HomeMy WebLinkAbout20110825.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Philip Haynes, dba Rocky Plains Case Number USR-1775
Quality Meats
Submitted or Prepared
Prior to At
Hearing Hearing
1 /Staff Comments X
Department of Planning Services Field Check Form X
Letter to Applicant X
V Legal Notifications X
2 V Application X
/ Maps X
I/ Deed/Easement Certificate X
/ Surrounding Property/Mineral Owners X
Utilities X
3,/ Referral List X
/Referrals without comment X
4j/ Referrals with comments X
X
• / Weld County Department of Health and Environment referral dated March
2, 2011
Weld County Department of Public Works referral dated March 2, 2011 X
/ Weld County Building Department referral dated March 7, 2011 X
Fort Lupton School District RE-8 referral dated February 14, 2011 X
V Fort Lupton School District RE-8 retraction dated February 22, 2011 X
// Weld County Zoning Compliance referral dated February 15, 2011 X
/ City of Dacono referral dated January 5, 2011 X
✓✓✓ Colorado Department of Transportation referral dated February 11, 2011 x
/ Central Weld County Water District referral dated March 7, 2011 x
✓ Mountain View Fire Protection District referral dated December 29, 2010 x
5 7 Surrounding Property Owners/Mineral Owners - Letters X
P(` xhih ts X
6A / Planning Commission Sign posting affidavit -1, I al an -CV ( /4y]1yuktr, X
7 V X
8o x
1�"►9 _0 o""��yT w
• I hereby certify that the items identified herein were submitted to the Departmen to the scheduled
Planning Commissioners hearing. •
2011-0825
Tom P- �}
1861 -2011
• W E L`. O N T Y LAND USE APPLICATION
IUI SUMMARY SHEET
Planner: Tom Parko
Case Number: USR-1775 Hearing Dates: March 30, 2011
Applicant: Philip Haynes, dba Rocky Plains Quality Meats
Site Address: 4022 Weld County Road 11, Dacono, Colorado 80514
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (retail food establishment primarily
engaged in the sale of specialty meats, dairy products and animal food), provided
that the property is not on a lot in an approved or recorded subdivision plat, or
lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivision in the"A"Agricultural Zone District
Legal Description: Part of the SW % and Part of the SE V.of Section 12, Township 1 North, Range
68 West of the 5th P.M., Weld County Colorado
Location: East of and adjacent to County Road 11 and North of and adjacent to County
Road 10 section line
• Size of Parcel: 35.94 ±Acres
Parcel Number: 1467-12-0-00-044
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
Without Comments:
With Comments:
• Weld County Department of Health and Environment referral dated March 2, 2011
• Weld County Department of Public Works referral dated March 2, 2011
• Weld County Building Department referral dated March 7, 2011
• Fort Lupton School District RE-8 referral dated February 14, 2011
• Fort Lupton School District RE-8 retraction dated February 22, 2011
• Weld County Zoning Compliance referral dated February 15, 2011
• City of Dacono referral dated January 5, 2011
• Colorado Department of Transportation referral dated February 11, 2011
• Central Weld County Water District referral dated March 7, 2011
• Mountain View Fire Protection District referral dated December 29, 2010
EXHIBITThe following agencies have not responded: $y
• • Weld County Sheriffs Office I
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 1
• 1861 -2011
WELLN TO Y
LAND USE APPLICATION
SUMMARY SHEET
Planner: Tom Parko
Case Number: USR-1775 Hearing Dates: March 30, 2011
Applicant: Philip Haynes, dba Rocky Plains Quality Meats
Site Address: 4022 Weld County Road 11, Dacono, Colorado 80514
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (retail food establishment primarily
engaged in the sale of specialty meats, dairy products and animal food), provided
that the property is not on a lot in an approved or recorded subdivision plat, or
lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivision in the"A"Agricultural Zone District
Legal Description: Part of the SW Y.and Part of the SE % of Section 12, Township 1 North, Range
• 68 West of the 6'" P.M., Weld County Colorado
Location: East of and adjacent to County Road 11 and North of and adjacent to County
Road 10 section line
Size of Parcel: 35.94±Acres
Parcel Number: 1467-12-0-00-044
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code as follows:
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
§22-2-20.A.Policy 2.2. "Allow commercial and industrial uses, which are directly related to
or dependent upon agriculture, to locate within agricultural areas when the impact to
surrounding properties is minimal or mitigated and where adequate services and
infrastructure are currently available or reasonably obtainable. These commercial and
industrial uses should be encouraged to locate in areas that minimize the removal of
agricultural land from production". Rocky Plains Quality Meats is a business activity
• located on the out skirts of the City of Dacono on 35.94± acres. The property is
surrounded by agricultural uses with the exception of a low density residential
development to the south of the property known as Eagle Meadows. As of March 7,
2011, the Weld County Department of Planning Services has not received any
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 2
correspondence from the subdivision, which is annexed to the City of Dacono. Likewise,
• the City of Dacono did not object to Rocky Plains Quality Meats and the City citied
support of the project on the Notice of Inquiry. Adequate infrastructure is attainable, e.g.
public water, electric, septic, roads, etc. The business has a water tap from Central Weld
Water Conservation District that is both sufficient in quantity as in use.
§22-2-20 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". Rocky Plains Quality
Meats is related to ranching. There are approximately 35 bison on the property which is
under the maximum allowed animal units in the Agricultural zone and there is no meat
raised or processed on the site. In addition, the property has 2 miniature horses.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural
(A)Zone District.
§23-3-40.R "Any use permitted as a Use by Right, an ACCESSORY USE, or a Use by
Special Review in the COMMERCIAL or industrial zone districts, provided that the
property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or
plan filed prior to adoption of any regulations controlling subdivisions. PUD development
proposals shall not be permitted to use the special review permit process to develop".
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
To the north and to the west of the property is zoned Agriculture through the County. To
• the south of the property is a residential subdivision known as Eagle Meadows, which is
zoned and platted as rural residential in the City of Dacono. To the east of the property is
annexed and zoned rural residential in the City of Dacono. The area is in transition with
Dacono City limits on the east and to the south. According to Dacono's comprehensive
plan this area calls for low to medium density residential. In the City of Dacono's referral
they support this request.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
The property is located in Dacono's Urban Growth Boundary (UGB). The City of Dacono
was sent a "Notice of Inquiry" dated December 30, 2010. The Notice of Inquiry was
returned to the County signed by the City Administrator in support of the business and
that Dacono is not seeking annexation. A referral was also sent to the City of Dacono's
Planning Department. Dacono's Planning Director responded with no conflict and
referenced a formal letter sent by the City Administrator supporting the project.
E. Section 23-2-220.A.5 --The application complies with Article V of the Weld County Code.
The existing site is within the County Road Impact Fee Area and the Capital Expansion
Impact Fee area.
