Use by Special Review activity shall not occur, nor shall any building or electrical permits be issued on the property, until the Use by Special Review plat is ready to be recorded in the office of the Weld County Clerk and Recorder. 7. Prior to Operations: 2012-1614 PL0840 MINOR AMENDMENT - MUSR12-0005 (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 5 A. The applicant shall provide documentation, prepared 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. 8. Prior to Release of Building Permits: A. A building permit maybe required for the new construction, and any alteration or addition to any buildings or structures on the property. B. A building permit application must be completed and two complete sets of 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 Colorado registered engineer, shall be required. C. Buildings 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: 2006 International Building Code, 2006 International Mechanical Code, 2006 International Plumbing Code, 2006 International Energy Code, 2006 International Fuel Gas Code, 2011 National Electrical Code, 2003 ANSI 117.1 Accessibility Code, and Chapter 29 of the Weld County Code. D. A plan review shall be approved and a permit must be issued prior to the start of construction. E. Any existing structures proposed to have changed uses will require a commercial building permit for change of use. A code analysis, floor plan, and complete set of plans for any alteration a structural analysis by a professional engineer may be required. F. The applicant shall submit evidence of approval from the Berthoud Fire Protection District to the Weld County Department of Building Inspection. 2012-1614 PL0840 MINOR AMENDMENT - MUSR12-0005 (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 6 - The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 27th day of June, A.D., 2012. BOARD OF COUNTY COMMISSIONERS WELD COUNTY COLORADO ATTEST: ' ,s (/T� Sean P. Conway, Chair Weld County Clerk to the Board lliam F. Garcia, moo- em BY: Deputy rk t the Board Kirkmeyer APP M: cw Q David E. Long my ttorney .6fic%4--) Dougl Radadema er Date of signature: 9-/ 9--/P 2012-1614 PL0840 SITE SPECIFIC DEVELOPMENT PLAN USE BY SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS PHIL AND MARYANNE PENNOCK MINOR AMENDMENT - MUSR12-0005 (USR-950) 1. A Minor Amendment, MUSR12-0005, to A Site Specific Development Plan and Use by Special Review Permit #950 for a Livestock Confinement Operation (an 80,000-head turkey brooding facility and a 150-head dairy) for a 1,000-head dairy facility in the A (Agricultural) Zone District. 2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County Code. 3. The facility will operate 24 hours per day. 4. The total number of employees shall be limited to sixteen (16), as stated in the application materials. 5. The facility shall operate in compliance with Colorado Water Quality Control Commission Regulation Numbers 81 and 61. 6. The facility, upon being defined as a Confined Animal Feed Operation (Large CAFO Dairy 700 head), shall register as a CAFO and compile a Facility Management Plan or obtain a CDPS CAFO Permit. 7. There shall be no discharge of manure or wastewater to surface waters, unless allowed by Water Quality Control Commission Regulation Number 81 or by a CAFO Colorado Discharge Permit issued in accordance with Regulation 61. 8. 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 facility's 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. 9. The facility shall be operated and maintained in a manner to prevent nuisance conditions and operate in accordance with the current approved Management Plan for Nuisance Control. 10. The facility shall control fugitive dust on this site and operate in accordance with the approved Management Plan for Nuisance Control. 11. The facility shall be operated in a manner to control pests. The facility shall be operated in accordance, at all times, with their approved Management Plan for Nuisance Control. Additional control measures shall be implemented at the request of the Weld County Department of Public Health and 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. 2012-1614 PL0840 MINOR AMENDMENT, MUSR12-0005, DEVELOPMENT STANDARDS (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 2 12. The facility shall be operated in a manner to control flies. The facility shall be operated in accordance, at all times, with the approved Management Plan for Nuisance Control. Additional fly control measures shall be implemented at the request of the Weld County Department of Public Health and 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 complaints associated with facility, and in the judgment of the Weld County Health Officer, there exists a fly condition requiring abatement. 13. The facility shall be operated in a manner to control odors and in accordance with their approved Management Plan for Nuisance Control. Odors detected off the 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 the 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. 14. 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 Colorado Water Quality Control Commission Regulation Number 81. 15. 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. 16. 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. 