Effective January 1, 2003, Building Permits issued on the proposed lots will be required
to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11)
• Effective August 1, 2005, Building permits issued on the subject site will be required to
adhere to the fee structure of the Capital Expansion Impact Fee. (Ordinance 2005-8,
Section 5-8-40)
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 3
• F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use.
The property is 36± acres total. The business is located on approximately 3.2 acres,
which leaves approximately 34 acres in agricultural and ranching production. The
property is designated as"Prime Farm Land if it becomes Irrigated" according to the 1972
Farmland of National Importance Map.
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of health, safety,
and welfare of the inhabitants of the neighborhood and County.
The Weld County Department of Public Health and Environment has jurisdiction in this
area and has been working with Rocky Plains Quality Meat to come into compliance with
Colorado Retail Food Establishment Rules and Regulations. The Weld County Sheriff
has jurisdiction in this area and did not respond to the Planning Department's referral. It
is not know at this time if the City of Dacono and the Weld County Sheriff have a mutual
aid agreement.
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 USR-1775.
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 shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent public
rights-of-way and adjacent properties. These areas shall be designed and used
in a manner that will prevent wind or animal scattered trash. (Department of
Planning Services)
E. County Road 11 is under the jurisdiction of the City of Dacono.
F. The off-street parking spaces including the access drive shall be surfaced with
gravel, asphalt, concrete or the equivalent and shall be graded to prevent
drainage problems. (Department of Public Works)
G. The plat shall delineate any business signs and shall be in conformance with
Appendix 23-D and 23-E of Chapter 23 of the Weld County Code.
2. The applicant shall address the requirements (concerns) of Weld County Department of Building
Inspection, as stated in the referral response dated March 7, 2011. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Building Inspection)
3. The applicant shall submit a dust abatement plan (vehicle traffic) for review and approval, to the
Environmental Health Services, Weld County Department of Public Health & Environment.
• Evidence of acceptance shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Environmental Health)
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 4
4. A restroom in the store shall be installed and adhere to all Weld County Rules and
• Regulations.(Department of Environmental Health)
5. The applicant shall submit a waste handling plan, for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health & Environment. The plan shall
include at a minimum, the following: (Department of Environmental Health)
a. A list of wastes which are expected to be generated on site (this should include expected
volumes and types of waste generated).
b. A list of the type and volume of chemicals expected to be stored on site.
c. The waste handler and facility where the waste will be disposed (including
the facility name, address, and phone number).
6. Upon completion of 1-3 above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies 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 sixty (60) 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)
7. In accordance with Weld County Code Ordinance 2006-7 approved June 1, 2006, should the plat
not be recorded within the required thirty (30) days from the date the Board of County
Commissioners resolution a $50.00 recording continuance charge shall added for each additional
3 month period. (Department of Planning Services)
• 8. The Department of Planning Services respectively requests the surveyor provide a digital copy of
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)
9. 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 or else released by the Director of Planning Services. (Department of
Planning Services)
•
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 5
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Philip Hayes,dba Rocky Plains Quality Meats
USR-1775
1. A Site Specific Development Plan and Use by Special Review Permit for any Use permitted as a
Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone
Districts (retail food establishment primarily engaged in the sale of specialty meats, dairy products
and animal food), provided that the property is not on a lot in an approved or recorded subdivision
plat, or lots parts of a map or plan filed prior to adoption of any regulations controlling subdivision
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 number of on-site employees shall be limited to three (3). (As stated in the applicant's
application). (Department of Planning Services)
4. The hours of operations shall be limited to 12:00 pm — 5:00 pm Monday — Friday. Saturday from
9:00 am — 5:00 pm. Closed Sunday. (As stated in the applicant's application) (Department of
Planning Services)
5. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
• 6. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health
and Environment)
7. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions.
(Department of Public Health and Environment)
8. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health and Environment)
9. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall
be operated in accordance with the approved "dust abatement plan", at all times. (Department of
Public Health and Environment)
10. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health
and Environment)
11. Adequate toilet, drinking, handwashing and toilet facilities shall be provided for employees and
patrons of the facility, at all times. (Department of Public Health and Environment)
12. Sewage disposal for the facility shall be by septic system. Any septic system located on the
property must comply with all provisions of the Weld County Code, pertaining to Individual
Sewage Disposal Systems. (Department of Public Health and Environment)
• 13. 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)
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 6
14. The applicant shall comply with Colorado Retail Food Establishment Rules and Regulations
• governing the regulation of food service establishments. (Department of Public Health and
Environment)
15. Effective January 1, 2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the Weld County Road Impact Program. (Ordinance 2002-11) (Department of
Planning Services)
16. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to
the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee.
(Ordinance 2005-8 Section 5-8-40) (Department of Planning Services)
17. 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)
18. 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.
19. The historical flow patterns and runoff 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 Works)
20. 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.
21. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
• Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 7
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
• adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood.
•
USR- 1775, Philip Haynes, dba Rocky Plains Quality Meats, Page 8
DEPARTMENT OF PLANNING SERVICES
1 8 6 1 - 2 0 I I 1555 N 17th AVE
GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
FAX: (970) 304-6498
WEL ‘�COUNTY
u
February 22, 2011
Philip Haynes
4022 CR 11
Dacono CO 80514
Subject: USR-1775-A Site Specific Development Plan and Use by Special Review Permit for any Use Permitted as a
Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone Districts (retail food
establishment primarily engaged in the sale of specialty meats, dairy products, and animal food), provided that the
property is not a lot in an approved or recorded subdivision plat, or lots parts of a map or plan filed prior to adoption of
any regulations controlling subdivisions in the A (Agricultural)Zone District on a parcel of land described as Part of
the SW4 and Part of the SE4 of Section 12, T1 N, R68W of the 6th P.M.,Weld County, Colorado.
• Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 15, 2011, at 1:30 p.m. This
meeting will take place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado.
A subsequent hearing will be held on March 30, 2011 at 10:00 a.m., in the Chambers of the Board of County
Commissioners, Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado. It is recommended
that you and/or a representative be in attendance to answer any questions the Planning Commission members or
Board of County Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral
estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld County Planning
Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to
the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the
hearing time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way,
one sign will be posted in the most prominent place on the property and a second sign posted at the point at which
the driveway(access drive)intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to the Weld
County Planning Commission and will be included in the staff report one week prior to the scheduled Planning
Commission hearing. You may view the staff report at
http://www.co.weld.co.us/Departments/PlanningZoninq/PlanningDenartment/index.html
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
���q"y�n Reason:I am the author of this document
• y.�/// e:iorc1152217thAve
Dat l f'OJ Date:2n:1.02.221fi28:3fi-0T00'
Tom Parko
Planner
PLANNING COMMISSION SIGN POSTING CERTIFICATE
• THE LAST DAY TO POST THE SIGN IS MARCH 4, 2011.THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-
WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL
REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY,
THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST
PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT
AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY
MAINTAINED ROAD RIGHT-OF-WAY.
I, TOM PARKO , HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST 10 DAYS BEFORE THE BOARD
OF COMMISSIONERS HEARING FOR USR-1775 IN THE AGRICULTURAL ZONE
DISTRICT.
Tom Parko
Name of Person Posting Sign
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Signature of Person Posting Sign
STATE OF COLORADO )
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COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me this c lIay of
(` ry p-\ , 2011. WITNESS my hand and official seal.
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S
FIELD CHECK Inspection Date: March 3, 2011
• Applicant: Philip Haynes. dba Rocky Plains Quality Meats
Case#: USR-1775
Request: A Site Specific Development Plan and Use by Special Review Permit for any Use
permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or
Industrial Zone Districts (retail food establishment primarily engaged in the sale of specialty
meats, dairy products and animal food), provided that the property is not on a lot in an approved
or recorded subdivision plat, or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivision in the "A" Agricultural Zone District.
Legal: Part of the SW '/ and Part of the SE % of Section 12, Township 1 North, Range 68
West of the 61h P.M., Weld County Colorado
Location: East of and adiacent to County Road 11 and North of and adiacent to County Road
10 section line
Parcel ID #:1467-12-0-00-044 Acres: 35.94
Zoning Land Use
N "A"Agriculture N Agrarian
• E Rural Residential E Rural Residential
(City of Dacono)
S City of Dacono (Residential S Low Density Residential
Zoning)
W "A" Agriculture W Agrarian
Comments:
The property is well maintained. City of Dacono has ownership on CR 11 and Dacono City limits
are directly to the south and east. The property is 35 acres and has approximately 35 head of
Bison. Business occupies approximately 3 acres of the property. The property is adequately
screened with trees and other forms of vegetation. Directly south is a low density residential
development which is in the City of Dacono. There are several County businesses located up
and down CR 11. There are no derelict vehicles and the driveway has a crushed asphalt
surface. Did not notice any dust or other debris.
Signature
• 1 House(s) 0 Derelict Vehicles
4 Outbuilding(s)
1 Access to Property
Note any commercial business/commercial vehicles that are operating from the site.
Kristine Ranslem
m: Kristine Ranslem
nt: Friday, February 11, 2011 10:18 AM
To: 'Roy Spitzer'
Subject: USR-1775 Field Inspection
Attachments: PC FIELD CHECK.docx; image003.png
We have just received a case (USR-1775) in which we ask that you review the material and send the
attached field inspection form to us by March 10, 2011. The following is a quick link to the case in
question:
http://www.co.weld.co.us/Departments/PlanningZoninq/PlanninciDepartment/index.html#1775
If you have any questions, please don't hesitate to contact me at the number below. Thank you!
KvistIvue Rpvslew+.
Planning Technician
Weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
• ]iii
WEeILICO0NTY
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.
•
1
Kristine Ranslem
item: Kristine Ranslem
nt: Friday, February 11, 2011 10:04 AM
To: 'phaynes@attglobal.net'
Subject: Case USR-1775
Attachments: Applicant letter.pdf; image003.png
Please see the attached letter. If you have any questions, please let us know. Thank you!
r<AstLwe rzawsLevv.
Planning Technician
Weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
lee , -21iI
.D_/
w [i�•o lrauN-r
I I
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for
Olle person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise
rotected 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.
•
1
• 1 8 6 1 - 2 0 1 1 DEPARTMENT OF PLANNING SER
VI 1555 N AVE
GREELEY, CO 80631
PHONE: (970)353-6100, Ext. 3540
-� FAX: (970) 304-6498
WEL 'COUNTY
u
February 11, 2011
Philip Haynes
4022 CR 11
Dacono CO 80514
Subject: USR-1775- Request for a Site Specific Development Plan and Use by Special Review Permit
for any use permitted as a Use by Right, Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (retail food establishment primarily engaged in the sale
of specialty meats, dairy products and animal food) , provided that the property is not a lot in
an approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of
any regulations controlling subdivisions in the A(Agricultural)Zone District. on a parcel of land
described as Part of the SW4 and Part of the SE4 of Section 12, T1N, R68W of the 6th P.M.,
Weld County, Colorado.
• Dear Applicant:
Your application and related materials for the request described above are being processed. I will
schedule a meeting with you to discuss the referrals after we have received them.
Once the concerns and requirements of the referral agencies have been met or the applicant has shown
an attempt to meet their concerns and requirements, a Planning Commission Hearing will be scheduled.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of
the property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Dacono Planning
Commission for their review and comments. Please call Dacono at 303-833-2317 for further details
regarding the date, time, and place of this meeting. It is recommended that you and/or a representative
be in attendance at the Dacono Planning Commission meeting to answer any questions the Commission
members may have with respect to your application.
If you have any questions concerning this application, please call.
Respectfully.
Digitally signed by Kristine Ranslem
Reason:l am the author of this document
e✓// Location:1555 N 17th Ave
/ Oy Date:2011.02.11 10:01:46-07'00'
Tom Parko 4U
Planner
•
. 1 8 6 1 - 2 0 1 1 Referral
TO: File
WE L D___C O U N T Y DATE: February 8, 2011
FROM: Ken Swanson, Building Official
SUBJECT: Phillip Haynes meat market
History : A site visit was performed on this project. The site visit revealed a storage building that
was added on to and remodeled into a meat market. No building permits were obtained for this
project.
Permits : Building permits are required for work performed which requires permits. Permit
application and two sets of plans stamped by the Design Professional are required for submittal.
Plans shall be submitted under the 2006 International Building Code; International Mechanical
Code; International Plumbing Code; International Fuel Gas Code; International Energy
• Conservation Code; 2003 ANSI 117.1 Accessibility and Chapter 29 of the Weld County Code
Ken Swanson, CBO
Weld County Building Official
(970) 353-6100 ext. 3548
•
RECEIVED
FEB 0 7 2011
• 1 8 6 1 - 2 0 1 1 rtment
MEMO RAN L' U EYnOFFICE
7 TO: Tom Parko, Planning Services DATE: February 1, 2011
WELD COUNTY FROM: Heidi Hansen, P.E., Public Works Department
SUBJECT: 7-Day Completeness Review— Phillip Haynes dba
Rocky Plains Quality Meats
I have reviewed the 7-Day Completeness Review. Public Works shall be looking for five critical items:
➢ Site Plan— Submitted
> Traffic Study—Not Required(A traffic estimate is included in the questionnaire)
Si Preliminary Drainage Report—Not Required
➢ Geotechnical Report—Not Required
➢ Flood Hazard Development Standards—Not in a FEMA Floodplain
This phase of the planning process is a content review of the submitted materials, NOT a technical
review. Comments made during this phase of the process will not be all-inclusive. The Public Works
Department will perform a detailed technical review of the project once the submittal application is
deemed acceptable and is promoted to the review phase of the planning process.