17. 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, Section 30-20-100.5, C.R.S. 18. Waste materials, not specifically addressed by other Development Standards, shall be handled, stored, and disposed of in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. 19. Adequate drinking water, hand washing, and toilet facilities shall be provided for employees and patrons of the facility. 2012-1614 PL0840 MINOR AMENDMENT, MUSR12-0005, DEVELOPMENT STANDARDS (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 3 20. If applicable, the applicant shall obtain Stormwater Discharge Permit coverage for construction activities from the Colorado Department of Public Health and Environment, Water Quality Control Division. 21. 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. 22. The historical flow patterns and runoff amounts will be maintained on the 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 runoff rate and velocity increases, diversions, concentration, and/or unplanned ponding of storm runoff. 23. Weld County is not responsible for the maintenance of on-site drainage related features. 24. A building permit may be required for the new construction, and any alteration or addition to any buildings or structures on the property. 25. A building permit application must be completed and two complete sets of 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 Colorado registered engineer shall be required. 26. Buildings and structures shall conform to the requirements of the various codes adopted at the time of permit application. Currently, the following have been adopted by Weld County: 2006 International Building Code, 2006 International Mechanical Code, 2006 International Plumbing Code, 2006 International Energy Code, 2006 International Fuel Gas Code, 2011 National Electrical Code, 2003 ANSI 117.1 Accessibility Code, and Chapter 29 of the Weld County Code. 27. A plan review shall be approved and a permit must be issued prior to the start of construction. 28. NOTE: According to county records, there is an existing 1970 mobile home located on the property. Mobile homes constructed prior to 1970 are not eligible for building permits (except for the possibility of minor repairs to address health and safety issues) and cannot be relocated in Weld County. 29. Any existing structures proposed to have changed uses will require a commercial building permit for change of use. A code analysis, floor plan, and complete set of plans for any alteration a structural analysis by a professional engineer may be required. 30. The operation shall comply with all applicable rules and regulations of state and federal agencies and the Weld County Code. 31. The applicant shall adhere to the approved Lighting Plan. Sources of light, including 2012-1614 PL0840 MINOR AMENDMENT, MUSR12-0005, DEVELOPMENT STANDARDS (USR #950) - PHIL AND MARYANNE PENNOCK PAGE 4 light from high-temperature processes such as combustion or welding,shall be shielded so that light rays will not shine directly onto adjacent properties where such would cause a nuisance or interfere with the use on the adjacent properties; and neither direct nor reflected light from any light source may create a traffic hazard to operators of motor vehicles on public or private streets and no colored lights may be used which may be confused with,or construed as,traffic control devices. 32. Effective April 25, 2011, Building Permits issued on the proposed lot will be required to adhere to the fee structure of the County-Wide Road Impact Fee Program. 33. Effective April 25, 2011, building permits issued on the proposed lot will be required to adhere to the fee structure of the County Facility Fee and Drainage Impact Fee Programs. 34. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240,Weld County Code. 35. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250 of the Weld County Code. 36. 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. 37. The Minor Amendment 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. 38. 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. 2012-1614 PL0840 LAND USE APPLICATION • coal'- SUMMARY SHEET Planner: Chris Gathman Case Number: MUSR12-0005 Hearing Date: June 27, 2012 Applicant: Phil R Pennock Jr. and Maryanne Pennock, Co-Trustee, C/O Tim Naylor AGPROfessionals Situs Address: 329 State Highway 56, Berthoud, CO 80513 Request: A Minor Amendment to USR-950 (A Site Specific Development Plan and Use by Special Review Permit for a Livestock Confinement Operation 80,000 turkeys & a 150 head dairy facility) for a 1,000 head dairy facility in the A (Agricultural) Zone District. Legal Description: Part of the E2SW4 of Section 18, T4N, R68W of the 6th P.M., Weld County, CO Location: North of and adjacent to State Highway 56 and approximately 1/4 mile east of County Road 1. Size of Parcel: 51.8 +/-acres Parcel Number: 1061 18 000050 POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Special Review Permit are 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 Works, referral dated May 16, 2012 • Colorado Department of Transportation (CDOT), electronic mail referral dated June 6, 2012 • Weld County Department of Public Health and Environment, electronic mail referral dated May 17, 2012 • Weld County