• Public Works has adequate information to review this submittal.
pc: 7-Day Completeness, Haynes
•
U:\Referrals\7-Day Completeness\Haynes\PN-Haynes 7-Day.docx
Tom Parko
am: Deb Adamson
t Friday, January 28, 2011 5:06 PM
To: Tom Parko; Kenneth Swanson
Subject: Rocky Plains Quality Meats
Hi Tom and Ken
Tom, I looked through the Rocky Plains USR application paperwork that you left in my office,
and I have no comments. I am working with Phil Haynes at this point to ready him for the re-
opening of the store, whenever that occurs, and the majority of the work is connected to who
will supply his products, especially the exotic meats. What was decided regarding the work
that may need to be done to the building (foundation, wiring, etc.) to make it compliant with
your codes?
Deb
Debra Adamson, MPH, CP-FS
0eonsumer Protection Manager
ld County Department of Public Health and Environment
1555 North 17th Avenue
Greeley, CO 80631
phone: 970.304.6415 x 2243
fax: 970.304.6411
•
1
Kristine Ranslem
erm: Deb Adamson
nt: Wednesday, January 05, 2011 9:38 AM
To: Kenneth Swanson; Michelle Miller
Cc: Tom Parko; Frank Piacentino; David Bauer; Lauren Light; Chris Gathman; Kristine Ranslem;
Dan Joseph
Subject: RE: Rocky Plains meat market health dept
Michelle
In general,for his retail food establishment license, he is required to comply with the Colorado Retail Food
Establishment Rules and Regulations as far as the construction,finishes and equipment. His operation at this point is
relatively uncomplicated. He has told us that he intends to remain a regular grocery-type store with central shelving for
nonperishables as well as coolers and freezers for meat,cheese, etc. He has relayed to us that he intends to do no open
food handling which negates the need for a 3-compartment sink or handwashing sink. He may find a mop sink handy,
due to the location of the building, and the need for cleaning operations, but under these circumstances, it is not
required by the regulations. I still need to touch base with our liaison at the Colorado Department of Public Health and
Environment, Nicole Grisham, to see if they will hear a variance on their single employee using the household bathroom
for the employee restroom requirement. However, I've discouraged this as it would make their household bathroom
subject to inspection by our department. If he changes his mind on this, or the state won't hear it in their committee,
then he will be required to install a restroom within the store for employees. Our department has no restroom
requirement for other than an employee(s) if there is no seating available within the building, and there isn't.
So that said, Michelle, we do have some plan review paperwork in the office that deals with the building as is. Changes
ade to the building in an attempt to be compliant with the requirements of Planning/Building need to be reviewed by
IFr office just so we can solve problems while all is still on paper rather than after the fact. Let me know if you have any
other questions.
Deb
Debra Adamson, MPH, CP-FS
Consumer Protection Manager
Weld County Department of Public Health and Environment
1555 North 17th Avenue
Greeley, CO 80631
phone: 970.304.6415 x 2243
fax: 970.304.6411
From: Kenneth Swanson
Sent: Wednesday, January 05, 2011 7:20 AM
To: Michelle Miller
Cc: Deb Adamson;Tom Parko; Frank Piacentino; David Bauer; Lauren Light; Chris Gathman; Kristine Ranslem
Subject: RE: Rocky Plains meat market health dept
All,
ichelle Miller is the Architect for Phil Haynes on the meat market project.
Michelle, I'm not sure what the Health Department may need from you, so I will ask Deb Adamson to weigh in on your
question below,dadamson@co.weld.co.us. I know she has been working with Mr. Haynes. Our Planning Department is
1
working with Mr. Haynes on the land use side.The contact person in planning if needed is the Planning Manager,Tom
Parko/ tparko@co.weld.co.us.
s a follow up to our phone conversation, I thought it best to outline what is needed on the building department side in
terms of construction documents with the commercial permit application. Weld County is under the 2006 I Codes-
(IBC,IMC,IPC,IFGC,IECC), 2008 NEC and 2003 ANSI 117.1 What is needed is:
1. Assessment of the existing building from an engineer.This assessment should address the existing building to
validate its structural integrity in relation to the structural design criteria for Weld County.This can be a wet
stamped letter.
2. Address the design criteria for the change of use, i.e. floor plan, exits, occupancy type and load, interior
remodel, fire resistant construction(chpt 7) if applicable, mechanical, plumbing, accessibility parking/route and
electrical one line from the electrical contractor. Restroom facilities are required per IBC 2902 base on the
occupancy type.
3. A cooler was build in the meat market,that would need a mechanical engineer design
4. (3) sets of wet stamped prints(one will be for the fire department)
I hope this helps. Please contact me with any questions
Regards,
Ken
Ken Swanson, CBO
Building Official
eld County Building Department
555 N. 17th Avenue
Greeley, Co 80631
PH: (970) 353-6100 Ex.3548
FAX: (970) 304-6498
kswanson@co.weld.co.us
From: Michelle Miller f mailto:michelle@jigsawdesignllc.comj
Sent:Tuesday,January 04, 2011 4:40 PM
To: Kenneth Swanson
Subject: Rocky Plains meat market health dept
Hi Ken,
Will we need to provide anything to the Health Department?Thank you.
Michelle Miller, i EED API Principal
jigsaw design
WBE I SBE I DBE
P 720.225.93231 F 888.845.6890 ; C 720.339.3447
•ww.iisawdesinlIc.com
2
• _
440tr.„ MEMORANDUM
I Lwig
C DATE: December 30, 2010 PA10-115;
Case
e, pre-application
COLORADO
FROM: Kris Ranslem, Planning Technician
SUBJECT: Pre-Application Meeting prior to submitting
USR for meat market
Attendees:
Phil Haynes, Applicant
Dee West, Applicant
Steve Cook, Applicant's Partner
Dave Bauer, Public Works
Lauren Light, Environmental Health
Deb Adamson, Environmental Health
Ken Swanson, Building
Tom Parko, Planning
Chris Gathman, Planning
Kris Ranslem, Planning
• On Thursday, December 30, 2010 an informal discussion took place at the Greeley
Administrative Offices Conference Room regarding a meat market. (The legal description is
Part SW4 & Part SE4 of Section 12, Ti N, R68W of the 61h P.M.; Situs Address is 4022 CR 11)
Background Information:
In 1991 the applicants purchased the property. It was used previously as a sheep, hog and milk
farm. In 1993 the applicants started raising buffalo and selling the meat to close family and friends.
In 2000, the applicants were running out of land and therefore merged with Mr. Cook and then
became Rocky Plains LLP. In December 2000 they opened up the store and moved coolers into the
existing milking barn. They then expanded the meat to pork and chicken.