Building Inspection, referral dated May 24, 2012 The Department of Planning Services' staff has received responses without comments from the following agencies: Weld County Zoning Compliance, referral dated April 30, 2012 Town of Berthoud, referral dated May 14, 2012 The Department of Planning Services' staff has not received responses from the following agencies: Extension Office Weld County Sheriffs Office 2012-1614 Little Thompson Water District Colorado Division of Water Resources Town of Mead Larimer County CS8L1D MUSR12-0005-Pennock, PAGE 1 Berthoud Fire Protection District Big Thompson Soil Conservation District MUSR12-0005-Pennock, PAGE 2 ' `86 SPECIAL REVIEW PERMIT I 1 �J. 1= r ADMINISTRATIVE REVIEW Planner: Chris Gathman Case Number: MUSR12-0005 Hearing Date: June 27, 2012 Applicant: Phil R Pennock Jr. and Maryanne Pennock, Co-Trustee, CIO Tim Naylor AGPROfessionals Address: 329 State Highway 56, Berthoud, CO 80513 Request: A Minor Amendment to USR-950 (A Site Specific Development Plan and Use by Special Review Permit for a Livestock Confinement Operation 80,000 turkeys & a 150 head dairy facility) for a 1,000 head dairy facility in the A (Agricultural) Zone District. Legal Description: Part of the E2SW4 of Section 18, T4N, R68W of the 6`h P.M., Weld County, CO Location: North of and adjacent to State Highway 56 and approximately 1/4 mile east of County Road 1. Size of Parcel: 51.8 +/- acres Parcel Number: 1061 18 000050 Narrative: USR-950 was approved by the Board of County Commissioners on June 26, 1991. USR-950 allows for an 80,000 head turkey & 150 head dairy facility. The applicant is proposing to replace this approved operation with a 1,000 head dairy facility under this minor amendment request. The applicant previously submitted and later withdrew a minor amendment request for a 1,750 head dairy facility under case #MUSR11-0003 in the fall of 2011. The number of total animal units associated with this request would be reduced from 1,750 total animal units approved under USR-950 to 1,000 total animal units under this proposal. The existing and proposed structures to be used in conjunction with this operation were approved under USR-950 with the exception of the proposed milk parlor and the wastewater collection structures. THE DEPARTMENT OF PLANNING SERVICES' DIRECTOR RECOMMENDS APPROVAL OF THIS APPLICATION FOR THE FOLLOWING REASONS: 1. The proposed change(s) will be compatible with existing and allowed uses in the surrounding area and be in harmony with the neighborhood. The site was approved previously for a turkey/dairy facility under USR-950. There are existing agricultural uses in the area including an existing feedlot facility immediately to the west of this site. 2. The proposed change(s) is consistent with the County Comprehensive Plan pursuant to Chapter 22 of the Weld County Code. MUSR12-0005-Pennock, PAGE 3 Section 22-2-20.A A.Goal 1 states: "Respect and encourage the continuation of agricultural land uses and agricultural operations for purposes which enhance the economic health and sustainability of agriculture." Section 22-2-20.B.3 Policy 2.3 states: "3. 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." Section 22-2-20. 1.5 A.Policy 9.5. states: "Applications for a change of land use in the agricultural areas should be reviewed in accordance with all potential impacts to surrounding properties and referral agencies. Encourage applicants to communicate with those affected by the proposed land use change through the referral process." The site is already approved for a commercial agricultural operation. There are existing agricultural uses in the area including an existing feedlot facility immediately to the west. The site is well screened from State Highway 56 by existing trees. 3. The proposed change(s) will not result in a substantial adverse impact on the other property in the vicinity of the subject property. The Department of Planning Services has received two e- mails and a phone call from surrounding property owners expressing concerns/objections to the proposed minor amendment request. The concerns stated in the telephone conversation included: the potential for odor and flies generated by the operation, the density of the proposed dairy facility, potential lack of space for manure generated by the operation, distance of animal pens from property lines. It should be noted that the Department of Planning Services has also received one phone call and e-mail in from a property owner in support of this application. The letter of support states that the facility has operated previously up until 2009 with up to 50,000 turkeys with no evidence of complaints, the overall animal units will be reduced from the number allowed under USR-950, and that the applicant owns/leases up to 900 acres (not just the property the facility is located on) to apply manure from the cows. The Department of Planning Services is requiring a Lighting plan be submitted to address the impacts from the expansion of this feedlot. The Department of Planning Services is also requiring that the applicant be required to adhere to specific Development Standards imposed by the County re: odors and flies as well as Confined Animal Feeding Operation (CAFO) regulations. This will ensure the facility is operating in compliance with numerous conditions which would not be required for a facility operating as a use-by-right. 4. The recommendations of the referral agencies have been considered. Recommendations from referral agencies have been attached as conditions of approval and/or development standards. All referral agencies have either indicated no conflict/concerns or have recommended approval with conditions. Properties immediately to the south (with the exception of one parcel) are located within the municipal boundaries of the Town of Berthoud. The Town of Berthoud indicated no conflicts with their interest in their referral response dated May 14, 2012. 5. The proposed change is not deemed to be a major change. The Department of Planning Services determined that the proposed use was not deemed to be a major change and could be processed as a minor amendment at a September 30, 2011 pre-application meeting. 6. The proposed changes must be consistent with the original development standards. The proposal is consistent with the previously approved permit. Development standards have been updated to reflect updated state and county requirements regarding dairy facilities. MUSR12-0005-Pennock, PAGE 4 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. 1. The plat shall be amended to delineate the following: A. All sheets of the plat shall be labeled MUSR12-0005. (Department of Planning Services) B. The attached Development Standards. (Department of Planning Services) C. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) D. The applicant should indicate on the plat drawing the access/easement for the Thompson River Storage/Irrigation Company access to the north end of the property. E. The approved lighting plan (if applicable). (Department of Planning Services) 2. Prior to Recording the Plat: A. The applicant shall address the requirements of the Weld County Department of Public Health and Environment as stated in their referral dated June 20, 2012, as follows: 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. If the applicant intends to use any existing system, the system must be evaluated and permitted in accordance with Environmental Health Services Division policy and all provisions of the Weld County Code, pertaining to I.S.D.S. The applicant shall provide documentation, prepared by a Colorado Registered Professional Engineer demonstrate 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. (Department of Public Health and Environment) B. If additional lighting is proposed, the applicant shall submit a lighting plan for review and approval by the Department of Planning Services. (Department of Planning Services) 3. Upon completion of 1. and 2. above the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services Staff. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat 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 plat not be recorded within the required one-hundred (120) days from the date the Administrative Review was signed a $50.00 recording continuance charge may be added for each additional 3 month period. (Department of Planning Services) 5. The Department of Planning Services respectively requests the surveyor provide a digital copy of MUSR12-0005-Pennock, PAGE 5 this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable). This digital file may be sent to dhuerterco.weld.co.us. (Department of Planning Services) 6. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the property until the Special Review plat is ready to be recorded in the office of the Weld County Clerk and Recorder. (Department of Planning Services) 7. Prior to Release of Building Permits: A. A building permit will be required for the new construction, and any alteration, or addition to any buildings or structures on the property. It is recommended that a code analysis be done on the project by a design professional with experience in this area. (Department of Public Health and Environment) B. A building permit application must be completed and two complete sets of 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. (Department of Building Inspection) C. Buildings 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: 2006 International Building Code; 2006 International Mechanical Code; 2006 International Plumbing Code: 2006 International Energy Code; 2006 International Fuel Gas Code; 2011 National Electrical Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) D. A plan review shall be approved and a permit must be issued prior to the start of construction. (Department of Building Inspection) E. Any existing structures proposed to have changes uses will require commercial building permit for change of use. A code analysis, floor plan and complete set of plans for any alteration a structural analysis by a professional engineer may be required. (Department of Building Inspection) F. Prior to the release of building permit, the applicant shall submit evidence of approval from the Berthoud Fire Protection District to the Weld County Building Department. (Department of Building Inspection) MUSR12-0005-Pennock, PAGE 6 MINOR AMENDMENT TO SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Phil R Pennock Jr. and Maryanne Pennock MUSR12-0005 1. A Minor Amendment to USR-950 (A Site