In 2009, Environmental Health contacted Mr. Haynes regarding a retail food license. Mr. Haynes
stated that they tried to obtain a Sales Tax License number; however with obstacles through the
Sales Tax Department and trying to operate their farm they neglected to finish the retail food
establishment plan review process which would have resulted in the requirement for a land use
permit. Therefore the Health Department has issued a Cease and Desist Order.
The applicant stated that other than themselves, there is one (1) part-time employee who uses the
restrooms inside the home. There is no processing onsite.
Building Department
The applicants will need to obtain building permits for the store. Staff recommended that a design
professional contact him for what is required. A mechanical engineer will need to design plans for
• the coolers.
In addition,the applicant will need to address accessibility requirements with parking and restrooms.
Health Department
Under the retail food license, sanitary facilities are required for the employees. The applicants have
requested that their home restroom be allowed to be used for this purpose since they have only one
employee. In addition, the entire building and all buildings associated with the business are under
• inspection. Ms. Adamson stated that she is checking to see if variances are allowed under this
requirement. She will follow-up with the applicant.
According to electronic files, a Statement of Existing was performed on the septic system. The
system is sized for four(4) people and will need to be evaluated by an engineer for adequacy. The
Septic Permit numbers are G1988-9091 and G1988-0182.
Waste Handling Plan- The applicant will need to provide contact information of the trash haulers.
(For examples please visit
http://www.co.weld.co.us/Departments/PlanningZoninq/PlanningDepartment/ApplicationAssistance.
html)
Dust Abatement Plan — if dust becomes an issue, explain how it will be mitigated. (For examples
please visit
http://www.co.weld.co.us/Departments/PlanningZoninq/PlanninaDepartment/ApplicationAssistance.
html)
Public Works
The applicants indicated that occasionally the public exits onto the oil and gas road to access York
Street. Staff recommended that the applicants permanently lock the gate so it doesn't cause liability
issues.
York Street is under the jurisdiction of Dacono. Access and traffic will be determined upon referral
comments from the City of Dacono.
• No Drainage Report or water quality feature is required.
Planning Department
Mr. Parko will look into the Road Impact Fees and if it will be applicable.
Staff noted that there are examples of current cases on the Department website for reference.
http://www.co.weld.co.us/Departments/PlanningZoninq/PlannincDepartment/index.html
The USR application fee is $2500. Because the site is in violation, an investigation fee is included
which the total is $3750.
The property lies within the City of Dacono IGA boundary as further defined in the map prepared by
planning staff and handed to Mr. Haynes. Staff indicated that prior to submitting and processing a
USR, the owner needs to schedule a meeting with the City of Dacono and complete the Notice of
Inquiry. Staff must have the Notice returned signed by Dacono indicating that they do not want to
seek annexation.
Staff urged the applicant to contact staff for any questions:
Planner On Call available Monday through Friday 7:30 a.m. to 4:30 p.m.
Staff explained the USR process. The applicant shall submit 4 packets for a 7 day completeness
review. After the 7 day completeness review the applicant will be informed of what items are still
required to make the application complete. Staff requested that the applicant submit the remaining
material in electronic form. Upon submittal of a completed application it will be sent out for referral
for 28 days. The applicant will then meet with their Planner to discuss the referrals and address as
•
many of the referrals as possible. At that meeting the Planning Commission hearing will be
scheduled. The Board of County Commissioners hearing typically follows approximately 3 weeks
after the Planning Commission hearing.
The above notes are provided as a courtesy to the applicant. While we strive to identify significant issues, the
above notes may not identify all issues, even major ones that may be raised during the formal review of your
• application. The information contained herein has been placed on file with the Department of Planning
Services.
End memorandum.
•
•
Submit by Email Print Form
WELD COUNTY
•
PRE-APPLICATION REVIEW REQUEST
• The pre-application request is the preliminary review of a land use proposal. Pre-application reviews
are required prior to beginning the application process; however, this review Is not an application.
• Pre-application reviews are held with the Weld County Departments of Public Works and the Public
Health and Environment. Pre-application reviews are held Thursday and Friday of any given week in
the Greeley office. To be on the pre-submittal agenda, the request and required checklist items must
be received one week prior to the review date, and shall include at a minimum, a description of the
property including surrounding lands and land uses, property owners name and contact information a
brief narrative and a map delineating the property location,in addition to the other items listed.
• The Property Information required below can be found on the Weld County Assessor website at
www.co.weld.co.us Please print a copy of the Assessor's page and submit it with your pre-application
review request.
• Mail, fax or drop off the request and required checklist items to the address listed below, a minimum of
one week prior to your preferred meeting date.
• Submitting your request in a timely manner is important to get your project scheduled for review.
Contact Information:
Name: Phil Haynes
Phone;303-833-3791 Fax:
Email: phaynes@attglobal.net
• Address: 4022 York Street,Dacono Colorado
Project Description: Meat Market
Property Information:
Section-Township- S12,Ti N,R68W,6th PM Zoning Agriculture
Range
Parcel Number 1467-12.0-00-044 Acreage 35.62+/-
Site Address 4022 CR 11 Water Source CWC
Legal Description PT SW1/4&PT SE1/4 of S12,TIN,R68W Sewer Septic
Owner Name Haynes,Phillip H.
Is this property currently in violation? _Yes __ONo Case Number ZCV10-00161
Preferred date and time for meeting: December 30,2010 @ 2:30PM
Office Use Only
Project Title:
Description: �/_�. vti� 9
Review Date: Meeting Date/Time: 191. 011D , p'i-
Weld County Department of Planning Services
• Greeley Office—
1555 N 17th Ave,Greeley CO 80631
Phone: 970-353-6100 x3540
Fax: 970-304-6498
WELD COUNTY
.
PLEASE PROVIDE THE FOLLOWING ITEMS:
To view the Weld County Code, please go to www.co.weld.co.us,
FOR(SPR) SITE PLAN REVIEWS:
❑ Brief project narrative explaining request
o Conceptual site plan showing all structures,parking, nearby roads, and driveway access
o Existing contours and proposed grades
o Conceptual drainage
o Conceptual building elevations
o Conceptual landscape plan
FOR (USR) USE BY SPECIAL REVIEWS:
+/Brief project narrative explaining request
Conceptual site plan showing all structures,parking, nearby roads,and driveway access
❑ Existing contours and proposed grades
o Conceptual drainage
❑ Conceptual landscape plan
FOR (PUD) PLANNED UNIT DEVELOPMENT/ CHANGE OF ZONE (COZ):
o Brief project narrative explaining request
• ❑ Exhibit showing desired changes to be made
o Location map showing property,surrounding area and adjacent uses
o Conceptual zoning map showing current and proposed zoning
o Conceptual site plan showing all structures,parking, nearby roads, and driveway access
❑ Existing contours and proposed grades
❑ Conceptual drainage
o Conceptual landscape plan
FOR (ZPSD) Zoning Permit Single Dwelling:
o Brief project narrative explaining request
o Conceptual site plan showing all structures, parking, nearby roads, and driveway access
Weld County Department of Planning Services
• Greeley Office—
1555 N 17th Ave, Greeley CO 80631
Phone: 970-353-6100 x3540
Fax:970-304-6498
Dec 22 10 08:20p Phil 303-833-3791 P•3
• Project Narrative
4022 York Street(County Rd. 11)
Dacono,CO 80514
We currently operate a small meat market at this location in Weld County. We raise buffalo and began
this operation 18 years ago by selling buffalo meat to our friends and neighbors from our private
residence.As the business grew we converted a historical milking barn on the property to a retail
facility. We offer our natural buffalo and other natural meat products all from local producers and local
processing establishments.
Rocky Plains Quality Meats was approached by Weld County a year ago to apply for a business permit.
In order to apply,we needed to have a state sales tax number.The application for the state sales tax
number meant we had to change our Federal ID number for our partnership. This caused issues with the
IRS and the banks. We finally got everything straightened out and were assigned the state sales tax
number.By this time it was spring and summer and we are always buried in farm work. We had
forgotten about applying for the business permit.
The business hours of operation are Monday to Friday Noon to 5:00 PM and Saturday 9 AM—5PM.
We have a long time family friend who works 2.5 to 3 hours a day Monday to Friday.
Our closest neighbors to the North are over 600 ft. away and to the South are over 500 R away.We
have no neighbors to the east or west.
• We are asking for a special use permit because we are zoned agricultural but have a retail establishment
on the property.
•
• WELD COUNTY ASSESSOR
PROPERTY PROFILE
Account#: R5717486 Parcel#: 146712000044
Tax Area:2322 Bordering County:
Acres: 35.62
Township Range Section Ouart. Sec Suhdiviaon Name Block# Lot#
01 - 68 - 12- 0 - -
Owners Name&Address: Property Address'
HAYNES PHILIP H Street:4022 11 CR
4022 CR 11 City:WELD
DACONO, CO 80514
Business/Complex:
Sales Summary
Sale Date Sale Price Deed Tyne Reception #
5/8/1992 $151,500 _., _,.. _.. . 02288139
Lggal Description
24830 PT SW4& PT 5E4 12 1 68 DESC AS BEG AT SW COR SEC 12 TH N560.21'ALONG W LN SEC 12 TH N88 46E
2737.99'TO WEST LN OF UPRR ROW; TH 56 32W 597.89'ALONG WEST LN OF ROW TO PT WHICH BEARS 589 28W FROM
POB; TH 589 28W 2669.23'TO TPOB. (.38R)
Land Valuation Summary
. Unit of Number of Actual Value Assessed
Land Type Abst Code Measure Units Value
Agricultural 4167 Acres 2
Agricultural 4137 Acres 33.62
Land Subtotal: 35.62 $5,928 $1,730
Buildings Valuation Summary
Assessed
Bldg# Property Type Actual Value Value
1 Residential
10 Out Building
11 Out Building
12 Out Building
3 Out Building
4 Out Building
5 Out Building
6 Out Building
7 Out Building
8 Out Building
9 Out Building
Improvements Subtotal: $361,836 $31,470
Total Property Value $367,764 $33,200
Buildina Details
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: Property Address'
HAYNES PHILIP H Street:4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
• Buildina# Property TVDC
• 1 Residential
Individual Built As Detail
Built As: Ranch 1 Story Year Built: 1919
Exterior: Frame Siding HVAC: Hot Water Baseboard
Interior Finish: Drywall Built As SQ Ft: 4061
# of Baths: 2 Roof Type: Gable
# of Bdrms: 4 Roof Cover: Composition Shingle
#of Stories: 1
Rooms: 4 Units: 0
Garage:
Attached SQ Ft: 1200 Detached SQ Ft: 0
Basement
Total SQ Ft: 912 Finished SQ Ft: 912
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address; prooertv Address.
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Building# Property Tvoe
10 Out Building
Individual Built As Detail
Built As: Shed - Hay Year Built: 1994
• Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 1120
#of Baths: 0 Roof Type:
# of Bdrms: 0 Roof Cover:
# of Stories: 1
Rooms: 0 Units: 0
Garage:
Attached SQ Ft: Detached SQ Ft:
Basement.
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: prooertv Address:
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Buildina# Property Tvoe
11 Out Building
Individual Built As Detail
Built As: Grain Bin Year Built: 1950
Exterior: HVAC: None
Interior Finish: Built As SQ Ft 1
# of Baths: 0 Roof Type:
# of Bdrms: 0 Roof Cover:
#of Stories: 1
• Rooms: 0 Units: 0
•
Garaae•
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name &Address: Prooertv Address:
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Buildina# Prooertv Tvoe
12 Out Building
Individual Built As Detail
Built As: Grain Bin Year Built: 1950
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 1
#of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
#of Stories: 1
Rooms: 0 Units: 0
Garaae:
Attached SQ Ft: Detached SQ Ft:
Basement:
• Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: Prooertv Address:
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Building# Property Tvoe
3 Out Building
Individual Built As Detail
Built As: Equipment Building Year Built: 1950
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 960
# of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
#of Stories: 1
Rooms: 0 Units: 0
Garaae
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
• Owners Name&Address' Prooertv Address'
• HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO,CO 80514
Duildina# Property Type
4 Out Building
Individual Built As Detail
Built As: Utility Building Year Built: 1919
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 200
# of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
#of Stories: 1
Rooms: 0 Units: 0
Garage•
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: Property Address:
HAYNES PHILIP H Street:4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
• Buildino# Property Type
5 Out Building
Individual Built As Detail
Built As: Equipment Building Year Built: 1919
Exterior: HVAC: Space Heater
Interior Finish: Built As SQ Ft: 864
#of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
#of Stories: 1
Rooms: 0 Units: 0
Garage'
Attached SQ Ft: Detached SQ Ft:
Dasement
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name &Address: Property Address:
HAYNES PHILIP H Street:4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Building# Property Type
6 Out Building
Individual Built As Detail
Built As: Shed - Cattle Year Built: 1950
• Exterior: HVAC: None
• Interior Finish: Built As SQ Ft: 840
#of Baths: 0 Roof Type:
# of Bdrms: 0 Roof Cover:
# of Stories: 1
Rooms: 0 Units: 0
Garaae
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: Prooertv Address.