Specific Development Plan and Use by Special Review Permit for a Livestock Confinement Operation 80,000 turkeys & a 150 head dairy facility) for a 1,000 head dairy facility in the A (Agricultural) Zone District. (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 will operate 24 hours per day. (Department of Planning Services) 4. The total number of employees shall be limited to sixteen (16) as stated in the application materials. (Department of Planning Services) 5. The facility shall operate in compliance with Colorado Water Quality Control Commission Regulation Number 81 and 61. (Department of Public Health and Environment) 6. The facility, upon being defined as a CAFO (Large CAFO Dairy 700 head), shall register as a CAFO and compile a Facility Management Plan or obtain a CDPS CAFO Permit. (Department of Public Health and Environment) 7. There shall be no discharge of manure or wastewater to surface waters, unless allowed by Water Quality Control Commission Regulation Number 81 or by CAFO Colorado Discharge Permit issued in accordance with Regulation 61. (Department of Public Health and Environment) 8. 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 storm water. (Department of Public Health and Environment) 9. The facility shall be operated and maintained in a manner to prevent nuisance conditions and operate in accordance with the current approved Management Plan for Nuisance Control. (Department of Public Health and Environment) 10. The facility shall control fugitive dust on this site and operate in accordance with their approved Management Plan for Nuisance Control. (Department of Public Health and Environment) 11. The facility shall be operated in a manner to control pests. The facility shall be operated in accordance, at all times, with their 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. (Department of Public Health and Environment) 12. The facility shall be operated in a manner to control flies. The facility shall be operated in accordance, at all times, with their 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 MUSR12-0005-Pennock, PAGE 7 judgment of the Weld County Health Officer, there exists a fly condition requiring abatement. (Department of Public Health and Environment) 13. The facility shall be operated in a manner to control odors and in accordance with their approved Management Plan for Nuisance Control. 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. (Department of Public Health and Environment) 14. 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 Colorado Water Quality Control Commission Regulation Number 81. (Department of Public Health and Environment) 15. 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. (Department of Public Health and Environment) 16. 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. (Department of Public Health and Environment) 17. 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. (Department of Public Health and Environment) 18. 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. (Department of Public Health and Environment) 19. Adequate drinking water, hand washing, and toilet facilities shall be provided for employees and patrons of the facility. (Department of Public Health and Environment) 20. If applicable, the applicant shall obtain storm water discharge permit coverage for construction activities from the Colorado Dept. of Public Health & Environment, Water Quality Control Division. (Department of Public Health and Environment) MUSR12-0005-Pennock, PAGE 8 21. 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. (Department of Public Health and Environment) 22. 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. (Department of Public Health and Environment) 23. Weld County is not responsible for the maintenance of onsite drainage related features. (Department of Public Health and Environment) 24. A building permit will be required for the new construction, and any alteration, or addition to any buildings or structures on the property. It is recommended that a code analysis be done on the project by a design professional with experience in this area. (Department of Public Health and Environment) 25. A building permit application must be completed and two complete sets of 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. (Department of Building Inspection) 26. Buildings 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: 2006 International Building Code; 2006 International Mechanical Code; 2006 International Plumbing Code: 2006 International Energy Code; 2006 International Fuel Gas Code; 2011 National Electrical Code; 2003 ANSI 117.1 Accessibility Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) 27. A plan review shall be approved and a permit must be issued prior to the start of construction. (Department of Building Inspection) 28. Note: according to county records there is an existing 1970 mobile home located on the property. Mobile homes constructed prior to 1970 are not eligible for building permits (except for the possibility of minor repairs to address health and safety issues) and cannot be relocated in Weld County. (Department of Building Inspection) 29. Any existing structures proposed to have changes uses will require commercial building permit for change of use. A code analysis, floor plan and complete set of plans for any alteration a structural analysis by a professional engineer may be required. (Department of Building Inspection) 30. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. (Department of Public Health and Environment) 31. The applicant shall adhere to the approved Lighting Plan. Sources of light, including light from high-temperature processes such as combustion or welding, shall be shielded so that light rays will not shine directly onto Adjacent properties where such would cause a nuisance or interfere with the Use on the Adjacent properties; and Neither direct nor reflected light from any light source may create a traffic hazard to operators of motor vehicles on Public or private Streets and no colored lights may be used which may be confused with or construed as traffic control devices. (Department of Planning Services) 32. Should 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, pursuant to Chapter 15, Articles I and II of the Weld County Code. (Department of Public Works) MUSR12-0005-Pennock, PAGE 9 33. Effective April 25, 2011, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2) (Department of Planning Services) 34. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2) (Department of Planning Services) 35. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. (Department of Planning Services) 36. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. (Department of Planning Services) 37. 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. (Department of Planning Services) 38. The 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. 39. 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. (Department of Planning Services) MUSR12-0005-Pennock, PAGE 10 >- l0 cc Ln N D Q O p Q 00 = Q O w CC - CC O0p 0o 2 g<1. w H O H H H Z O . V) 00 D Ln p ri cn O U cc cc w z Q v-, O O z P H OO Z N U Z H w 0 H H J V) U w w Zr' CC O J Z w U o z z 2 Lilt' ie Q O Q Q p >- p p 47J- ri < I W °C cc N Q � °i < I 3 8 0 w w0 J Q Q Q z = Lti z z i = O_ p oc oc 2 CO 0 2O1— CC Z X un O . . 0 D < wit) 06 0 0 Z U Z a Z Da) J < < w J Q a < L D < w O Z U a O- cc u- J J a t 0 C 1 co 1..11 L -i ��Irr . — a la J O F ,03 ?:fe de3 D - I ..N ' \ % i frII i . 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Z v) v) i I I I I I CL• -o O C C `n 4-0 0 COC C •- 0 OD O co c •= . . . - ( o z' can Q ,O C) . — — o > -- I-- o v) Li- C w • - be N F- L. -�--' . - . - Q. > i LLJ CO .V) U Q" L _ OD 4- V) 0 L IDID O 0 v) C)) Q 06 `- • O • - O Oo — U N . — L- 0 I in �_ •— C C = > �f� LU • - O +J �- cu U 0 i 0 �, -� • — O -o i-- cn c CL• - N b0 -O a• c6 tmC in co ri QR• ca 4 c 4_, re w • — aA tan el 1 c a ca .c„bp O >% ca a) O L O73 E LE cl O •—C O ;, a1 tes • .... 4_, ....Q cm = 2 (V 0 C co Q N ro cv L C6 w N C) C6 2 p .v) a) E IA tn O ca O c„ In . - UJ o _C _C L' 5j i • • • • 'N I I I I = 6a D ;' 6/26/2012 Sarah Lincoln and Butch Hause. 0236 East Highway 56 Berthoud,CO 80513 To:Weld County Commissioners Re:Pennock Minor Amendment to USR 950,Case#MUSR I2-0005 Thank you for hearing our concerns regarding the Pennock application. We have owned our property,which is directly south of the Pennocks,for over 19 years and we have never raised issues with the Pennock turkey farm or the neighboring dairy because these businesses existed before we moved in. However,during our 19 years,we have learned that a dairy is difficult and dangerous to live near. Truck traffic,heavy equipment,stench,flies,mosquitoes, mice and disease are daily issues. Adding another dairy that is twice the size of the existing dairy will be unbearable if handled improperly. For these reasons,we do not consider this application to lye a minor amendment. We would like the application handled as a new dairy to ensure our safety,to maintain our property value,and to allow us an avenue of recourse if either of these is jeopardized. Safety The truck traffic of a dairy is much more than that of a turkey farm. The Pennock dairy would require trucks to enter and exit Highway 56 in a 65-mph passing zone with no acceleration or deceleration lanes. There have been 2 fatal accidents and numerous injury accidents on that stretch of Highway 56 since we have lived there. We're very concerned about how our safety as well as the safety of other drivers on 56. In addition,cow manure/urine,standing water,mosquitoes,flies,and mice cause disease if they are not managed properly. The Pennock application is not specific enough about risk mitigation in these areas. Property Value We bought our property as an investment,not just a place to live. Eventually,adjacent properties will be developed commercially and residentially and we plan to take part in that development. To that end,vve have invested hundreds of thousands of dollars into making our property more sellable. Also,our property is the base for a business that provides half our income. Another dairy,especially if it is not kept in check,will impact our business greatly. Recourse We request that this application he treated as a new dairy,not a minor amendment,with public hearings and a written plan as to how neighbors'concerns will be addressed. We would also like a pre-defined path of recourse if the approved plan is not carried out properly. Thank you, 7 /• lyi�� ► Hello