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Duildina# Property Tvoe
7 Out Building
individual Built As Detail
Built As: Utility Building Year Built: 1919
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 504
#of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
# of Stories: 1
• Rooms: 0 Units: 0
Garaae:
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name&Address: Prooertv Address:
HAYNES PHILIP H Street:4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Duildina# Prooertv Tvoe
8 Out Building
Individual Built As Detail
Built As: Utility Building Year Built: 1950
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 288
# of Baths: 0 Roof Type:
# of Bdrms: 0 Roof Cover:
# of Stories: 1
Rooms: 0 Units: 0
Garaae
Attached SQ Ft: Detached SQ Ft:
Dasement
• Total SQ Ft: Finished SQ Ft:
Account#: R5717486 Parcel#: 146712000044
Owners Name &Address' property Address:
HAYNES PHILIP H Street: 4022 11 CR
4022 CR 11 City: WELD
DACONO, CO 80514
Building# Property Tyne
9 Out Building
Individual Built As Detail
Built As: Utility Building Year Built: 1950
Exterior: HVAC: None
Interior Finish: Built As SQ Ft: 96
#of Baths: 0 Roof Type:
#of Bdrms: 0 Roof Cover:
# of Stories: 1
Rooms: 0 Units: 0
Garage:
Attached SQ Ft: Detached SQ Ft:
Basement:
Total SQ Ft: Finished SQ Ft:
•
•
• to a itiw:, DEPARTMENTAvenue OF PUBLIC HEALTH AND ENVIRONMENT
re
4„,,,,
ree
Greeley, CO 80831
Public Health
Web: http://www.co.wetd.co.us/Departments/HealthEnvironment/index.html
Administration Public Health E.Clinical Environmental Health Communication, Emergency Preparedness
ital Records ervices
44:441120 ealxe 970 3 6420 Tele970 304 6415 Education& lanning Tele 970 470 970 304 6420
9416 970 304 11 F 970 352 F 3cHealth
Our vision so¢Togetherwth the communities swe serve we ere Services
o n9tomake Weld County the healthiest place to li e�970 n,work and play
COLORADO
December 20, 2010
Hand Delivered
Mr. Phil Haynes
4022 CR 11
Dacono,Colorado 80514
RE: Rocky Plains Quality Meats, 4022 CR 11,Dacono, Colorado
CEASE AND DESIST ORDER
RETAIL FOOD ESTABLISHMENT
Dear Mr. Haynes:
•On December 8,2010, the Weld County Department of Public Health and Environment(Department),conducted an
investigation of Rocky Plains Quality Meats(RPQM),operated by you Phil Haynes, located at 4022 CR 11, in Dacono,
Colorado, and determined that you have not obtained a Retail Food Establishment License.
Pursuant to sections 25-1-107,25-1-109,25-4-1610(b),and 25-4-1610(c) Colorado Revised Statutes,you as the
licensee are hereby ordered to cease and desist with all licensable Retail Food Operations(selling of all potentially
hazardous foods including meats,fish,cheese,and eggs)until such time that the Rocky Plains Quality Meats comes
into compliance with the items listed below.
Licensing requirements:
1) Submit a complete plan review packet. An incomplete packet was submitted by the facility on December 17,
2010. Items missing or that need to be addressed are as follows:
a. Provide a copy of the current State Sales Tax license.
b. Provide the $100.00 application fee.
c. Provide completed Fire, Building,and Zoning, approval forms. The Water and Sewer approval forms
will be signed by those programs within our office after all necessary conditions have been met.
d. Provide a menu/list of potentially hazardous food items that are to be sold.
e. Provide the interior finish schedule of the facility.
f. Provide information on how the facility shall segregate raw milk storage and distribution from the retail
sales area.
2) Remove processed raw milk food items from the facility as per section 25-5.5-117 of the Colorado Revised
Statutes. Items to be removed include butter,yogurt,cream cheese, kefir,etc. The raw milk statute only allows
for raw fluid milk to be distributed by a share holder.
3) Provide information detailing who is providing the vacuum-packaged meat, fish and cheese products. Phil Haynes
•
stated that these products were coming from the Loveland facility(Rocky Plains LLP owns and operates two
locations:the Dacono and Loveland facilities). The Loveland facility was inspected by Larimer County,and
found that these products were coming from an undetermined source. The distributors state that they do not
Hand Delivered
Rocky Mountain Quality Meats
aDecember 20, 2010
‘IrPage 2
supply small vacuum-packed portions to RPQM,and RPQM denies vacuum-packing the items. The vacuum-
packing process requires a Hazard Analysis and Critical Control Point(HACCP) plan.
4) The facility currently has not applied for or obtained a land use permit for the operation of a retail store on this
property. A land use permit is required and shall be obtained. The Retail Food Establishment license cannot be
issued until the land use issues are resolved. To initiate this process, please contact Tom Parko at the Weld
County Planning Department at 970-353-6100, X3572.
5) The floor plan showed that the facility has a walk-in refrigerator. Records show that the facility did not obtain a
permit(electrical or building)to install the walk-in refrigerator. Permits for this shall be obtained.
6) The facility did not list a bathroom for staff in the plan review paperwork submitted. If a Retail Food
Establishment license is desired,then a bathroom is required for employee use and must be added with proper
building permits and inspections from Weld County.
The above requirements shall in no way prohibit this location from continuing to distribute the fluid raw milk that
is provided through the shareholding in the cow and goat share operations. However, the raw milk distribution
must be compliant with the Colorado Revised Statute 25-5.5-117 that covers such products.
In addition,the business may continue to sell non-potentially hazardous food products (those that do not require
temperature control and are commercially prepackaged)so long as appropriate land use permits are obtained.
Failure to comply with this Cease and Desist order will subject you to a civil penalty which may be assessed by the
Department. The amount of the civil penalty is not less than two hundred and fifty dollars ($250)and not more than one
thousand dollars($1,000).
elf we may assist you in any way in complying with this Cease and Desist order, or if there is additional information you
feel we need to be aware of, please do not hesitate to contact Dan Joseph at(970) 304-6415 extension 2206.
Sincerely,
Dan Joseph
Food Program Coordinator
Environmental Health Services
cc: Trevor Jiricek, M.A.E.S., Director, Environmental Health Services
Mark E. Wallace, MD, MPH, Director, Weld County Department of Public Health and Environment
Bruce Barker, Weld County Attorney
Sara Evans, Environmental Health Manager, Environmental Health Services
Debra Adamson, MPH, Consumer Protection Manager, Environmental Health Services
Tom Parko, Department of Planning Services
Nicole Grisham,Colorado Department of Public Health and Environment, Division of Environmental Health
and Sustainability
•
Spring 2010: Facility received plan review packet from Department and discussed
• licensing with Debra Adamson.
December 7, 2010: Greeley Tribune ran article discussing raw goat milk, listing Rocky
Plains Quality Meats as a distribution point.
December 7, 2010: Staff visited the facility's website and determined that products are still
being sold that require a Retail Food Establishment license.
December 8, 2010: Dan Joseph delivered another food licensing packet to facility.
December 10, 2010: Dan Joseph and Phil Haynes, owner, discussed what items we required
and when the required paperwork shall be submitted to the Department. Mr. Haynes
stated that he had been in contact with Debra Adamson previously and that he had some of
the paperwork filled out, but had not completed the rest as he was having issues with the
Department of Revenue. When asked where the vacuum packaged meats were coming
from, he stated that they came from the Loveland store. Dan asked Mr. Haynes if he would
submit his required paperwork by the following Friday, and he said he didn't know if he
would get to it anytime soon as this was not his only job. Dan clarified that the required
items needed to be submitted by December 17, 2010, or the enforcement process would
start.
December 16, 2010: Dan Joseph accompanied Lea Schneider with the Larimer County
Department of Public Health to the Loveland facility. During the inspection it is observed
• that there are vacuum packaged items. Steve Koch, owner of the facility, stated that the
products come from the distributors that way, but upon further investigation (contacting
distributors Yauk's Specialty Meats and Fox Fire Farms) it was determined that this is not
how the food products are provided to RMQM by the distributors. Fox Fire Farms
shipped the Alaskan Halibut as a large portion, and Yauk's Specialty Meats only
distributes in chicken in whole form, not parts. It was noted during the inspection that the
facility had identical bags to those the small portions were packed in, and a vacuum
packaging machine onsite.
December 17, 2010: The Department receives a license application, floor plan and check
for one license fee. The rest of the plan review application was not completed, nor were the
required approval forms received. In addition, it is determined that the facility does not
have a land use permit allowing a retail store to be in operation on the property, nor was a
building/electrical permit pulled for the building which houses the retail store (store
includes a walk-in cooler along with 6 other reach in refrigerators). It is also determined
that the store has been in operation since 2000 (documented both at Secretary of State and
on license application).
•
DEPARTMENT OF PLANNING SERVICES
(eitictris...?:;\\ Zoning Compliance Division
• ee North 1 Avenue
Gre
eley, Colorado 80631
WEBSITE: www.co.weld.co.us
E-MAIL: bsalzman@co.weld.co.us
PHONE:FAX: 970-304-6498 3 100 X 3555
COLORADO
December 20, 2010
HAYNES PHILIP H
4022 CR 11
DACONO,CO 80514
Zoning Violation Case: ZCV10-00161
Situs Address: 4022 YORK ST
Legal Description: 24830 PT SW4& PT SE4 12 1 68 DESC AS BEG AT SW COR SEC 12TH N560.21'
ALONG W LN SEC 12TH N88 46E 2737.99'TO WEST LN OF UPRR ROW; TH S6
32W 597.89'ALONG WEST LN OF ROW TO PT WHICH BEARS S89 28W FROM
POB; TH S89 28W 2669.23'TO TPOB. (.38R)
Dear Haynes Philip H:
It has come to the attention of the Department of Planning Services staff that the uses on your property may
• not be in compliance with the Weld County Code, Chapter 23. The potential noncompliance(s)with the
Weld County Code are as follow:
The operation of a meat and/or cheese(food) processing, storage, sales facility requires a Use
by Special Review (USR) permit. The first step in this process is a Pre-Application Request
meeting. This step is completely free, but does require submittal of a short application.
Please see the enclosed application OR My records indicate that I previously sent this
application with my initial letter; however, please also feel free to visit the following web
address:
http://www.co.weld.co.us/redesign/assets/9A9dc6d8207C1 D3D7c30.pdf
This web address will take you to the Pre-Application Review Request link; otherwise go to:
www.co.weld.co.us At the top of the page,just under the Weld County logo, Click on
Departments, go to Planning &Zoning (click on this link)Then click on the Planning
Department link on the left hand side of the page. Then click on Land Use Applications link
that pops up next to Planning Department. Please scroll down to the Pre-Application Request
link.
Please contact me within five working days of the date of this letter to review these concerns with me. Feel
free to contact me at the above address, telephone number or e-mail address. If you wish to see me
personally, please call to schedule an appointment so that I may reserve a sufficient amount of time with
you.
Sincerely,
• Bethany Salzman
Zoning Compliance Officer II
File: ZCV10-00161
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WELD COUNTY, COLORADO
DEPARTMENT OF PLANNING SERVICES
1555 N 17TH AVENUE
GREELEY, CO 80631
PHONE: 970-353-6100, EXT.3540/FAX: 970-304-6498
Date: /— 2 7 20 II Receipt No. I . �•
Received From: ('t t_ I C I
d
Permit Type {
No. Description Fee
4221-RE/SE
4221-ZPMH
4221-USR
4221-SITE PLAN REVIEW
4221-CHANGE OF ZONE
4221-PUD
4221-MINOR/MAJOR SUB
#OF BUILDABLE LOTS
• 4221-ADDITIONAL 30%
FEE FOR SUB's
4221-RE-SUBDIVISIONS
4221-BOA
4221-ZPCV/ZPAS
4430-MAPS/POSTAGE
4430-COPIES
4730-INVESTIGATION FEE I o
6560-RECORDING FEE ('1 f\-v- 1
y ✓ y II . 0) -�00
❑CASH CHECK 4)6t¢ ❑CREDIT CARD TOTAL FEE
II
Receipted By: -L DL# Exp.
•
[Willi APPLICATION FLOW SHEET
COLORADO
APPLICANT: Phillip Haynes
E#:EO USR-1775
UEST: A Site Specific Development Plan and Use by Special Review Permit for a retail food establishment primarily engaged in the sale
of specialty meats,dairy products and animal food in the A(Agricultural)Zone District.
LEGAL: Part of the SYYY.and Part of the SSE%of Section 12,Township 1 North, Range 68 West of the 6th P.M.,Weld County, CO.
LOCATION: East of and adjacent to County Road 11 and North of and adjacent to County Road 10 section line.
PARCEL ID#: 1467-12-0-00-044
ACRES: 35.94+/-acres
DATE BY
Application Received 1.27.11 KO
Application Complete 1.28.11 TP
Referrals returned
Meeting with applicant 12.30.10 Pre-Application
Neighborhood Meeting
Referrals Listed 2.10.11 TP
File Assembled 4110 It Ic.(2--
Chaindexed
-7
Step#1 Referrals Mailed
Step#1 Letter to Applicant Mailed C
C Hearing Date: Action:
tility Board Date:
PC Sign to be Posted:
Referrals Listed
Step#2 Referrals Mailed
Step#2 Letter to Applicant Mailed
Step#2 Surrounding Property Letters Mailed O11 Di I i 142—
Date Public Notice Published in County Newspaper
Planning Technician Maps Prepared
Field Check by DPS Staff
Planning Commission Resolution Sent to Applicant
Planning Commission Meeting Minutes Filed in Case
Case Sent to Clerk to the Board
CC Hearing: Action:
CC Sign to be Posted:
Plat and/or Resolution Recorded
Recorded on Maps and filed
erlav Districts
oning Agricultural MUD Yes_No_X_
IGA Yes_ No—X— Airport Yes_No_X_
Geologic Yes_ No_X_ Flood Hazard Yes_No_X_
Road Impact Area WELD
Hello